{"name":"Home systems research for Washington County and Cedar City, Utah","description":"Published facts about water chemistry, ground conditions, climate, municipal rules, homeowner associations and conservation rebates in the towns this company works in, each carrying the documents it was taken from. Compiled by St. George Home Services.","url":"https://stgeorgehomeservices.com/research","license":"https://creativecommons.org/licenses/by/4.0/","licenseNote":"Use it, including commercially, with attribution to St. George Home Services. We would rather be quoted accurately than not quoted.","publisher":{"name":"St. George Home Services","url":"https://stgeorgehomeservices.com","telephone":"(435) 850-0053","email":"info@stgeorgehomeservices.com","address":{"street":"2365 W Zinfandel Dr","locality":"St. George","region":"UT","postalCode":"84770"},"license":[{"number":"14276430-5501","trade":"Heating and air conditioning","authority":"Utah DOPL"}]},"generatedOn":"2026-10-18","counts":{"documents":71,"townFacts":777,"communityFacts":280,"facts":1057,"towns":8,"communities":10},"notes":{"docs_are_section_level":"The `docs` on a fact are every verified document cited by the research section that fact came from. A corpus section usually cites several, so a listed document is not a promise that this specific sentence appears in it. Treat `docs` as the reading list behind the claim.","withheld":"Facts that did not survive checking are flagged in the source data and are not in this file. Figures are never estimated to fill a gap.","verification":"Every document URL was followed on its verifiedOn date. Candidates that returned 403, 404 or sat on a domain impersonating a government address were excluded rather than published.","not_covered":"No prices for work, no response or arrival times, and no credential beyond the Utah DOPL license named in `publisher`. See https://stgeorgehomeservices.com/llms.txt for the full list of what this company does not claim."},"sources":[{"id":"ccr-st-george-2024","name":"2024 Water Quality Report","publisher":"City of St. George","url":"https://cms3.revize.com/revize/stgeorge/Documents/2024%20Water%20Quality%20Report.pdf","tier":"primary","kind":"pdf","topics":["water"],"verifiedOn":"2026-10-15","town":"St. George"},{"id":"ccr-washington-2025","name":"Consumer Confidence Report 2025","publisher":"Washington City","url":"https://washingtonutah.gov/publicworks/water/ccr/CCR2025.pdf","tier":"primary","kind":"pdf","topics":["water"],"verifiedOn":"2026-10-15","town":"Washington City"},{"id":"ccr-santa-clara-2025","name":"2025 Consumer Confidence Report (2024 data)","publisher":"Santa Clara City","url":"https://cdn.santaclarautah.gov/file/scweb-prod/2025/06/2025-Santa-Clara-CCR.pdf","tier":"primary","kind":"pdf","topics":["water"],"verifiedOn":"2026-10-15","town":"Santa Clara"},{"id":"ccr-ivins-2024","name":"2024 Consumer Confidence Report","publisher":"Ivins City","url":"https://ivinsutah.gov/wp-content/uploads/2025/06/2024-CCR.pdf","tier":"primary","kind":"pdf","topics":["water"],"verifiedOn":"2026-10-15","town":"Ivins"},{"id":"sg-water-distribution","name":"Water Distribution Division, including the published softener setting","publisher":"City of St. George","url":"https://www.sgcityutah.gov/departments/water_services/water_distribution.php","tier":"primary","kind":"page","topics":["water"],"verifiedOn":"2026-10-15","note":"The source of the 18 grains per gallon figure, with a stated maximum of 22. It comes from the utility rather than from anyone selling a softener.","town":"St. George"},{"id":"sg-utility-rates","name":"Utility rates","publisher":"City of St. George","url":"https://sgcityutah.gov/departments/utility_rates.php","tier":"primary","kind":"page","topics":["utilities"],"verifiedOn":"2026-10-15","town":"St. George"},{"id":"sg-irrigation","name":"Secondary irrigation","publisher":"City of St. George","url":"https://www.sgcityutah.gov/departments/water_services/irrigation.php","tier":"primary","kind":"page","topics":["utilities","rebates"],"verifiedOn":"2026-10-15","town":"St. George"},{"id":"wcwcd-quality","name":"Water quality","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/quality/","tier":"primary","kind":"page","topics":["water"],"verifiedOn":"2026-10-15"},{"id":"hurricane-pi","name":"Pressurized irrigation","publisher":"City of Hurricane","url":"https://www.cityofhurricane.com/199/Pressurized-Irrigation","tier":"primary","kind":"page","topics":["utilities"],"verifiedOn":"2026-10-15","town":"Hurricane"},{"id":"utah-dwri-pws","name":"Public water system records","publisher":"Utah Division of Water Rights","url":"https://waterrights.utah.gov/asp_apps/viewEditSEC/secView.asp?SYSTEM_ID=11387","tier":"primary","kind":"page","topics":["water","utilities"],"verifiedOn":"2026-10-15","note":"The state's own system-by-system record: who runs a water system, what it draws from and how many people it serves."},{"id":"wcwcd-easement-sample","name":"Conservation Easement, sample, June 2023","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/wp-content/uploads/2023/06/Conservation-Easement-SAMPLE-060823.pdf","tier":"primary","kind":"pdf","topics":["rebates"],"verifiedOn":"2026-10-15","note":"The instrument the turf rebate actually runs on. It restricts only the converted area, it is perpetual, and it is the document to read before converting ground you might later want as lawn."},{"id":"wcwcd-incentives","name":"Incentives","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/incentives/","tier":"primary","kind":"page","topics":["rebates"],"verifiedOn":"2026-10-15"},{"id":"wcwcd-landscape-rebate","name":"Water Efficient Landscape Program, including what counts inside a conversion","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/welp/","tier":"primary","kind":"page","topics":["rebates"],"verifiedOn":"2026-10-15","note":"Where the district states its own rules: ungrouted pavers or flagstone that pass water and air can count as mulch, nonpermeable areas such as poured concrete are subtracted, permeable artificial turf is accepted in lieu of mulch, plants must cover at least 50 percent of the converted area at maturity, and the conservation easement must be granted before the incentive is issued. Re-checked October 15, 2026 after the district restructured this section and the old FAQ URL stopped resolving."},{"id":"wcwcd-easement-2019","name":"Water Conservation Easement, 2019 trustee form","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/wp-content/uploads/2019/06/water-conservation-easement_2019_trustee.pdf","tier":"primary","kind":"pdf","topics":["rebates"],"verifiedOn":"2026-10-15","note":"A different instrument from the rebate easement: this one waives part of the district's water impact fee on new construction in exchange for capping irrigated landscape. Do not confuse the two."},{"id":"wcwcd-efficiency-standards","name":"Water Efficiency Standards, October 2023","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/wp-content/uploads/2023/10/WaterEfficiency-Standards-Oct-2023.pdf","tier":"primary","kind":"pdf","topics":["rebates","ordinances"],"verifiedOn":"2026-10-15"},{"id":"wcwcd-plant-zones","name":"Plant zones","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/wp-content/uploads/2019/05/Plant-Zones-022719.pdf","tier":"primary","kind":"pdf","topics":["rebates","climate"],"verifiedOn":"2026-10-15"},{"id":"wcwcd-urban-heat","name":"Urban heat, February 2025","publisher":"Washington County Water Conservancy District","url":"https://wcwcd.gov/wp-content/uploads/2025/02/Urban-Heat-022625.pdf","tier":"primary","kind":"pdf","topics":["climate"],"verifiedOn":"2026-10-15"},{"id":"uws-program-details","name":"Landscape Incentive Program details","publisher":"Utah Water Savers, Utah Division of Water Resources","url":"https://www.utahwatersavers.com/division-of-water-resources-landscape-incentive-program-details","tier":"primary","kind":"page","topics":["rebates"],"verifiedOn":"2026-10-15","note":"The state program, which is not the county district's. Cedar City falls under this one."},{"id":"uws-eligibility","name":"Program eligibility","publisher":"Utah Water Savers, Utah Division of Water Resources","url":"https://www.utahwatersavers.com/program-eligibility-page","tier":"primary","kind":"page","topics":["rebates"],"verifiedOn":"2026-10-15"},{"id":"conservewater-requirements","name":"Landscape Incentives Requirements, May 2023","publisher":"Utah Division of Water Resources","url":"https://conservewater.utah.gov/wp-content/uploads/2023/05/Landscape-Incentives-Requirements-May-2023.pdf","tier":"primary","kind":"pdf","topics":["rebates"],"verifiedOn":"2026-10-15"},{"id":"conservewater-rebates","name":"Landscape rebates","publisher":"Utah Division of Water Resources","url":"https://conservewater.utah.gov/landscape-rebates/","tier":"primary","kind":"page","topics":["rebates"],"verifiedOn":"2026-10-15"},{"id":"usu-waterwise-policy","name":"Water-wise policies and programs in Utah","publisher":"Utah State University Extension","url":"https://extension.usu.edu/climate/research/water-wise-policies-and-programs-utah","tier":"primary","kind":"page","topics":["rebates","ordinances"],"verifiedOn":"2026-10-15"},{"id":"ugs-ss127","name":"Special Study 127, geologic hazards of the St. George area","publisher":"Utah Geological Survey","url":"https://ugspub.nr.utah.gov/publications/special_studies/ss-127/ss-127.pdf","tier":"primary","kind":"pdf","topics":["ground"],"verifiedOn":"2026-10-15","note":"The foundational document for what is under a house here: expansive soil, collapsible soil, gypsiferous ground, caliche, shallow bedrock and the rest."},{"id":"ugs-problem-soils","name":"Problem soils","publisher":"Utah Geological Survey","url":"https://geology.utah.gov/hazards/problem-soils/","tier":"primary","kind":"page","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"ugs-hazard-map-sg","name":"Geologic hazard map of the St. George area","publisher":"Utah Geological Survey","url":"https://geology.utah.gov/map-pub/survey-notes/geologic-hazard-map-of-st-george/","tier":"primary","kind":"page","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"ugs-circular-122","name":"Circular 122, guidelines for investigating geologic hazards and preparing engineering-geology reports","publisher":"Utah Geological Survey","url":"https://ugspub.nr.utah.gov/publications/circular/c-122.pdf","tier":"primary","kind":"pdf","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"ugs-hazards-portal","name":"Utah Geologic Hazards Portal","publisher":"Utah Geological Survey","url":"https://maps.geology.utah.gov/hazards/","tier":"primary","kind":"map","topics":["ground"],"verifiedOn":"2026-10-15","note":"Type an address and read the hazards mapped under it. Free, and it is the state's own map rather than anyone's interpretation of it."},{"id":"utah-shmp-geologic","name":"State Hazard Mitigation Plan, chapter 8, geologic hazards","publisher":"Utah Division of Emergency Management","url":"https://hazards.utah.gov/wp-content/uploads/Utah-SHMP-Ch8-Geologic-Hazards.pdf","tier":"primary","kind":"pdf","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"washco-hazards-gis","name":"Hazards map service","publisher":"Washington County","url":"https://agisprodvm.washco.utah.gov/arcgis/rest/services/Hazards/MapServer","tier":"primary","kind":"map","topics":["ground"],"verifiedOn":"2026-10-15","note":"The county's own hazard layers, including Collapsible Soils, Expansive Rock and Soil, and Gypsiferous Rock and Soil. You can look up your own parcel."},{"id":"washco-expansive-layer","name":"Hazards map service, Expansive Rock and Soil layer","publisher":"Washington County","url":"https://agisprodvm.washco.utah.gov/arcgis/rest/services/Hazards/MapServer/19","tier":"primary","kind":"map","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"washco-gypsiferous-layer","name":"Hazards map service, Gypsiferous Rock and Soil layer","publisher":"Washington County","url":"https://agisprodvm.washco.utah.gov/arcgis/rest/services/Hazards/MapServer/20","tier":"primary","kind":"map","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"washco-collapsible-layer","name":"Hazards map service, Collapsible Soils layer","publisher":"Washington County","url":"https://agisprodvm.washco.utah.gov/arcgis/rest/services/Hazards/MapServer/18","tier":"primary","kind":"map","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"brag-model-ordinance","name":"Geologic Hazards Model Ordinance, 2020","publisher":"Five County Association of Governments","url":"http://brag.utah.gov/wp-content/uploads/Geologic-Hazards-2020-Model-Ordinance.ver2_.pdf","tier":"primary","kind":"pdf","topics":["ground","ordinances"],"verifiedOn":"2026-10-15"},{"id":"ugs-active-faults","name":"Active faults, Hurricane fault documentation","publisher":"Utah Geological Survey","url":"https://geology.utah.gov/docs/geothermal/ngds/Activefaults/0998.pdf","tier":"primary","kind":"pdf","topics":["ground"],"verifiedOn":"2026-10-15"},{"id":"aci-nrmca-exposure","name":"Guide to selecting concrete exposure classes, ACI and NRMCA","publisher":"National Ready Mixed Concrete Association","url":"https://www.nrmca.org/wp-content/uploads/ACI_CI_NRMCA_Guide-to-Selecting_Exposure_Classes.pdf","tier":"reference","kind":"pdf","topics":["ground"],"verifiedOn":"2026-10-15","note":"How a soil sulfate test decides the concrete mix. In gypsum-bearing ground this is the document that governs, and sulfate-resistant cement is required at class S2 and above."},{"id":"utah-flood-hazards","name":"Utah flood hazards","publisher":"Utah Division of Emergency Management","url":"https://floodhazards.utah.gov/","tier":"primary","kind":"map","topics":["climate"],"verifiedOn":"2026-10-15"},{"id":"fema-msc","name":"Flood Map Service Center","publisher":"FEMA","url":"https://msc.fema.gov/portal/home","tier":"primary","kind":"map","topics":["climate"],"verifiedOn":"2026-10-15"},{"id":"noaa-st-george-station","name":"St. George climate station GHCND:USC00427516","publisher":"NOAA National Centers for Environmental Information","url":"https://www.ncdc.noaa.gov/cdo-web/datasets/GHCND/stations/GHCND:USC00427516/detail","tier":"primary","kind":"data","topics":["climate"],"verifiedOn":"2026-10-15","note":"The station record behind the local temperature and precipitation figures."},{"id":"nws-slc","name":"Salt Lake City forecast office, which covers southwest Utah","publisher":"National Weather Service","url":"https://www.weather.gov/slc/","tier":"primary","kind":"page","topics":["climate"],"verifiedOn":"2026-10-15"},{"id":"deq-windblown-dust","name":"Windblown dust exceptional events program","publisher":"Utah Department of Environmental Quality","url":"https://deq.utah.gov/daq/windblown-dust-exceptional-events","tier":"primary","kind":"page","topics":["climate"],"verifiedOn":"2026-10-15"},{"id":"utah-title57-ch8","name":"Utah Code Title 57 Chapter 8, Condominium Ownership Act","publisher":"Utah Legislature","url":"https://le.utah.gov/xcode/Title57/Chapter8/C57-8_1800010118000101.pdf","tier":"primary","kind":"pdf","topics":["hoa"],"verifiedOn":"2026-10-15","note":"Contains § 57-8-7.2, which sets where the association's pipe ends and the owner's begins. In a condominium the water shutoff may not be yours."},{"id":"utah-title57-ch8a","name":"Utah Code Title 57 Chapter 8a, Community Association Act","publisher":"Utah Legislature","url":"https://le.utah.gov/xcode/Title57/Chapter8a/C57-8a_1800010118000101.pdf","tier":"primary","kind":"pdf","topics":["hoa"],"verifiedOn":"2026-10-15","note":"Contains § 57-8a-802, under which an association may not prohibit an owner installing an EV charging system in their own parking space, though it may require a licensed electrical contractor."},{"id":"utah-hb215-2026","name":"H.B. 215, 2026, Landscaping Restrictions Amendments","publisher":"Utah Legislature","url":"https://le.utah.gov/Session/2026/bills/enrolled/HB0215.pdf","tier":"primary","kind":"pdf","topics":["hoa","ordinances"],"verifiedOn":"2026-10-15"},{"id":"utah-sb122-2026","name":"S.B. 122, 2026","publisher":"Utah Legislature","url":"https://le.utah.gov/Session/2026/bills/enrolled/SB0122.pdf","tier":"primary","kind":"pdf","topics":["hoa"],"verifiedOn":"2026-10-15"},{"id":"utah-hb48-2025","name":"H.B. 48, 2025","publisher":"Utah Legislature","url":"https://le.utah.gov/~2025/bills/hbillenr/HB0048.pdf","tier":"primary","kind":"pdf","topics":["hoa","ordinances"],"verifiedOn":"2026-10-15"},{"id":"cedar-city-code","name":"Municipal code","publisher":"Cedar City","url":"https://cedarcity.municipalcodeonline.com/book?type=ordinances","tier":"primary","kind":"page","topics":["ordinances"],"verifiedOn":"2026-10-15","note":"Cedar City is in Iron County and almost nothing true of the Washington County towns is true of it. Its rules are here.","town":"Cedar City"},{"id":"hurricane-special-study","name":"Special Study Maps, for building permit purposes","publisher":"City of Hurricane","url":"https://www.cityofhurricane.com/170/Special-Study-Maps","tier":"primary","kind":"page","topics":["ground","ordinances"],"verifiedOn":"2026-10-15","town":"Hurricane"},{"id":"epa-lead","name":"Lead regulations","publisher":"U.S. Environmental Protection Agency","url":"https://www.epa.gov/lead/epas-lead-laws-regulations-policies","tier":"primary","kind":"page","topics":["water","housing"],"verifiedOn":"2026-10-15"},{"id":"kayenta-acc-handbook","name":"Kayenta ACC Handbook, 2021","publisher":"Kayenta Homeowners Association","url":"https://www.kayentahoa.com/editor_upload/File/ACC/ACC%20Rules%20and%20Regulations/Kayenta%20ACC%20Handbook%202021.pdf","tier":"primary","kind":"pdf","topics":["hoa"],"verifiedOn":"2026-10-15","town":"Ivins"},{"id":"kayenta-fees","name":"Fee and deposit schedule","publisher":"Kayenta Homeowners Association","url":"https://www.kayentahoa.com/editor_upload/File/ACC/ACC%20Rules%20and%20Regulations/Fee_and_Deposit_Schedule.pdf","tier":"primary","kind":"pdf","topics":["hoa"],"verifiedOn":"2026-10-15","town":"Ivins"},{"id":"kayenta-acc","name":"What the Kayenta ACC is, and when it meets","publisher":"Kayenta Homeowners Association","url":"https://www.kayentahoa.com/what-is-the-kayenta-acc/","tier":"primary","kind":"page","topics":["hoa"],"verifiedOn":"2026-10-15","town":"Ivins"},{"id":"kayenta-landscaping","name":"Landscaping documents","publisher":"Kayenta Homeowners Association","url":"https://www.kayentahoa.com/landscaping/","tier":"primary","kind":"page","topics":["hoa","rebates"],"verifiedOn":"2026-10-15","town":"Ivins"},{"id":"kayenta-problem-avoidance","name":"Problem avoidance list for contractors","publisher":"Kayenta Homeowners Association","url":"https://www.kayentahoa.com/editor_upload/File/ACC/ACC%20Rules%20and%20Regulations/Problem_Avoidance_List-Shonto_Point_General_Contractors.pdf","tier":"primary","kind":"pdf","topics":["hoa"],"verifiedOn":"2026-10-15","town":"Ivins"},{"id":"coral-canyon-faq","name":"Frequently asked questions","publisher":"Coral Canyon Homeowners Association","url":"https://www.coralcanyonhoa.com/faqs/","tier":"primary","kind":"page","topics":["hoa"],"verifiedOn":"2026-10-15","town":"Washington City"},{"id":"washco-recorder-fees","name":"Recorder's fee schedule","publisher":"Washington County","url":"https://www.washco.utah.gov/departments/recorder/fees/","tier":"primary","kind":"page","topics":["housing"],"verifiedOn":"2026-10-15"},{"id":"washco-property-search","name":"Property search","publisher":"Washington County Recorder","url":"https://outpost.washco.utah.gov/apps/recorder/property-search/","tier":"primary","kind":"page","topics":["housing"],"verifiedOn":"2026-10-15","note":"Where a recorded document, including a CC&R, can be found for a specific parcel. This entry URL redirects into a session-based search application, so the final URL carries a jsessionid and is different every time. Do not \"correct\" the registry to one of those: they expire. The entry URL is the stable address."},{"id":"ao-smith-tankless-warranty","name":"Limited gas tankless water heater warranty","publisher":"A. O. Smith","url":"https://webassets.hajoca.com/warranties/671657/67165714091.pdf","tier":"primary","kind":"pdf","topics":["water","services"],"verifiedOn":"2026-10-15","note":"Excludes damage from hard water above 7 grains per gallon in a single-family home, and above 4 for other applications. St. George water runs 18 to 22."},{"id":"rheem-rtgh-warranty","name":"RTGH gas tankless warranty guide","publisher":"Rheem","url":"https://files.rheem.com/blobazrheem/wp-content/uploads/sites/2/RTGH-Warranty-Guide.pdf","tier":"primary","kind":"pdf","topics":["water","services"],"verifiedOn":"2026-10-15","note":"Caps total hardness at 200 mg per litre, about 11.7 grains per gallon."},{"id":"noritz-tankless-warranty","name":"Limited warranty, tankless water heaters","publisher":"Noritz","url":"https://noritz.com/assets/noritz_limited_warranty_tankless_5_11.pdf","tier":"primary","kind":"pdf","topics":["water","services"],"verifiedOn":"2026-10-15","note":"Voids outright above 12 grains per gallon."},{"id":"navien-npe-warranty","name":"NPE-A series warranty","publisher":"Navien","url":"https://www.navieninc.com/series/npe-a/warranty","tier":"primary","kind":"page","topics":["water","services"],"verifiedOn":"2026-10-15"},{"id":"navien-npn-warranty","name":"NPN-U series warranty","publisher":"Navien","url":"https://www.navieninc.com/series/npn-u/warranty","tier":"primary","kind":"page","topics":["water","services"],"verifiedOn":"2026-10-15"},{"id":"bradford-white-warranty","name":"Tank water heater warranty 238-45005-00","publisher":"Bradford White","url":"https://docs.bradfordwhite.com/Warranty/238-45005-00_Current.pdf","tier":"primary","kind":"pdf","topics":["water","services"],"verifiedOn":"2026-10-15","note":"Excludes failure from sediment or lime precipitate in the tank, and voids on removal of the anode. Anode replacement is maintenance; anode deletion is a void."},{"id":"westlake-uv-bulletin","name":"Ultraviolet radiation exposure, technical bulletin PI-TB-004","publisher":"Westlake Pipe and Fittings","url":"https://www.westlakepipe.com/sites/default/files/2024-10/pi-tb-004-us-en-0522.1_ultraviolet-radiation-exposure.pdf","tier":"primary","kind":"pdf","topics":["services"],"verifiedOn":"2026-10-15","note":"The pipe industry's own position on UV: it degrades the surface layer, and the real failures are hardened and cracked gaskets and seals."},{"id":"ecfr-430-32","name":"10 CFR 430.32, energy conservation standards and effective dates","publisher":"U.S. Electronic Code of Federal Regulations","url":"https://www.ecfr.gov/current/title-10/chapter-II/subchapter-D/part-430/subpart-C/section-430.32","tier":"primary","kind":"page","topics":["services"],"verifiedOn":"2026-10-15","note":"The regional efficiency standards name Arizona, California, Nevada and New Mexico. Utah appears nowhere in the section, so the national minimum applies here and not the Southwest one. The local market assumes otherwise."},{"id":"ecfr-40-84","name":"40 CFR Part 84, phasedown of hydrofluorocarbons","publisher":"U.S. Electronic Code of Federal Regulations","url":"https://www.ecfr.gov/current/title-40/chapter-I/subchapter-C/part-84","tier":"primary","kind":"page","topics":["services"],"verifiedOn":"2026-10-15","note":"R-410A is being phased down, not banned, and the rule does not reach equipment already in service. Nobody is required to replace a working system."},{"id":"epa-608","name":"Section 608 technician certification requirements","publisher":"U.S. Environmental Protection Agency","url":"https://www.epa.gov/section608/section-608-technician-certification-requirements","tier":"primary","kind":"page","topics":["services"],"verifiedOn":"2026-10-15"},{"id":"epa-arsenic-rule","name":"Drinking water arsenic rule history","publisher":"U.S. Environmental Protection Agency","url":"https://www.epa.gov/dwreginfo/drinking-water-arsenic-rule-history","tier":"primary","kind":"page","topics":["water"],"verifiedOn":"2026-10-15","note":"The federal maximum contaminant level for arsenic is 10 parts per billion. A water softener does nothing to arsenic; cation exchange does not remove it."},{"id":"sg-backflow","name":"Backflow prevention, including approved assemblies","publisher":"City of St. George","url":"https://sgcityutah.gov/departments/water_services/backflow_information.php","tier":"primary","kind":"page","topics":["utilities","services"],"verifiedOn":"2026-10-15","town":"St. George"},{"id":"sg-building-dept","name":"Building department","publisher":"City of St. George","url":"https://sgcityutah.gov/departments/community_development/building_department.php","tier":"primary","kind":"page","topics":["ordinances"],"verifiedOn":"2026-10-15","town":"St. George"},{"id":"utah-57-8-7-2","name":"Utah Code § 57-8-7.2, unit boundaries and the pipe rule","publisher":"Utah Legislature","url":"https://le.utah.gov/xcode/Title57/Chapter8/57-8-S7.2.html","tier":"primary","kind":"page","topics":["hoa"],"verifiedOn":"2026-10-15","note":"The portion of a pipe serving only one unit is limited common area; a portion serving more than one is common area. So in a condominium the shutoff may not be the owner's, unless the declaration says otherwise."},{"id":"utah-58-55-p5","name":"Utah Code Title 58 Chapter 55 Part 5, prohibited conduct for contractors","publisher":"Utah Legislature","url":"https://le.utah.gov/xcode/Title58/Chapter55/C58-55-P5_1800010118000101.pdf","tier":"primary","kind":"pdf","topics":["ordinances"],"verifiedOn":"2026-10-15","note":"Why advertising a trade you are not licensed for is itself the violation, not just performing it."}],"towns":[{"slug":"st-george","name":"St. George","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/st-george","documents":[{"id":"utah-shmp-geologic","facts":19},{"id":"sg-backflow","facts":18},{"id":"sg-water-distribution","facts":18},{"id":"wcwcd-incentives","facts":17},{"id":"ugs-problem-soils","facts":17},{"id":"ccr-st-george-2024","facts":16},{"id":"ugs-ss127","facts":16},{"id":"wcwcd-easement-2019","facts":15},{"id":"ugs-hazard-map-sg","facts":14},{"id":"nws-slc","facts":14},{"id":"noaa-st-george-station","facts":14},{"id":"sg-utility-rates","facts":14},{"id":"wcwcd-quality","facts":14},{"id":"ugs-active-faults","facts":13},{"id":"aci-nrmca-exposure","facts":13},{"id":"washco-expansive-layer","facts":13},{"id":"washco-gypsiferous-layer","facts":13},{"id":"uws-program-details","facts":13},{"id":"wcwcd-efficiency-standards","facts":13},{"id":"ugs-circular-122","facts":12},{"id":"brag-model-ordinance","facts":12},{"id":"utah-hb48-2025","facts":12},{"id":"washco-hazards-gis","facts":12},{"id":"washco-collapsible-layer","facts":12},{"id":"conservewater-requirements","facts":12},{"id":"utah-dwri-pws","facts":12},{"id":"sg-irrigation","facts":12},{"id":"wcwcd-urban-heat","facts":12},{"id":"ugs-hazards-portal","facts":12},{"id":"conservewater-rebates","facts":11},{"id":"uws-eligibility","facts":11},{"id":"westlake-uv-bulletin","facts":11},{"id":"utah-flood-hazards","facts":11},{"id":"utah-hb215-2026","facts":8},{"id":"washco-property-search","facts":8},{"id":"washco-recorder-fees","facts":8},{"id":"utah-sb122-2026","facts":8},{"id":"utah-title57-ch8","facts":8},{"id":"utah-title57-ch8a","facts":8},{"id":"usu-waterwise-policy","facts":8},{"id":"sg-building-dept","facts":5},{"id":"epa-arsenic-rule","facts":4},{"id":"ao-smith-tankless-warranty","facts":4},{"id":"noritz-tankless-warranty","facts":4},{"id":"navien-npe-warranty","facts":4},{"id":"navien-npn-warranty","facts":4},{"id":"rheem-rtgh-warranty","facts":4},{"id":"bradford-white-warranty","facts":4}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"The City of St. George's Water Distribution Division instructs residents to set water softeners to 18 grains per gallon, with a maximum of 22 grains.","quote":"The City of St. George instructs residents to set water softeners to 18 grains per gallon, with a maximum of 22 grains.","research":"05-environment-water-geology-corpus.md §1.1 The single most important number: hardness","docs":["sg-water-distribution"]},{"fact":"18 grains per gallon is about 308 mg/L as calcium carbonate and 22 gpg about 376 mg/L, both classed as very hard on the USGS scale.","quote":"18 gpg ≈ 308 mg/L as CaCO₃; 22 gpg ≈ 376 mg/L. Both are \"very hard\" under the USGS scale (>180 mg/L).","research":"05-environment-water-geology-corpus.md §1.1","docs":["sg-water-distribution"]},{"fact":"The city asks residents to keep softener settings low because softener salt raises the dissolved-solids level of the reclaimed water the city reuses for irrigation.","quote":"the city asks residents to keep the setting low because softener salt raises TDS in the reclaimed irrigation water","research":"05-environment-water-geology-corpus.md §1.1","docs":["sg-water-distribution"]},{"fact":"St. George's 2024 water quality report shows total dissolved solids ranging from 118 to 936 ppm, and the 2025 report gives a 580 ppm average.","quote":"Total Dissolved Solids | 118 – 936 ppm | 580 ppm","research":"05-environment-water-geology-corpus.md §1.2 table; 02-landscape-hardscape-corpus.md §3.2 (2025 CCR)","docs":["ccr-st-george-2024"]},{"fact":"Sulfate in St. George water ranges from 1.38 to 451 ppm, with a reported average of 185 ppm.","quote":"Sulfate | 1.38 – 451 ppm | 185 ppm","research":"02-landscape-hardscape-corpus.md §3.2 (St. George 2025 Water Quality Report)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"Calcium in St. George water ranges from 18 to 95 ppm and sodium from 5 to 153 ppm.","quote":"Calcium (ppm) | 18–95 ... Sodium (ppm) | 5–153","research":"05-environment-water-geology-corpus.md §1.2 table (St. George 2024 CCR)","docs":["ccr-st-george-2024"]},{"fact":"Arsenic in St. George water has been measured at 1 to 13 ppb with a running annual average of 8.68 to 9 ppb, against a federal limit of 10 ppb.","quote":"St. George's running annual average is 8.68–9 ppb against a 10 ppb MCL — the system operates close to the limit, with individual samples up to 13 ppb.","research":"05-environment-water-geology-corpus.md §1.2 table and §1.5","docs":["ccr-st-george-2024"]},{"fact":"St. George disinfects with chlorine (residual 0.10 to 1.19 ppm), not chloramine.","quote":"Disinfectant is chlorine, not chloramine, in St. George and Ivins (the two systems that report it).","research":"05-environment-water-geology-corpus.md §1.2 (Disinfectant row and note)","docs":["ccr-st-george-2024"]},{"fact":"Total trihalomethanes in St. George water ranged from 0.58 to 56.6 ppb and HAA5 from not detected to 16.5 ppb; the federal TTHM limit is 80 ppb.","quote":"TTHM (ppb) | 0.58–56.6 ... TTHM at 35.4 ppb is below the 80 ppb MCL","research":"05-environment-water-geology-corpus.md §1.2 table and §1.5 editorial caution","docs":["ccr-st-george-2024"]},{"fact":"Hexavalent chromium has been measured in St. George water at 0.279 ppb; there is no federal limit for chromium-6.","quote":"Chromium-6 is present and measured in St. George (0.279 ppb) and Hurricane (1.22 ppb). There is no federal MCL for chromium-6.","research":"05-environment-water-geology-corpus.md §1.5 Key findings","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"St. George water is in compliance with federal drinking-water law; arsenic at 9.58 ppb is under the 10 ppb limit and TTHM at 35.4 ppb is under the 80 ppb limit.","quote":"all of these systems are in compliance with federal law. Arsenic at 9.58 ppb is below the 10 ppb MCL; TTHM at 35.4 ppb is below the 80 ppb MCL.","research":"05-environment-water-geology-corpus.md §1.5 Critical editorial caution","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"No St. George water quality report publishes hardness, because hardness is not a federally required reporting parameter.","quote":"Hardness, pH, chloride, and iron are absent from all of them — they are not federally required reporting parameters.","research":"05-environment-water-geology-corpus.md §1.1 [GAP] No Washington County CCR publishes hardness","docs":["sg-water-distribution"]},{"fact":"Every major tankless water heater manufacturer publishes a hardness limit of 7 to 12 grains per gallon, and St. George's city-recommended 18 gpg setting exceeds all of them.","quote":"Every major tankless manufacturer publishes a hardness limit, and St. George's water exceeds every one of them — several by a factor of two to three.","research":"01-plumbing-corpus.md §1.1 The manufacturer hardness warranty finding","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","sg-building-dept","epa-arsenic-rule","sg-backflow"]},{"fact":"Noritz's tankless warranty excludes damage from hardness above 12 grains per gallon (200 mg/L), and Rinnai, Rheem and Navien all cap total hardness at 200 mg/L. A.O. Smith's current gas tankless warranty publishes no hardness figure at all.","quote":"Damage as a result of use with non-potable water, untreated or poorly treated well water, or water with high PH levels or hardness levels in excess of 12 grains per gallon (200 mg/L).","research":"Manufacturer warranty documents, each from the maker's own site, re-verified September 2, 2026","docs":[]},{"fact":"Rinnai and Rheem tankless units cap total dissolved solids at 500 mg/L, and the high end of St. George's 118 to 936 ppm range exceeds that limit.","quote":"Rinnai and Rheem both cap TDS at 500 mg/L. St. George runs 118–936 ppm depending on source blend.","research":"01-plumbing-corpus.md §1.1 Two secondary findings","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","sg-building-dept","epa-arsenic-rule","sg-backflow"]},{"fact":"Softened water leaving a properly set softener is functionally 0 to 1 grain per gallon; the city's 18 gpg figure is the incoming hardness the softener is set to, not the output.","quote":"The city's 18 gpg is what you tell the softener the incoming water is. Softened output is functionally 0–1 gpg, which clears every limit in the table.","research":"03-content-briefs.html §0.1 Write this honestly or it backfires","docs":[]},{"fact":"The city asks residents to avoid irrigating between 4 and 6 a.m. because simultaneous demand in that window causes a noticeable pressure drop across the distribution system.","quote":"A large demand for water in a short period of time creates a noticeable pressure drop in the water distribution system.","research":"02-landscape-hardscape-corpus.md §3.6 The September over-watering problem","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"A water softener does not remove arsenic.","quote":"A water softener | Nothing. Cation exchange does not remove arsenic.","research":"01-plumbing-corpus.md §2.5 Arsenic removal specifically","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","sg-building-dept","epa-arsenic-rule","sg-backflow"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"St. George City Code § 10-7-7 caps residential lawn at 8 percent of lot size, to a maximum of 1,500 square feet, on lots up to 20,000 square feet.","quote":"The total lawn area for any residential lot ... shall not exceed eight percent (8%) of the total lot size up to a maximum of one thousand five hundred (1,500) square feet for lots up to twenty thousand (20,000) square feet.","research":"St. George City Code § 10-7-7 (Title 10 Ch. 7, Residential Zones), retrieved September 2, 2026","docs":[]},{"fact":"Lots over 20,000 square feet may have up to 2,000 square feet of lawn, and lots under 7,500 square feet may have up to 600 square feet even if that exceeds 8 percent.","quote":"Lots over 20,000 sq ft: up to 2,000 sq ft lawn. Lots under 7,500 sq ft: up to 600 sq ft lawn permitted even if that exceeds 8%","research":"St. George City Code § 10-7-7 (Title 10 Ch. 7, Residential Zones), retrieved September 2, 2026","docs":[]},{"fact":"St. George City Code § 10-7-7 prohibits lawn in park strips, in any landscape area less than eight feet wide, and on slopes over 15 percent.","quote":"Lawn shall be prohibited in park strips, all landscape areas less than eight feet (8') wide and on any slope that exceeds fifteen percent (15%).","research":"St. George City Code § 10-7-7 (Title 10 Ch. 7, Residential Zones), retrieved September 2, 2026","docs":[]},{"fact":"Each single-family home in St. George must have two water-conserving trees of at least 1½-inch caliper, and § 10-23-3 separately requires at least one water-conserving tree of that caliper in the front yard.","quote":"Each single-family dwelling shall have a minimum of two (2) water-conserving trees with a minimum of one and one-half inch (1 1/2\") caliper trunk.","research":"St. George City Code § 10-7-7 (Title 10 Ch. 7, Residential Zones), retrieved September 2, 2026","docs":[]},{"fact":"St. George limits decorative water features to one per residence, no larger than 50 gallons, with a recirculating pump.","quote":"Decorative water features limited to one, ≤50 gallons, with recirculating pump","research":"St. George City Code § 10-7-7 (Title 10 Ch. 7, Residential Zones), retrieved September 2, 2026","docs":[]},{"fact":"St. George City Code § 10-23-1 sets the outdoor watering window at 8 p.m. to 10 a.m. from June 1 to September 1, and the city asks all residents to follow it. As codified, that section applies to development in all zones except agriculture, gravel and grazing, open space and single-family residential.","quote":"Landscape watering with potable (treated) water is prohibited from ten o'clock (10:00) A.M. to eight o'clock (8:00) P.M., from June 1 to September 1 ... Minimum landscaping standards are required for development within all zones except agriculture, gravel and grazing, open space, and single-family residential","research":"St. George City Code § 10-23-1, retrieved September 2, 2026","docs":[]},{"fact":"St. George requires an approved backflow assembly on all outside watering systems, tested annually, plus hose bib vacuum breakers on every exterior hose connection.","quote":"It is important to install and maintain an approved Backflow Assembly on all outside watering systems ... have it tested annually.","research":"01-plumbing-corpus.md §7.3; 02-landscape-hardscape-corpus.md §3.10","docs":["sg-backflow"]},{"fact":"St. George City Code §8-2-4(A) makes property owners responsible to purchase, install, test, inspect and maintain backflow devices wherever polluted water could enter their potable system.","quote":"purchase, install, test, inspect and maintain backflow prevention devices or assemblies wherever it will be possible for used, unclean, polluted or contaminated water","research":"01-plumbing-corpus.md §7.3 §8-2-4(A) verbatim","docs":["sg-backflow"]},{"fact":"Because St. George requires backflow assemblies on outside watering systems, many local homes are closed plumbing systems and need thermal expansion control on the water heater.","quote":"St. George requires backflow assemblies on all outside watering systems — so a large share of local homes are closed systems by ordinance.","research":"03-content-briefs.html Brief 16 Thermal expansion","docs":[]},{"fact":"St. George City Code §8-4-14 requires grease traps to be cleaned no less than weekly and interceptors to be serviced at 25 percent of design hydraulic depth.","quote":"§ 8-4-14 — traps cleaned no less than weekly; interceptors at 25% of design hydraulic depth","research":"02-washington-county-playbook.html §3 The city layer table (Grease row)","docs":[]},{"fact":"The St. George pretreatment program, codified at City Code Title 8 Chapter 4, was EPA-approved on June 6, 1991; illegal discharges are reported to 435-627-4266.","quote":"Program authority: EPA-approved June 6, 1991; enforces 40 CFR 403.5; codified at Title 8, Chapter 4.","research":"01-plumbing-corpus.md §2.7 and §3.4 St. George commercial grease requirements","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","sg-building-dept","epa-arsenic-rule","sg-backflow"]},{"fact":"St. George building permits run through the CityInspect portal; CitizenServe handles business licensing only, and a contractor registered in another city's CityInspect must re-register for St. George.","quote":"St. George uses CityInspect for building permits, not CitizenServe. CitizenServe handles business licensing only.","research":"02-washington-county-playbook.html §3 Two things most competitor content has wrong","docs":[]},{"fact":"St. George's front-yard fence limit is 4 feet.","quote":"Front fence height | 4 ft legal","research":"02-washington-county-playbook.html §3 table (Front fence height row)","docs":[]},{"fact":"St. George's outdoor lighting chapter, Title 10 Chapter 14, excludes detached single-family dwellings entirely, and there is no color temperature or Kelvin limit anywhere in it.","quote":"All outdoor lighting shall conform to the requirements of this chapter, excluding lighting for detached single-family dwellings.","research":"02-washington-county-playbook.html §3 table (Outdoor lighting row)","docs":[]},{"fact":"St. George publishes its structural design criteria as Seismic Design Category D, 105 mph wind, 21 psf ground snow, 20 psf roof snow, a 12-inch frost line and moderate-to-heavy termite exposure.","quote":"Seismic Design Category D, along with ground snow load 21 psf, roof snow 20 psf, wind 105 mph, frost line depth 12 inches, and moderate-to-heavy termite","research":"01-plumbing-corpus.md §1.4 Seismic strapping","docs":["sg-building-dept"]},{"fact":"Utah replaces the model water heater anchoring section with its own under Utah Code 15A-3-205, and Utah's version has no seismic design category trigger: anchoring or strapping is required statewide, at points within the upper third and the lower third of the appliance.","quote":"anchored or strapped to resist horizontal displacement ... within the upper one-third and lower one-third of the appliance's vertical dimensions","research":"Utah Code 15A-3-205(8), verified September 2, 2026","docs":[]},{"fact":"Utah adopts construction code statewide under Title 15A; St. George City Code §9-1-1 adopts whatever the state adopts, so the plumbing code does not vary city to city.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"Under WCWCD's Water Efficiency Standards, where a city ordinance and the District standard conflict, the rule giving the greater water-conservation benefit applies, so St. George's 1,500 square foot lawn cap and 15 percent slope limit govern over the District's 2,500 square foot and 25 percent figures.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md §4.6 The three overlapping lawn rules","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"WCWCD's Water Efficiency Standards (October 2023) require every drip zone to have a pressure regulator, filter, flush-end assembly and emitters rated 20 gallons per hour or less, and prohibit drip and spray on the same valve.","quote":"All other plant material must be irrigated from a drip irrigation system equipped with a pressure regulator, filter, flush-end assembly and emitters rated for 20 gallons per hour (gph) or less.","research":"02-landscape-hardscape-corpus.md §3.1 The binding local specification","docs":["wcwcd-efficiency-standards"]},{"fact":"WCWCD standards require a WaterSense-labeled smart controller on automated irrigation systems, cap ornamental water features at 25 square feet per parcel, and require hot-water recirculation in homes over 1,400 square feet unless hot water arrives within 0.6 gallons.","quote":"Hot water recirculation required in single/multi-family over 1,400 sq ft unless hot water delivers within 0.6 gallons.","research":"02-landscape-hardscape-corpus.md §3.1 and §4.6 Other Standards provisions","docs":["wcwcd-efficiency-standards"]},{"fact":"Under Utah Code §57-8a-231, an HOA may not require lawn in any area less than eight feet wide, which matches the city's own park-strip prohibition, so an HOA in St. George cannot lawfully require more lawn than the city permits.","quote":"So an HOA in St. George or Washington City cannot lawfully require more lawn than the city permits.","research":"02-washington-county-playbook.html §2 The synthesis nobody has published","docs":[]},{"fact":"St. George's residential landscape standards apply to new construction and to a remodel that increases the dwelling's footprint, while the completion and maintenance obligations apply to all residential properties.","quote":"shall apply to all new development, and to the remodeling of existing dwelling units when a dwelling unit's footprint increases ... Completion and maintenance of landscaping shall apply to all residential properties.","research":"St. George City Code § 10-23-3, retrieved September 2, 2026","docs":[]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"St. George draws culinary water from three source types: springs on Pine Valley Mountain, 23 wells in the Gunlock and Snow Canyon areas, and Virgin River surface water stored in Quail Creek and Sand Hollow reservoirs and treated at the Quail Creek Water Treatment Plant.","quote":"springs on Pine Valley Mountain, wells in the Gunlock and Snow Canyon areas (23 wells total), and Virgin River surface water stored in Quail Creek and Sand Hollow Reservoirs","research":"05-environment-water-geology-corpus.md §1.3 Source water","docs":["sg-water-distribution","wcwcd-quality"]},{"fact":"The St. George distribution system runs more than 850 miles of pipe, 22 storage tanks, 16 booster pump stations and more than 15,000 valves, delivering about 50 million gallons a day at summer peak.","quote":"850+ miles of pipe, 22 storage tanks, 16 booster pump stations, and 15,000+ valves, delivering ~50 MGD at summer peak.","research":"05-environment-water-geology-corpus.md §1.3","docs":["sg-water-distribution","wcwcd-quality"]},{"fact":"More than 80 percent of the drinking water the Washington County Water Conservancy District delivers is Virgin River surface water; the rest is groundwater from the Navajo aquifer.","quote":"more than 80% of district-delivered drinking water is surface water diverted from the Virgin River","research":"05-environment-water-geology-corpus.md §1.3","docs":["sg-water-distribution","wcwcd-quality"]},{"fact":"St. George's electric service is split by the Virgin River: St. George City Energy Services (municipal) serves the north side and Dixie Power serves the south.","quote":"St. George | Split by the Virgin River — St. George City Energy Services (municipal) north; Dixie Power south","research":"04-ev-charger-corpus.md §3.1 St. George is NOT Rocky Mountain Power","docs":["sg-utility-rates"]},{"fact":"St. George City publishes no time-of-use or EV electric rate; residential power is billed on a tiered rate of $0.0776 to $0.1071 per kWh.","quote":"St. George City ~$217/mo ($0.0776–$0.1071/kWh tiered) ... St. George City publishes no time-of-use or EV rate","research":"04-ev-charger-corpus.md §3.1 rate comparison and content implications","docs":["sg-utility-rates"]},{"fact":"St. George City operates a separate secondary irrigation system (Utah Division of Water Rights System ID 11387) with 1,544 metered connections, of which 1,415 are residential.","quote":"1,544 total metered connections: 1,415 residential, 42 commercial, 84 institutional, 3 agricultural","research":"03-hoa-corpus.md §5.5 Secondary / pressurized irrigation","docs":["utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"Institutional users (parks, cemeteries, golf courses and city operations) take 90.55 percent of St. George's secondary irrigation water; residential connections take 7.68 percent.","quote":"Usage split: institutional 90.55% ... residential 7.68%, commercial 1.75%, agricultural 0.02%","research":"03-hoa-corpus.md §5.5","docs":["utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"St. George's secondary irrigation supply includes 1,496.02 acre-feet from the city's Reuse Plant and 732.41 acre-feet purchased from the Bloomington Water Company.","quote":"the Reuse Plant (1,496.02 AF) ... Bloomington Water Company (732.41 AF)","research":"03-hoa-corpus.md §5.5","docs":["utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"St. George's secondary irrigation rate is 60 percent of the culinary water rate, and a WCWCD Excess Water Use Surcharge of $1.00 per 1,000 gallons above monthly thresholds has applied since January 1, 2023.","quote":"the secondary irrigation rate equals 60% of culinary water rates ... Excess Water Use Surcharge of $1.00 per 1,000 gallons above monthly thresholds took effect January 1, 2023","research":"03-hoa-corpus.md §5.5 St. George rate structure","docs":["utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"St. George Water Services' backflow program is at 620 East Waterworks Drive, 435-627-4802.","quote":"Water Services: 620 East Waterworks Drive, 435-627-4802","research":"01-plumbing-corpus.md §7.3 St. George's requirements","docs":["sg-backflow"]},{"fact":"Summer citywide water demand in St. George exceeds 40 million gallons per day.","quote":"Summer citywide demand exceeds 40 million gallons/day.","research":"02-landscape-hardscape-corpus.md §3.6","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"SunRiver St. George Community Association is a 55-and-over community built 1998 to 2019 and managed by PMP Management.","quote":"Age restriction | 55+ ... Years built | 1998–2019 ... Manager | PMP Management (1449 N 1400 W, St. George)","research":"03-hoa-corpus.md §6.1 SunRiver St. George","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"Stone Cliff is a gated St. George community established in 1996 with more than 450 homes and home sites, governed by the Stone Cliff Owners Association and managed by PMP.","quote":"Established 1996; gated; \"more than 450 homes and home sites\"; still in final development phases. ... managed by PMP","research":"03-hoa-corpus.md §6.2 Stone Cliff","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"Desert Color Community Association is managed by CCMC (association office 435-562-5483), with assessments due the first day of each quarter and three condominium sub-associations: Skyline, Auburn Hills and Cove.","quote":"Three condominium sub-associations identified: Skyline Condos (460), Auburn Hills Condos (536), Cove Condos (584)","research":"03-hoa-corpus.md §6.2 Desert Color","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"USU Extension describes Desert Color as Utah's first Localscape-certified development, with lots capped at 10,000 square feet, secondary water infrastructure installed across the property, and a projected 40 percent lower potable water use than comparable Washington County projects.","quote":"lots capped at 10,000 sq ft ... secondary water infrastructure installed by SITLA across the property; projected to use 40% less potable water","research":"02-landscape-hardscape-corpus.md §1.9 Localscapes (Desert Color)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"Divario is a 730-acre master-planned community approved for 3,186 homes, with its HOA managed by TerraWest.","quote":"730 acres, approved for 3,186 homes, 200+ acres open space ... HOA managed by TerraWest","research":"03-hoa-corpus.md §6.2 Divario","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"Many older sections of Bloomington and Bloomington Hills have no homeowners association; the housing stock is predominantly 1980s to 1990s ranch homes on quarter- to half-acre lots with mature trees.","quote":"Some subdivisions within these areas have Homeowners Associations, but many older sections do not.","research":"03-hoa-corpus.md §6.2 Bloomington and Bloomington Hills","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"Bloomington Ranches is managed by Advanced Realty, and Bloomington Knolls is a 55-plus townhome association built in 1988 with a full-service HOA.","quote":"Managed sub-associations identified: Bloomington Ranches and Bloomington Knolls (55+ townhomes, built 1988, full-service HOA).","research":"03-hoa-corpus.md §6.2 Bloomington and §6.3 Manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"The Ledges is governed by two different documents: White Rocks caps irrigated landscape at 5,000 square feet and trees at 20 feet, while Cinder Bluffs caps trees at 25 feet and has no irrigated-area cap but requires compliance with WCWCD conservation provisions.","quote":"Cinder Bluffs and White Rocks are both \"The Ledges\" and they have different tree heights, different construction hours and different solar language.","research":"02-washington-county-playbook.html §2 What the actual CC&Rs say","docs":[]},{"fact":"The Ledges (White Rocks) requires contractors to carry $1 million per occurrence / $2 million aggregate general liability, allows work 6 a.m. to 6 p.m. Monday through Saturday with none on Sunday, permits tile roofs only, and limits retaining walls to 4 feet.","quote":"Tile roofs only. ... Retaining walls 4 ft max. ... Contractor CGL $1M/$2M. Hours 6a–6p Mon–Sat, none Sunday.","research":"02-washington-county-playbook.html §2 CC&R table (The Ledges — White Rocks)","docs":[]},{"fact":"The Ledges (Cinder Bluffs) design review is deemed approved if the committee fails to act within 30 days; construction hours are 7 a.m. to 6 p.m., and parking violations run $100 per day.","quote":"The Ledges at Cinder Bluffs (§3.7) deems approval if the ACC fails to act within 30 days","research":"02-washington-county-playbook.html §2 CC&R table (The Ledges — Cinder Bluffs); 03-content-briefs.html Brief 03","docs":[]},{"fact":"Advanced Realty (1156 E 700 S, St. George, 435-674-4343) publishes a managed list of about 26 associations, heavily condominium and townhome, including Bloomington Ranches, Canyon Hill Condominiums, Red Cliff Estates and Tuscany at Cliff Rose.","quote":"Publishes its full managed list (25–26 associations): Amber Estates, Bloomington Ranches, Canyon Hill Condominiums, ... Heavily condo/townhome","research":"03-hoa-corpus.md §6.3 Manager map — Advanced Realty","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]},{"fact":"Santa Fe at Red Cliffs, a St. George condo and townhome community near Red Cliffs Mall, is a listed signer of the UCCAI Association Drought Compact pledge.","quote":"Santa Fe at Red Cliffs Association, plus other St. George developments","research":"03-hoa-corpus.md §5.3 HOA-specific outreach and §6.2 55+ table","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation"]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles including St. George, with 14 hazard maps at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington. Produced 14 geologic-hazard maps at 1:24,000 scale","research":"05-environment-water-geology-corpus.md §2.1 UGS Special Study 127","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey calls flooding 'the most widespread and damaging geologic hazard in southwestern Utah' and expansive soil and rock 'the most troublesome construction condition.'","quote":"Flooding is \"the most widespread and damaging geologic hazard in southwestern Utah.\" Expansive soil and rock is \"the most troublesome construction condition.\"","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The nine adverse construction conditions mapped for the St. George area are expansive soil and rock, collapsible soil, gypsiferous soil and rock, shallow bedrock, caliche, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, and shallow groundwater.","quote":"expansive soil and rock; collapsible soil; gypsiferous soil and rock; shallow bedrock; caliche; wind-blown sand; breccia pipes and paleokarst; soil piping and erosion; shallow ground water","research":"05-environment-water-geology-corpus.md §2.1 Nine mapped adverse construction conditions","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"St. George's blue clay is the Petrified Forest Member of the Chinle Formation, an expandable illite/smectite clay that occurs in an arc across the St. George area and dips deeper below the surface toward the north.","quote":"The blue clay occurs in an arc-like pattern across the St. George area within the Petrified Forest Member of the Chinle Formation, and dips deeper below the surface toward the north","research":"05-environment-water-geology-corpus.md §2.2 Blue clay / Chinle Formation","docs":["ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer"]},{"fact":"Documented blue-clay damage in St. George includes tilted and cracked walls and foundations and the complete destruction, requiring demolition, of condominium units on Bluff Street and the Knights Inn Motel.","quote":"complete destruction requiring demolition of condominium units on Bluff Street and of the Knights Inn Motel","research":"05-environment-water-geology-corpus.md §2.2 Documented damage","docs":["ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer"]},{"fact":"Caliche, a calcareous hardpan the Utah Geological Survey says 'can be very difficult to excavate,' is mapped as an adverse construction condition in the St. George area.","quote":"A calcareous material that can accumulate in the shallow subsurface of soils in arid and semiarid climates that can be very difficult to excavate","research":"05-environment-water-geology-corpus.md §2.3 Caliche","docs":["ugs-problem-soils"]},{"fact":"Collapsible soil, which has strength when dry but settles by hydrocompaction when wetted, is mapped in the St. George area in five susceptibility classes from Very High to Low.","quote":"Soils that have considerable strength when in a dry, natural state, but significantly settle due to hydrocompaction when wetted","research":"05-environment-water-geology-corpus.md §2.5 Collapsible soil","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"Gypsiferous soil and rock are separately mapped for the St. George area; gypsum dissolves in water, creating voids, and sulfate-rich soil is corrosive to buried ferrous metal.","quote":"gypsum is soluble, so gypsiferous ground can dissolve and create voids/settlement ... sulfate-rich soil is corrosive to buried ferrous metal","research":"05-environment-water-geology-corpus.md §2.4 Gypsiferous soil","docs":["washco-gypsiferous-layer","aci-nrmca-exposure"]},{"fact":"Whether sulfate-resistant cement is required for a St. George footing or slab depends on a site soil-sulfate test under ACI 318 exposure classes; it is not a blanket local requirement.","quote":"Do not claim Type V is \"required in St. George\" — that depends on the site test.","research":"05-environment-water-geology-corpus.md §2.4 Applied locally","docs":["washco-gypsiferous-layer","aci-nrmca-exposure"]},{"fact":"At about 3:00 a.m. on January 19, 2013, a 12-by-9-foot boulder dislodged from sandstone on Foremaster Ridge and crashed into a house, seriously injuring a woman; the state hazard plan attributes it to a 40,000-gallon water leak from a house atop the ridge.","quote":"a 12 x 9-foot boulder dislodged from sandstone within Foremaster Ridge and crashed into a house, seriously injuring a woman.","research":"05-environment-water-geology-corpus.md §2.8 The 2013 Foremaster Ridge rockfall","docs":["utah-shmp-geologic"]},{"fact":"The September 2, 1992 St. George earthquake was magnitude 5.8 according to UGS Special Study 127 (the state hazard plan lists 5.5); it caused liquefaction and property damage and triggered the Springdale landslide.","quote":"The 1992 St. George earthquake: magnitude 5.8, September 2, 1992 (SS-127 gives M 5.8; the Utah SHMP gives M 5.5","research":"05-environment-water-geology-corpus.md §2.7 Earthquakes","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The Hurricane fault is capable of earthquakes as large as magnitude 6.5 to 7, and liquefaction susceptibility is mapped for the St. George area.","quote":"SS-127 states the fault is capable of earthquakes \"as large as M 6.5–7\"","research":"05-environment-water-geology-corpus.md §2.7","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"Rockfall conditions are widespread in the St. George area and UGS expects rockfall damage to increase with hillside development.","quote":"Rockfall has \"widespread favorable conditions\" and damage is expected to increase with hillside development.","research":"05-environment-water-geology-corpus.md §2.8","docs":["utah-shmp-geologic"]},{"fact":"The Washington County Hazards MapServer publishes 24 free public layers, including FEMA flood hazard, erosion hazard boundary, flood hazard based on geologic deposits, dam-break inundation, fault special study zones, liquefaction, rockfall, collapsible soils, expansive rock and soil, gypsiferous soil, wind-blown sand, piping and erosion, and wildfire history.","quote":"Contains 24 layers: FEMA Flood Hazard (0), Erosion Hazard Boundary (3), Flood Hazard Based on Geologic Deposits (4), Dam Break Inundation (5–7)","research":"05-environment-water-geology-corpus.md §2.9 Where homeowners look up their own property","docs":["washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"The Utah Geological Survey publishes a dedicated report, Public Information 35, on radon-hazard potential in the St. George area.","quote":"Radon-hazard potential in the St. George area, Washington County, Utah (UGS Public Information 35)","research":"05-environment-water-geology-corpus.md §4.1","docs":["ugs-problem-soils","utah-shmp-geologic"]},{"fact":"USU Extension states termites 'are most common in the southern counties' of Utah and that prevention includes repairing water leaks and sealing foundation cracks.","quote":"Termites can be found throughout Utah, but are most common in the southern counties.","research":"05-environment-water-geology-corpus.md §6.3 Termites","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The Utah State Hazard Mitigation Plan attributes 5,630 Utah deaths (1973 to 2015) to radon-induced lung cancer, 92.7 percent of all Utah geologic-hazard fatalities.","quote":"5,630 Utah deaths to radon-induced lung cancer (1973–2015), 92.7% of all Utah geologic-hazard fatalities","research":"05-environment-water-geology-corpus.md §4.1","docs":["ugs-problem-soils","utah-shmp-geologic"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"St. George's all-time high is 117°F, set in July 1985 and matched on July 11, 2021; its all-time low is −11°F, set January 26, 1937.","quote":"All-time high: 117°F, July 11, 2021. All-time low: −11°F, January 26, 1937","research":"05-environment-water-geology-corpus.md §3.1 Records","docs":["noaa-st-george-station","nws-slc"]},{"fact":"St. George recorded 98 days at or above 100°F in 2024, the most on record, and had back-to-back hottest Julys on record in 2023 and 2024.","quote":"Most days ≥100°F in a year: 98 days (2024) ... St. George has now had back-to-back hottest-Julys-on-record (2023, then 2024).","research":"05-environment-water-geology-corpus.md §3.1","docs":["noaa-st-george-station","nws-slc"]},{"fact":"St. George's wettest year on record was 16.2 inches in 2019, and its greatest single-day rainfall was 2.4 inches on August 31, 1909; annual precipitation is roughly 8 to 9.3 inches.","quote":"Wettest year: 16.2 in (2019). Greatest single-day rainfall: 2.4 in, August 31, 1909 ... Annual precipitation is roughly 8–9.3 in","research":"05-environment-water-geology-corpus.md §3.1","docs":["noaa-st-george-station","nws-slc"]},{"fact":"St. George's precipitation is bimodal: February is the wettest month at 1.38 inches, August third at 1.07 inches from monsoon, and June the driest at 0.16 inches.","quote":"February is the wettest month (1.38\") from winter frontal moisture; August is third (1.07\") from monsoon. June is driest at 0.16\"","research":"02-washington-county-playbook.html §5 Precipitation is bimodal","docs":[]},{"fact":"Southwest Utah has a defined monsoon season that produces flash flooding; St. George once recorded a 78-day dry spell that ended with monsoon onset.","quote":"St. George recorded a 78-day dry spell ending with monsoon onset in one recent year","research":"05-environment-water-geology-corpus.md §3.2 Monsoon season","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"WCWCD warns that low-lying neighborhoods near rivers and drainages, such as Bloomington and the Virgin River bottoms, are colder than the zone map implies because cold air settles there, so marginally hardy plants are more likely to freeze.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points. Marginally hardy plants are more likely to freeze","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County's populated area sits in Sunset climate zone 10, with up to 300 growing days a year and elevations of 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert zone 10 with hot summers, cold winters and up to 300 growing days annually. Elevations range from 3,300 to 5,000 feet.","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"Penn State measured synthetic turf at 200°F on a 98°F day in Provo, Utah; watering dropped it from 174°F to 85°F but it rebounded to 120°F within five minutes.","quote":"On a 98°F day in Provo, Utah, synthetic turf reached 200°F ... 30 minutes of irrigation dropped turf from 174°F to 85°F — but it rebounded to 120°F within 5 minutes.","research":"05-environment-water-geology-corpus.md §3.6 Artificial turf surface temperature","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Hail is a low-frequency hazard in Washington County; the county recorded two tornadoes and four severe-weather injuries from 1950 to 2018, and lightning and flash flooding are the more relevant threats.","quote":"Washington County specifically, 1950–2018: two recorded tornadoes and four severe-weather injuries.","research":"05-environment-water-geology-corpus.md §3.7 Hail and severe weather","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"WCWCD's published watering schedule steps down on September 1 (sprinklers from 4 to 3 days a week, drip from 3 to 2) and says irrigation is typically not needed in December or January.","quote":"Summer (May–Aug) | up to 4 days/wk | up to 3 days/wk. Fall (Sep–Oct) | up to 3 days/wk | up to 2 days/wk","research":"02-landscape-hardscape-corpus.md §3.4 Published run times and frequencies","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"WCWCD says to avoid watering from 10 a.m. to 8 p.m. in summer and recommends cycle-and-soak (three 5- to 10-minute cycles an hour apart) because local clay absorbs only about half an inch of water per hour.","quote":"Clay soils have the slowest absorption rate (½\" per hour).","research":"02-landscape-hardscape-corpus.md §3.4","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"Washington County had 91,460 housing units and 213,670 residents as of July 2025, with 71.6 percent owner occupancy, a median home value of $510,700 and 2,857 building permits issued in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, 2,857 building permits in 2025","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (Census QuickFacts)","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Census QuickFacts puts Washington County's share of residents aged 65 and over at 22.4 percent.","quote":"Census QuickFacts says 22.4% and $510,700. Use the Census figures","research":"03-content-briefs.html §5 Do not publish — 'Check first' item","docs":[]},{"fact":"The median St. George home was built in 2002, and the median home in Washington County in 2004.","quote":"**Median year built (B25035)** | **2004** | **2002**","research":"12-polybutylene-corpus.md §5.1 The city numbers, the median year, and which geography each figure belongs to","docs":[]},{"fact":"28,748 of Washington County's 88,415 housing units, about one in three, were built in the 1980s and 1990s. That is a cohort, not a count of any one kind of pipe.","quote":"**1980s + 1990s** | **28,748 (32.5%)** | **16,241 (36.6%)**","research":"12-polybutylene-corpus.md §5.1 The city numbers, the median year, and which geography each figure belongs to","docs":[]},{"fact":"3.0 percent of Washington County housing was built in 1969 or earlier, and 58.9 percent in 2000 or later. In St. George city the same figures are 2.4 percent and 54.6 percent.","quote":"Built 1969 or earlier | 2,682 (3.0%) | 1,062 (2.4%)","research":"12-polybutylene-corpus.md §5.1 The city numbers, the median year, and which geography each figure belongs to","docs":[]},{"fact":"Polybutylene supply pipe was installed from 1978 to the mid-1990s, is usually gray and stamped PB2110, and fails when chlorine disinfectant reacts with it; St. George's chlorinated (not chloraminated) water puts remaining PB in an above-average exposure environment.","quote":"Polybutylene: manufactured 1978 to mid-1995 ... Identification: usually marked \"PB2110\"; ... usually gray","research":"05-environment-water-geology-corpus.md §5.2 Piping materials by era; 01-plumbing-corpus.md §4.4","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The EPA Renovation, Repair and Painting rule requires certified lead-safe work practices in homes built before 1978 and has no small-residential exemption; it is the rule that actually governs older-home bath remodels.","quote":"Unlike the asbestos rule, RRP has no small-residential exemption — it is the rule that actually governs your bathroom remodel work in older homes.","research":"05-environment-water-geology-corpus.md §4.5 Lead paint","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Utah's asbestos rule R307-801 exempts residential structures of four units or fewer from the inspection requirement and contains no 1992 date trigger.","quote":"Owners of residential structures including condominium owners of four units or less, not otherwise subject to the Asbestos NESHAP, are not required to perform asbestos inspections.","research":"05-environment-water-geology-corpus.md §4.4 Asbestos","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"A standard 60-inch alcove tub occupies exactly the footprint of a 60-by-30-inch roll-in shower.","quote":"A standard 60″ alcove tub is exactly the footprint of a 60″ × 30″ roll-in shower.","research":"03-content-briefs.html §3 Three findings that shape the whole cluster","docs":[]},{"fact":"WCWCD reports that seasonal residents who occupy a home about half the year use only 10 percent less water annually than full-time residents, because the landscape is irrigated year-round for an empty house.","quote":"seasonal residents — occupying homes roughly half the year — use only 10% less water annually than full-time residents","research":"02-washington-county-playbook.html §5 The second-home argument, from the water district itself","docs":[]},{"fact":"No documented public claims exist against any named Washington County builder or subdivision; problem-construction content must be framed geologically by mapped hazard zone, never by builder name.","quote":"I found no documented, publicly reported claims against any named Washington County builder or subdivision.","research":"05-environment-water-geology-corpus.md §5.6 Problem builders or subdivisions","docs":["sg-water-distribution","ccr-st-george-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"WCWCD's Water Efficient Landscape rebate pays $3 per square foot on the first 1,000 square feet of lawn removed and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"The lawn must be alive at the pre-conversion inspection, and demolishing it before receiving the approval email permanently voids eligibility.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md §2.2 Pre-approval is absolute","docs":["wcwcd-incentives"]},{"fact":"WCWCD issues the rebate in less than 60 days after project completion and paperwork, and says rebates commonly cover 30 to 50 percent of a conversion that costs $4 to $6 per square foot with a contractor.","quote":"Rebates commonly cover 30 to 50 percent of the cost... If you hire a contractor, expect to pay between $4–6 per square foot.","research":"02-landscape-hardscape-corpus.md §2.2 Payment timeline and Cost benchmarks","docs":["wcwcd-incentives"]},{"fact":"The converted area must have 50 percent living plant and tree cover at maturity; WCWCD credits each tree with 350 square feet and each shrub or perennial with 35 square feet, and existing trees inside the area count.","quote":"we assign trees 350 square feet of plant cover and shrubs, groundcovers and other perennial plants 35 square feet per plant (1 tree = 10 plants)","research":"02-landscape-hardscape-corpus.md §2.3 The 50% plant coverage rule","docs":["uws-program-details"]},{"fact":"There is no approved plant list for the rebate; the program does not dictate species, only mature coverage.","quote":"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.","research":"02-landscape-hardscape-corpus.md §2.3","docs":["uws-program-details"]},{"fact":"Poured concrete and mortared pavers are subtracted from the rebated area, while ungrouted pavers and dry-set flagstone count as mulch; permeable artificial turf is accepted in lieu of mulch under WCWCD but not under the state program.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.","research":"02-landscape-hardscape-corpus.md §2.4 Permeable vs impermeable","docs":["conservewater-requirements"]},{"fact":"Every rebated conversion attaches a perpetual conservation easement, recorded with the Washington County Recorder, that restricts only the converted area and prohibits irrigated grass, spray irrigation, pools, ponds and water features there forever.","quote":"This Easement shall continue in perpetuity. ... the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD enforces the easement by aerial imagery; a violation brings written notice, 45 days to cure, then repayment of the full rebate plus administrative costs and 5 percent annual interest.","quote":"Grantor shall pay to Grantee the full rebate amount Grantor received from Grantee plus reasonable administrative costs as determined by Grantee and interest at the rate of five percent (5%) per annum.","research":"02-landscape-hardscape-corpus.md §2.5 Enforcement and Cure period","docs":["wcwcd-easement-2019"]},{"fact":"Releasing the easement is at WCWCD's discretion, must be written and recorded, and can require repayment of the full rebate plus administrative costs and 5 percent interest.","quote":"Any waiver shall be in writing, signed by Grantee, and recorded ... Grantee may require Grantor to reimburse Grantee the full rebate amount plus reasonable administrative costs and interest","research":"02-landscape-hardscape-corpus.md §2.5 Release / rescission","docs":["wcwcd-easement-2019"]},{"fact":"The easement must be granted before the incentive is paid; transferring the property before the easement is granted makes the applicant ineligible.","quote":"You must grant the easement before the water district will issue your incentive. If you transfer the property to a new owner before the easement is granted, you become ineligible.","research":"02-landscape-hardscape-corpus.md §2.5 Signature requirements and timing trap","docs":["wcwcd-easement-2019"]},{"fact":"For an owner-occupied primary residence WCWCD collects no W-9 and issues no 1099 for the rebate; rental, second-home and commercial owners receive a 1099.","quote":"The district does not require IRS Form W-9 from properties that are owner-occupied primary residences... they will not be issued a form 1099","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment","docs":["wcwcd-incentives"]},{"fact":"WCWCD also offers a smart controller rebate of up to $100 for WaterSense-labeled units and a toilet replacement rebate of up to $150 for up to two WaterSense toilets replacing units made before 1994, each on a separate application from the landscape rebate.","quote":"Smart Controller | up to $100 ... Toilet Replacement | up to $150 ... Any toilet manufactured before 1994 may qualify. Up to 2 toilets per property/application.","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates","docs":["wcwcd-incentives"]},{"fact":"WCWCD does not require weed barrier fabric and says plastic sheeting is harmful to soil and plant health; the easement requires the conversion to be free of bare soil and impermeable barriers.","quote":"Weed barriers are generally only recommended in areas that have stubborn weed issues. If a weed barrier is used, it must be permeable","research":"02-landscape-hardscape-corpus.md §4.5 Weed barrier fabric","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"If a homeowner's HOA compels grass, WCWCD invites an email to conservation@wcwcd.org and will take reasonable steps to inform the HOA of applicable state and local laws.","quote":"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org.","research":"02-landscape-hardscape-corpus.md §2.7 No dedicated HOA pathway","docs":["wcwcd-incentives"]},{"fact":"WCWCD's two demonstration gardens are in St. George: Red Hills Desert Garden at 375 E. Red Hills Parkway and The Garden at Tonaquint Park at 1851 S. Dixie Drive; the Red Hills plant finder lists 310 plants and flags Washington County natives.","quote":"Red Hills Desert Garden (WCWCD demonstration garden, 375 E. Red Hills Pkwy) ... The Garden at Tonaquint Park, 1851 S. Dixie Dr., is the District's second demonstration garden.","research":"02-landscape-hardscape-corpus.md §1.2 and Appendix A (Red Hills Desert Garden)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"WCWCD says shade trees can lower surface temperatures by up to 50 degrees and that grass uses four times more water than trees and shrubs.","quote":"Shade trees are far more effective at cooling temperatures than grass, with the potential to lower surface temperatures by up to 50 degrees... [grass] uses four times more water than trees and shrubs.","research":"02-landscape-hardscape-corpus.md §1.4 Supporting quantitative argument for trees (Urban Heat FAQ)","docs":["wcwcd-urban-heat"]},{"fact":"Utah HB 48 took effect January 1, 2026, requiring cities and counties to adopt and enforce the Wildland Urban Interface code and counties to assess an annual fee, based on structure square footage, on high-risk WUI property.","quote":"Beginning January 1, 2026, a county officer shall: (a) annually assess a fee (i) against the property owner of high risk wildland urban interface property","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does","docs":["utah-hb48-2025"]}]}]},{"slug":"washington","name":"Washington City","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/washington","documents":[{"id":"ccr-washington-2025","facts":16},{"id":"coral-canyon-faq","facts":14},{"id":"wcwcd-incentives","facts":12},{"id":"ugs-problem-soils","facts":12},{"id":"ugs-ss127","facts":12},{"id":"ugs-hazard-map-sg","facts":11},{"id":"utah-hb215-2026","facts":11},{"id":"utah-sb122-2026","facts":11},{"id":"utah-shmp-geologic","facts":11},{"id":"utah-title57-ch8","facts":11},{"id":"utah-title57-ch8a","facts":11},{"id":"usu-waterwise-policy","facts":11},{"id":"washco-hazards-gis","facts":10},{"id":"utah-flood-hazards","facts":10},{"id":"wcwcd-quality","facts":10},{"id":"ugs-active-faults","facts":9},{"id":"ugs-circular-122","facts":9},{"id":"brag-model-ordinance","facts":9},{"id":"aci-nrmca-exposure","facts":9},{"id":"washco-collapsible-layer","facts":9},{"id":"washco-expansive-layer","facts":9},{"id":"washco-gypsiferous-layer","facts":9},{"id":"washco-property-search","facts":9},{"id":"utah-dwri-pws","facts":9},{"id":"washco-recorder-fees","facts":9},{"id":"nws-slc","facts":9},{"id":"noaa-st-george-station","facts":9},{"id":"ugs-hazards-portal","facts":9},{"id":"wcwcd-easement-2019","facts":9},{"id":"uws-program-details","facts":8},{"id":"westlake-uv-bulletin","facts":8},{"id":"wcwcd-efficiency-standards","facts":7},{"id":"utah-hb48-2025","facts":6},{"id":"conservewater-requirements","facts":6},{"id":"uws-eligibility","facts":6},{"id":"wcwcd-urban-heat","facts":6},{"id":"conservewater-rebates","facts":5},{"id":"utah-58-55-p5","facts":4},{"id":"epa-arsenic-rule","facts":3},{"id":"ao-smith-tankless-warranty","facts":3},{"id":"noritz-tankless-warranty","facts":3},{"id":"navien-npe-warranty","facts":3},{"id":"navien-npn-warranty","facts":3},{"id":"rheem-rtgh-warranty","facts":3},{"id":"bradford-white-warranty","facts":3}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"Washington City's 2025 water quality report shows total dissolved solids ranging from 210 to 656 ppm.","quote":"| **TDS (ppm)** | 118–936 | 210–656 | 136–552 | 136–564 | 496–716 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (line 27)","docs":["ccr-washington-2025"]},{"fact":"Washington City's 2025 water quality report shows sulfate ranging from 32 to 198 ppm.","quote":"| **Sulfate (ppm)** | 1.38–451 | 32–198 | 1.38–209 | 1–273 | 10–160 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (line 28)","docs":["ccr-washington-2025"]},{"fact":"Washington City's 2025 water quality report shows arsenic ranging from 1.3 to 3.8 ppb, against a federal limit of 10 ppb.","quote":"| **Arsenic (ppb)** | 1–13 (RAA 8.68–9) | 1.3–3.8 | ... The MCL is **10 ppb, adopted January 22, 2001, compliance required by January 23, 2006**","research":"05-environment-water-geology-corpus.md §1.2 (line 32); 01-plumbing-corpus.md §2.4 Reverse osmosis","docs":["ccr-washington-2025"]},{"fact":"Washington City's 2025 water quality report shows sodium ranging from 8 to 53.4 ppm.","quote":"| **Sodium (ppm)** | 5–153 | 8–53.4 | 9–55 | 9–55 | 7–19 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (line 31)","docs":["ccr-washington-2025"]},{"fact":"Washington City's 2025 water quality report shows fluoride ranging from 28 to 253 ppb and nitrate-nitrogen at 1.9 ppm.","quote":"| **Fluoride** | ND–2.12 ppm | 28–253 ppb | ... | **Nitrate-N (ppm)** | ND–0.758 | 1.9 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (lines 33–34)","docs":["ccr-washington-2025"]},{"fact":"Washington City's 2025 water quality report shows combined radium 226/228 at 0.03 to 2.41 pCi/L and uranium at 0.69 to 2.7 ppb.","quote":"| **Radium 226/228 (pCi/L)** | 0.1–2.50 | 0.03–2.41 | ... | **Uranium (ppb)** | not reported | 0.69–2.7 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (lines 35–36)","docs":["ccr-washington-2025"]},{"fact":"Washington City's 2025 water quality report shows total trihalomethanes at 5 to 48 ppb and HAA5 at non-detect to 17.4 ppb; the federal TTHM limit is 80 ppb.","quote":"| **TTHM (ppb)** | 0.58–56.6 | 5–48 | ... TTHM at 35.4 ppb is below the 80 ppb MCL","research":"05-environment-water-geology-corpus.md §1.2 (lines 37–38) and §1.5 editorial caution (line 116)","docs":["ccr-washington-2025"]},{"fact":"No Washington County water quality report, including Washington City's, publishes hardness, pH, chloride or iron, because they are not federally required reporting parameters.","quote":"I pulled the 2024/2025 reports for St. George, Washington City, Hurricane, Santa Clara, Ivins, and La Verkin. Hardness, pH, chloride, and iron are absent from all of them","research":"05-environment-water-geology-corpus.md §1.1 (line 21)","docs":[]},{"fact":"Washington City's drinking water is supplied through WCWCD's Quail Creek Water Treatment Plant and Sand Hollow Wells, the same regional system that serves St. George, Hurricane, Ivins and Santa Clara.","quote":"Quail Creek WTP & Sand Hollow Wells → St. George, Washington, Hurricane, Ivins, Santa Clara","research":"05-environment-water-geology-corpus.md §1.3 WCWCD regional systems (line 61)","docs":["wcwcd-quality"]},{"fact":"More than 80% of the drinking water WCWCD delivers is Virgin River surface water stored in Sand Hollow and Quail Creek reservoirs; the rest is groundwater from the Navajo aquifer.","quote":"WCWCD: more than 80% of district-delivered drinking water is surface water** diverted from the Virgin River and stored in Sand Hollow and Quail Creek reservoirs","research":"05-environment-water-geology-corpus.md §1.3 (line 57)","docs":["wcwcd-quality"]},{"fact":"Washington City's residential water rate roughly doubles from tier 1 at $2.41 to tier 9 at $5.03.","quote":"Washington City's water rate curve roughly doubles from tier 1 ($2.41) to tier 9 ($5.03)","research":"02-washington-county-playbook.html §3 The city layer (line 105)","docs":[]},{"fact":"Rinnai and Rheem tankless water heaters both cap total hardness at 200 mg/L (about 11.7 grains per gallon) and total dissolved solids at 500 mg/L in their warranty and installation documents.","quote":"Rinnai and Rheem both cap TDS at **500 mg/L**.","research":"01-plumbing-corpus.md §1.1 The manufacturer hardness warranty finding","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]},{"fact":"Noritz's tankless warranty excludes damage from hardness above 12 grains per gallon (200 mg/L), and Rinnai, Rheem and Navien all cap total hardness at 200 mg/L. A.O. Smith's current gas tankless warranty publishes no hardness figure at all.","quote":"Damage as a result of use with non-potable water, untreated or poorly treated well water, or water with high PH levels or hardness levels in excess of 12 grains per gallon (200 mg/L).","research":"Manufacturer warranty documents, each from the maker's own site, re-verified September 2, 2026","docs":[]},{"fact":"A water softener does not remove arsenic; cation exchange does nothing to it.","quote":"| **A water softener** | **Nothing.** Cation exchange does not remove arsenic. |","research":"01-plumbing-corpus.md §2.5 Arsenic removal specifically","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"Washington City Code § 8-9-3-2 caps irrigated lawn at 8 percent of the lot up to 1,500 square feet, allows 600 square feet on lots under 7,500 square feet, and applies a hard 1,500 square foot ceiling to every lot regardless of size.","quote":"No lot, regardless of its size, may install grass areas that exceed 1,500 square feet of surface area on the lot.","research":"Washington City Code § 8-9-3-2, Title 8 Ch. 9 Landscaping and Water Conservation, 2026 S-22, retrieved September 2, 2026","docs":[]},{"fact":"Washington City's landscape standards reach rehabilitated landscaping, defined as a landscape area where over 75 percent of the existing landscaping is removed and replaced, and the definition expressly includes any landscaping funded in whole or in part by the Washington County Water Conservancy District's conversion program.","quote":"REHABILITATED LANDSCAPING: Landscape area in which over 75% percent of existing landscaping is removed and replaced. Includes all landscaping funded in part, or completely, by Washington County Water Conservancy District's landscape conversion program.","research":"Washington City Code § 8-9-2 and § 8-9-3-2, retrieved September 2, 2026","docs":[]},{"fact":"Washington City Code § 8-9-3-2 prohibits grass in park strips, in any landscape area under eight feet wide, and on any slope over 15 percent.","quote":"Grass is prohibited in park strips, in any landscape area that measures less than eight feet in width, and on any slope that exceeds 15%.","research":"Washington City Code § 8-9-3-2, Title 8 Ch. 9 Landscaping and Water Conservation, 2026 S-22, retrieved September 2, 2026","docs":[]},{"fact":"Washington City requires all planting beds to be mulched.","quote":"Trees required | Two water-conserving, 1½\" caliper, one in front yard | All beds must be mulched","research":"02-washington-county-playbook.html §3 The city layer, ordinance table (line 100)","docs":[]},{"fact":"Washington City limits fences to 3 feet within the first 10 feet of the front yard.","quote":"Front fence height | 4 ft legal | 3 ft within the first 10 ft of front yard","research":"02-washington-county-playbook.html §3 The city layer, ordinance table (line 102); §6 (line 183)","docs":[]},{"fact":"Washington City Code § 7-5-14-7 requires grease traps to be cleaned no less than weekly and adds monthly inspections.","quote":"§ 7-5-14-7 — identical weekly language plus monthly inspections","research":"02-washington-county-playbook.html §3 The city layer, ordinance table (line 104)","docs":[]},{"fact":"Utah adopts construction code statewide under Title 15A, so the plumbing code in Washington City is the same as in St. George; what varies by city is permit triggers, fees, process, irrigation rules and lighting.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city. What varies is permit triggers, fees, process, irrigation rules and lighting.","research":"02-washington-county-playbook.html §3 The city layer (line 92)","docs":[]},{"fact":"Utah moved to the 2024 IBC, IECC and IEBC on July 1, 2026 under HB 65, while the electrical code remains the 2023 NEC and the residential code remains the 2021 IRC.","quote":"**The electrical code is the 2023 NEC, not the 2026 NEC.** ... **The residential code remains the 2021 IRC**, not the 2024 IRC.","research":"04-ev-charger-corpus.md §2.2 Which code edition applies in Utah","docs":["utah-58-55-p5"]},{"fact":"The WCWCD Water Efficiency Standards (October 2023) apply to any landscape installation using District or municipal-partner water, whether potable, secondary or reuse, and where they conflict with a city ordinance or HOA rule, the regulation giving the greatest water conservation applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md §3.1 The binding local specification","docs":["wcwcd-efficiency-standards"]},{"fact":"Under the WCWCD Water Efficiency Standards, single-family lawn is capped at 8% of the lot or 2,500 sq ft, whichever is less; lots under 7,500 sq ft may have up to 600 sq ft; no lawn may be less than 8 feet in any dimension; and no lawn is allowed on slopes over 25%.","quote":"\"No lawn shall be less than **8 feet in any dimension**\" ... no lawn on slope **exceeding 25%** (1:4)","research":"02-landscape-hardscape-corpus.md §4.6 The three overlapping lawn rules","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under the WCWCD Water Efficiency Standards, every drip zone must have a pressure regulator, a filter, a flush-end assembly and emitters rated 20 gallons per hour or less; drip and spray may not share a valve; automated systems must use an EPA WaterSense smart controller; and all planting beds must be mulched.","quote":"All other plant material must be irrigated from a drip irrigation system equipped with a pressure regulator, filter, flush-end assembly and emitters rated for 20 gallons per hour (gph) or less.","research":"02-landscape-hardscape-corpus.md §3.1 The binding local specification","docs":["wcwcd-efficiency-standards"]},{"fact":"Under the WCWCD Water Efficiency Standards, ornamental water features are limited to 25 sq ft per parcel, misting systems are permitted May through September when temperatures exceed 90°F, and homes over 1,400 sq ft need hot-water recirculation unless hot water arrives within 0.6 gallons.","quote":"**Ornamental water features: limited to 25 sq ft per parcel.** ... **Misting systems permitted May–September when temperatures exceed 90°F.**","research":"02-landscape-hardscape-corpus.md §4.6 Other Standards provisions","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under H.B. 215 (2026), a Utah city may not require a property owner to install or keep lawn in an area less than 8 feet wide, and may not block vegetation removal required for defensible space under the Wildland Urban Interface Code.","quote":"may not require a property owner to install or keep in place lawn or turf in an area with a width less than eight feet","research":"03-hoa-corpus.md §5.1 H.B. 215 (2026) Landscaping Restrictions Amendments","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"A new 240-volt branch circuit or a panel change requires an electrical permit and inspection in every Utah jurisdiction, and the permit must be pulled by a licensed electrical contractor.","quote":"a new 240V branch circuit and/or a panel or service change requires an **electrical permit and inspection** in every Utah AHJ","research":"04-ev-charger-corpus.md §3.6 Permits by city","docs":[]},{"fact":"Under Utah H.B. 48, effective January 1, 2026, each municipality must adopt and enforce the Wildland Urban Interface Code, and counties annually assess a fee on high-risk WUI property that is based on structure square footage and may be tiered by triage classification.","quote":"The division shall **annually set a fee amount that is based on the square footage of a structure** within the high risk wildland urban interface","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does; §6.2 The fee structure","docs":["utah-hb48-2025"]},{"fact":"Washington City has no tree or caliper requirement in its residential landscape section, and its residential standards carry no decorative water feature limit; those provisions sit in the non-residential standards.","quote":"Title 8 Ch. 9, residential standards at § 8-9-3-2; water feature limits at § 8-9-4-2 F and G (non-residential).","research":"Washington City Code § 8-9-3-2, Title 8 Ch. 9 Landscaping and Water Conservation, 2026 S-22, retrieved September 2, 2026","docs":[]},{"fact":"Washington City Code § 7-1-14 prohibits sprinkler irrigation of all lawns and landscapes between 10 a.m. and 8 p.m. from the first Sunday of April to the last Sunday of October, and it is enforced with a warning, then fines rising to $500.","quote":"Sprinkler irrigation of all lawns and landscapes is prohibited between the hours of ten o'clock (10:00) A.M. and eight o'clock (8:00) P.M. from the first Sunday of April of each year to the last Sunday of October of each year","research":"Washington City Code § 7-1-14 (Ord. 2004-23), retrieved September 2, 2026","docs":[]},{"fact":"Washington City's watering restriction exempts hand-held hoses, soaker hoses, buckets of five gallons or less, watering cans, bubblers and drip irrigation, and new lawns within 90 days of planting.","quote":"handheld hose, a soaker hose, a five (5) gallon or less capacity bucket, a watering can, bubbler or drip irrigation system","research":"Washington City Code § 7-1-14 B, retrieved September 2, 2026","docs":[]},{"fact":"Under Washington City Code § 8-9-3-3, an HOA covenant recorded after the chapter that conflicts with it is preempted and unenforceable.","quote":"preempted by this chapter and unenforceable","research":"Washington City Code § 8-9-3-3, retrieved September 2, 2026","docs":[]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Washington City's electric service is split: Washington City Power serves north of the Virgin River and Dixie Power serves the rest of the city limits.","quote":"| **Washington City** | **Split** — Washington City Power north of the Virgin River; Dixie Power elsewhere in city limits |","research":"04-ev-charger-corpus.md §3.1 St. George is NOT Rocky Mountain Power (utility table)","docs":[]},{"fact":"Rocky Mountain Power is not the electric utility for any part of Washington City.","quote":"Washington City splits similarly. Hurricane is Hurricane City Power, with Rocky Mountain Power only in the Harrisburg development.","research":"04-ev-charger-corpus.md §3.1 utility table; 03-content-briefs.html §0.4 St. George is not Rocky Mountain Power","docs":[]},{"fact":"Dixie Power is a cooperative with about 25,000 members in Southern Utah and Northern Arizona, with offices in St. George and Beryl.","quote":"**Dixie Power (co-op, ~25,000 members, Southern Utah + Northern Arizona; offices in St. George and Beryl)**","research":"04-ev-charger-corpus.md §3.2 Utility programs","docs":["utah-58-55-p5"]},{"fact":"Washington City publishes its own annual water quality report through its Public Works water division.","quote":"Washington City 2025: https://washingtonutah.gov/publicworks/water/ccr/CCR2025.pdf","research":"05-environment-water-geology-corpus.md §1.2 Sources (line 43)","docs":["ccr-washington-2025"]},{"fact":"The WCWCD residential water impact fee on new construction is $13,500.","quote":"And the WCWCD residential water impact fee is $13,500.","research":"02-washington-county-playbook.html §3 The city layer (line 105)","docs":[]},{"fact":"WCWCD offers a 2019 water conservation easement that waives part of its water impact fee on new construction in exchange for capping irrigated landscape at 5,000 sq ft; it is a different instrument from the rebate easement.","quote":"an entirely different instrument used to waive a portion of the District's **water impact fee** on new construction, in exchange for capping irrigated landscape at 5,000 sq ft","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"Coral Canyon is managed by CCMC, reachable at CoralCanyonHOA@CCMCnet.com or 435-634-1699.","quote":"Managed by **CCMC** (CoralCanyonHOA@CCMCnet.com, 435-634-1699).","research":"03-hoa-corpus.md §4.5 Coral Canyon — DRC calendar and process","docs":["coral-canyon-faq"]},{"fact":"Coral Canyon's Design Review Committee meets the second and fourth Thursday of each month at 9:00 a.m. at the Clubhouse; applications are due the Friday before, homeowners are notified within 48 hours, and variance decisions come within 45 days.","quote":"DRC meets the 2nd and 4th Thursday of each month at 9:00 a.m.** at the Clubhouse","research":"03-hoa-corpus.md §4.5; 02-washington-county-playbook.html §2 CC&R table (line 77); 03-content-briefs.html brief 07","docs":["coral-canyon-faq"]},{"fact":"In Coral Canyon any exterior alteration requires a DRC form, explicitly including security cameras, light fixtures, landscaping, solar panels, windows, painting and gates.","quote":"\"Any exterior alterations\"** require a DRC form — explicitly including **security cameras, light fixtures, landscaping, solar panels, windows, painting, and gates**","research":"03-hoa-corpus.md §4.5 Coral Canyon","docs":["coral-canyon-faq"]},{"fact":"Coral Canyon publishes an approved plant list and a pre-approved Sherwin-Williams paint palette; staff may approve items from those lists, but a DRC form must still be submitted.","quote":"Staff may approve items from **pre-approved plant and paint lists**, but **\"a DRC form will still need to be filled out and submitted\"**","research":"03-hoa-corpus.md §4.5; 02-washington-county-playbook.html §2 CC&R table (line 77)","docs":["coral-canyon-faq"]},{"fact":"Coral Canyon explicitly exempts interior alterations from pre-approval, along with dead-plant removal, like-for-like replanting and seasonal decorations.","quote":"Interior alterations explicitly exempt from pre-approval — as are dead-plant removal, like-for-like replanting, and seasonal decorations.","research":"02-washington-county-playbook.html §2 CC&R table (line 77); 03-content-briefs.html brief 02","docs":[]},{"fact":"In Coral Canyon, weeds must be pulled or otherwise removed; spraying them does not clear a violation.","quote":"Weeds must be **\"pulled or otherwise removed\"** — spraying to kill them does not clear the violation","research":"03-hoa-corpus.md §4.5 Coral Canyon","docs":["coral-canyon-faq"]},{"fact":"Coral Canyon is three associations: the Coral Canyon Master, The Petroglyphs and The Views.","quote":"Three associations. Manager: **CCMC**","research":"03-hoa-corpus.md §6.2 Coral Canyon (Washington City)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"The Sienna Hills Community Association master office is at 1593 Grapevine Crossing Rd, Washington UT 84780, 435-272-3621; master dues are $15 and are included in each neighborhood's dues.","quote":"Master: **Sienna Hills Community Association**, 1593 Grapevine Crossing Rd, Washington UT 84780, **435-272-3621**. **Master dues $15**","research":"03-hoa-corpus.md §6.2 Sienna Hills (Washington City)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Sienna Hills has 12 neighborhood sub-HOAs: ten are managed by Community Association Management (CAM, the Southern Utah arm of HOALiving, 435-627-1776), Copperleaf and Ladera by ERA Brokers Consolidation (435-628-3950), and The Casitas by Paul Properties (435-674-3444).","quote":"**CAM = Community Association Management**, the Southern Utah arm of **HOALiving**","research":"03-hoa-corpus.md §6.2 Sienna Hills sub-HOA and manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Monthly dues across Sienna Hills sub-HOAs range from $30 (Arroyo) to $226 (Escondido), per the association's own neighborhood page.","quote":"| Arroyo | CAM | 435-627-1776 | $30 | ... | Escondido | CAM | 435-627-1776 | $226 |","research":"03-hoa-corpus.md §6.2 Sienna Hills sub-HOA table","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Sienna Hills guidelines recommend lawn at no more than 15% of the front yard and 30% of the rear, ask owners to minimize colored rock and pea gravel, and do not allow white on paint or roofs.","quote":"Lawn recommended ≤15% front, ≤30% rear. Minimize colored rock and pea gravel. White not allowed on paint or roof.","research":"02-washington-county-playbook.html §2 What the actual CC&Rs say (line 76)","docs":[]},{"fact":"Sienna Hills caps perimeter walls at 6 feet and retaining walls at 4 feet, requires patio covers to match the roof surface, prohibits patio enclosures, and requires landscape lighting to be low voltage and DRC-approved.","quote":"Perimeter walls 6 ft, retaining 4 ft. ... Patio covers must match roof surface; enclosure prohibited. Landscape lighting must be low voltage, DRC-approved.","research":"02-washington-county-playbook.html §2 What the actual CC&Rs say (line 76)","docs":[]},{"fact":"The Sienna Hills DRC runs a 30-day review window on both preliminary and final submittals.","quote":"Sienna Hills' DRC has a 30-day window on both preliminary and final submittals.","research":"02-washington-county-playbook.html §2 CC&R table (line 76); 03-content-briefs.html brief 03 and 07","docs":[]},{"fact":"Green Springs is not a single HOA; its rules vary sub-area by sub-area, with identified sub-areas including La Jolla Hills, Northbridge / Northbridge Estates, Lions Head Estates (gated), Ventana at Green Spring Villages and Green Springs Patio Homes.","quote":"**Not a single HOA** — *\"HOA terms vary sub-area by sub-area.\"*","research":"03-hoa-corpus.md §6.2 Green Springs (Washington City)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Long Valley Trails in Washington City is a D.R. Horton development; no CC&Rs or design guidelines are published.","quote":"**Long Valley** — D.R. Horton's \"Long Valley Trails\" in **Washington City**","research":"03-hoa-corpus.md §6.2 Copper Rock, Long Valley, Padre Canyon...","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Under Utah Code 57-8a-231(3)(b), an HOA may not require a lot owner to install or keep lawn in an area less than 8 feet wide except where reasonably necessary for erosion control, and it may not prohibit water-wise landscaping on a detached dwelling.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code 57-8a-231 was enacted in 2022 and amended in 2023, 2024 and 2025.","quote":"§ 57-8a-231 was enacted in 2022 and amended in 2023, 2024 and 2025.","research":"02-washington-county-playbook.html §7 Do not publish these","docs":[]},{"fact":"As of May 6, 2026, a Utah HOA declaration may not impose a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots (Utah Code 57-8a-212, 2026 Ch. 62), and the rule-level twin is 57-8a-218(22)(b)(i).","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-hoa-corpus.md §2.4 Interior restrictions; 03-content-briefs.html brief 02","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"A Utah HOA may not restrict a homeowner from hiring a contractor solely because the contractor is not on the association's preferred vendor list (Utah Code 57-8a-218(22)(c)(iii) for rules; 57-8a-212(4)(i)(ii) for declarations).","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-hoa-corpus.md §2.2 (13)(b)(ii) and §3.4; 03-content-briefs.html brief 04","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Under Utah Code 57-8a-109(4), an HOA denial must state in writing each governing-document provision relied on and the specific aspect of the plan that does not conform, and under 57-8a-109(2) a plan fee may not exceed the actual cost of review.","quote":"\"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.\"","research":"03-hoa-corpus.md §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Under Utah Code 57-8a-802, an HOA may not prohibit a lot owner from installing an EV charging system in a parking space on the owner's lot or in a limited common area space designated for the owner's exclusive use, though it may require an application and a licensed electrical contractor.","quote":"**require the owner to use a licensed electrical contractor**","research":"04-ev-charger-corpus.md §4.1 Community Association Act — Utah Code § 57-8a-802","docs":["utah-58-55-p5"]},{"fact":"Under the Fair Housing Act an HOA cannot deny a reasonable modification such as grab bars, ramps, walk-in showers or widened doorways where there is a disability nexus, and may not require a specific contractor, extra insurance, higher deposits or medical records; the resident pays.","quote":"They may not require a specific contractor, extra insurance, higher deposits, or medical records. The resident pays.","research":"02-washington-county-playbook.html §2 The four statutes that matter (Fair Housing Act row); 03-content-briefs.html brief 02","docs":[]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles including Washington City, with 14 hazard maps at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington. Produced **14 geologic-hazard maps at 1:24,000 scale**","research":"05-environment-water-geology-corpus.md §2.1 UGS Special Study 127","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"SS-127 maps six geologic hazards (surface fault rupture, earthquake ground shaking, liquefaction, flooding, landslide, rock fall) and nine adverse construction conditions (expansive soil and rock, collapsible soil, gypsiferous soil and rock, shallow bedrock, caliche, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, shallow ground water).","quote":"expansive soil and rock; collapsible soil; gypsiferous soil and rock; shallow bedrock; caliche; wind-blown sand; breccia pipes and paleokarst; soil piping and erosion; shallow ground water.","research":"05-environment-water-geology-corpus.md §2.1 (lines 136–138)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey calls flooding \"the most widespread and damaging geologic hazard in southwestern Utah\" and expansive soil and rock \"the most troublesome construction condition.\"","quote":"Flooding is **\"the most widespread and damaging geologic hazard in southwestern Utah.\"** Expansive soil and rock is **\"the most troublesome construction condition.\"**","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Washington County Hazards MapServer publishes 24 free public GIS layers, including FEMA flood hazard, erosion hazard boundary, flood hazard based on geologic deposits, dam break inundation, fault special study zone, liquefaction, rockfall, collapsible soils, expansive rock and soil, gypsiferous rock and soil, wind-blown sand, piping and erosion, and wildfire history.","quote":"Contains 24 layers: FEMA Flood Hazard (0), Erosion Hazard Boundary (3), Flood Hazard Based on Geologic Deposits (4), Dam Break Inundation (5–7)","research":"05-environment-water-geology-corpus.md §2.9 Where homeowners look up their own property","docs":["washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122"]},{"fact":"Washington County publishes three separate flood-related GIS layers — FEMA flood hazard, erosion hazard boundary, and flood hazard based on geologic deposits — because the FEMA map alone is not sufficient here.","quote":"three different flood-related layers because FEMA's map alone is insufficient here","research":"05-environment-water-geology-corpus.md §4.3 Flooding; 02-washington-county-playbook.html §4","docs":["utah-flood-hazards"]},{"fact":"The county GIS maps dam-break inundation areas (layers 5–7), relevant because Quail Creek and Sand Hollow reservoirs sit upstream of populated areas.","quote":"the county maps **dam break inundation areas** (layers 5–7), relevant given Quail Creek and Sand Hollow reservoirs upstream of populated areas","research":"05-environment-water-geology-corpus.md §4.3 (line 427)","docs":["utah-flood-hazards"]},{"fact":"UGS defines collapsible soil as soil that has considerable strength when dry but settles significantly through hydrocompaction when wetted; in a home the wetting agent is typically a leaking irrigation line, service line, downspout or sewer lateral.","quote":"\"Soils that have considerable strength when in a dry, natural state, but significantly settle due to **hydrocompaction** when wetted.\"","research":"05-environment-water-geology-corpus.md §2.5 Collapsible soil","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"Expansive soils account for 42.87% of Utah's classified problem soils, more than any other type, and UGS illustrates the hazard with cracks in a Santa Clara house foundation.","quote":"expansive soils account for **42.87% of Utah's classified problem soils**","research":"05-environment-water-geology-corpus.md §2.2 Blue clay / Chinle Formation","docs":["ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer"]},{"fact":"UGS describes caliche as calcareous material in the shallow subsurface of arid soils that \"can be very difficult to excavate,\" and maps it as an adverse construction condition in SS-127.","quote":"\"A calcareous material that can accumulate in the shallow subsurface of soils in arid and semiarid climates that **can be very difficult to excavate**.\"","research":"05-environment-water-geology-corpus.md §2.3 Caliche","docs":["ugs-problem-soils"]},{"fact":"In gypsiferous zones mapped by UGS SS-127, a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3, and sulfate-resistant cement is required at class S2 and above.","quote":"a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3; sulfate-resistant cement is required at S2 and above.","research":"05-environment-water-geology-corpus.md §2.4 Gypsiferous soil and sulfate attack on concrete","docs":["washco-gypsiferous-layer","aci-nrmca-exposure"]},{"fact":"The Hurricane fault is capable of earthquakes as large as magnitude 6.5–7, and the 1992 St. George earthquake (magnitude 5.8, September 2, 1992) caused liquefaction and property damage.","quote":"SS-127 states the fault is capable of earthquakes \"as large as M 6.5–7\"","research":"05-environment-water-geology-corpus.md §2.7 Earthquakes, the Hurricane Fault","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"UGS calls radon \"Utah's leading geologic hazard in terms of fatalities\"; the state hazard plan attributes 5,630 Utah deaths (1973–2015) to radon-induced lung cancer, 92.7% of all Utah geologic-hazard fatalities.","quote":"5,630 Utah deaths to radon-induced lung cancer (1973–2015), 92.7% of all Utah geologic-hazard fatalities","research":"05-environment-water-geology-corpus.md §4.1 Radon","docs":["ugs-problem-soils","utah-shmp-geologic"]},{"fact":"Utah State University Extension states that termites are found throughout Utah but are most common in the southern counties, and its prevention list includes repairing water leaks and sealing foundation cracks.","quote":"\"Termites can be found throughout Utah, but are most common in the southern counties.\"","research":"05-environment-water-geology-corpus.md §6.3 Termites","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"UGS maps wind-blown sand as one of the nine adverse construction conditions in SS-127, and Washington County publishes it as GIS layer 21.","quote":"UGS maps \"Wind-Blown Sand\" as one of the nine adverse construction conditions** in SS-127, and Washington County publishes it as GIS layer 21.","research":"05-environment-water-geology-corpus.md §3.4 Wind and dust","docs":["washco-hazards-gis"]},{"fact":"Utah's Wildfire Risk Assessment Portal at wildfirerisk.utah.gov is the homeowner lookup tool for wildland-urban interface risk, and the Division's mapping-tool boundary is the only one insurers may use to classify a property as high-risk WUI.","quote":"insurers may **only** use the Division's wildfire risk assessment mapping tool boundary to determine whether a property is high-risk WUI","research":"05-environment-water-geology-corpus.md §4.2; 02-landscape-hardscape-corpus.md §6.1 item 7","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"WCWCD says the populated areas of Washington County are in hardiness zone 8, that a warm winter can approach zone 9 and rare years drop to zone 7, and that low-lying neighborhoods near rivers and drainages are colder because cold air settles there.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points.","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County falls in Sunset climate zone 10, with hot summers, cold winters, up to 300 growing days a year and elevations of 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert **zone 10** with hot summers, cold winters and up to **300 growing days** annually.","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Southwest Utah has a defined monsoon season that generates flash flooding; St. George recorded a 78-day dry spell that ended with monsoon onset in one recent year.","quote":"St. George recorded a **78-day dry spell ending with monsoon onset** in one recent year","research":"05-environment-water-geology-corpus.md §3.2 Monsoon season","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Precipitation is bimodal: February is the wettest month (1.38 in) from winter storms, August is third (1.07 in) from monsoon, and June is driest at 0.16 in.","quote":"February is the wettest month (1.38\") from winter frontal moisture; August is third (1.07\") from monsoon. June is driest at 0.16\"","research":"02-washington-county-playbook.html §5 Precipitation is bimodal (line 156)","docs":[]},{"fact":"St. George, the nearest long-term weather station, recorded an all-time high of 117°F, set in July 1985 and matched on July 11, 2021, and 98 days at or above 100°F in 2024.","quote":"**All-time high: 117°F, July 11, 2021** ... **Most days ≥100°F in a year: 98 days (2024)**","research":"05-environment-water-geology-corpus.md §3.1 Temperature and precipitation","docs":["noaa-st-george-station","nws-slc"]},{"fact":"Because winter lows sit right at freezing rather than well below it, the local freeze failure is exposed above-grade plumbing — hose bibs, backflow assemblies, pool equipment and attic runs — not pipes inside walls.","quote":"the damage pattern is **short-duration shallow freezes that split exposed above-grade brass and plastic**, not deep sustained freezes that burst copper inside walls.","research":"01-plumbing-corpus.md §8.3 Freeze risk here — correctly framed","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]},{"fact":"Penn State's sports surface research center measured synthetic turf at 200°F on a 98°F day in Provo, Utah; 30 minutes of watering dropped turf from 174°F to 85°F but it rebounded to 120°F within 5 minutes.","quote":"**On a 98°F day in Provo, Utah, synthetic turf reached 200°F** (Williams & Pulley, 2002)","research":"05-environment-water-geology-corpus.md §3.6 Heat effects on homes","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"WCWCD states that shade keeps areas up to 25 degrees cooler, that shade trees can lower surface temperatures by up to 50 degrees, and that grass uses four times more water than trees and shrubs.","quote":"the potential to lower surface temperatures **by up to 50 degrees**... **[grass] uses four times more water than trees and shrubs.**","research":"02-landscape-hardscape-corpus.md §1.4 Supporting quantitative argument for trees","docs":["wcwcd-urban-heat"]},{"fact":"WCWCD's published watering guide allows drip up to 1 day a week November–February, 2 days March–April, 3 days May–August and 2 days September–October, and says irrigation is typically not needed in December or January.","quote":"\"Irrigation is typically not needed in December or January. Hand water as needed.\"","research":"02-landscape-hardscape-corpus.md §3.4 Published run times and frequencies","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"Washington County had 91,460 housing units and 69,786 households as of July 2025, with 71.6% owner-occupied, a median home value of $510,700, and 2,857 building permits issued in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, **2,857 building permits in 2025**","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (Census QuickFacts)","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Green Springs was developed primarily through the 1990s and 2000s.","quote":"Developed primarily through the **1990s and 2000s**.","research":"03-hoa-corpus.md §6.2 Green Springs (Washington City)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Long Valley Trails is a D.R. Horton new-construction community in Washington City.","quote":"D.R. Horton's \"Long Valley Trails\" in **Washington City** (https://www.drhorton.com/utah/st-george/washington-city/long-valley-trails)","research":"03-hoa-corpus.md §6.2","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Polybutylene supply pipe was installed in U.S. homes from roughly 1978 through the mid-1990s, is usually gray and stamped PB2110, and fails from the inside when disinfectants react with the plastic.","quote":"Identification: usually marked \"PB2110\"**; flexible, ½\"–1\" diameter; **usually gray**","research":"05-environment-water-geology-corpus.md §5.2 Piping materials by era; 01-plumbing-corpus.md §4.4","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The EPA Renovation, Repair and Painting rule applies to homes built before 1978 and, unlike Utah's asbestos rule, has no small-residential exemption, so it governs bathroom remodel work in older homes.","quote":"**Unlike the asbestos rule, RRP has no small-residential exemption** — it is the rule that actually governs your bathroom remodel work in older homes.","research":"05-environment-water-geology-corpus.md §4.5 Lead paint","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Utah Admin. Code R307-801-9 exempts owners of residential structures of four units or fewer from asbestos inspection requirements and contains no 1992 date trigger.","quote":"\"Owners of residential structures including condominium owners of four units or less, not otherwise subject to the Asbestos NESHAP, are not required to perform asbestos inspections.\"","research":"05-environment-water-geology-corpus.md §4.4 Asbestos","docs":["ccr-washington-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"Washington County residents do not apply to the state landscape incentive; Utah Water Savers routes every Washington County jurisdiction to the WCWCD Water Efficient Landscape Program, and there is one application, one inspection, one easement and one payment.","quote":"**If you are a Washington County resident, apply for the Landscape Incentive here.**","research":"02-landscape-hardscape-corpus.md §2.1 The rebate stacking question","docs":["uws-eligibility","uws-program-details"]},{"fact":"The WCWCD landscape rebate pays $3 per square foot on the first 1,000 square feet and $2 per square foot after that for projects completed before June 1, 2027; the standard rate is $2.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline; 03-hoa-corpus.md §5.2","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"Removing or killing the lawn before the approval email and pre-conversion site visit permanently voids rebate eligibility; the grass must be alive at inspection, though irrigation may be shut off for up to a month beforehand if blades remain visible.","quote":"\"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.\"","research":"02-landscape-hardscape-corpus.md §2.2 Pre-approval is absolute","docs":["wcwcd-incentives"]},{"fact":"WCWCD requires 50% living plant cover at maturity in the converted area, counting each tree as 350 sq ft and each shrub or perennial as 35 sq ft, and existing trees inside the conversion area count.","quote":"we assign **trees 350 square feet of plant cover** and **shrubs, groundcovers and other perennial plants 35 square feet per plant** (**1 tree = 10 plants**)","research":"02-landscape-hardscape-corpus.md §2.3 The 50% plant coverage rule","docs":["uws-program-details"]},{"fact":"The program does not dictate plant species and there is no approved plant list for the rebate; it requires only 50% mature coverage.","quote":"\"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.\"","research":"02-landscape-hardscape-corpus.md §2.3","docs":["uws-program-details"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch inside the rebated area, poured concrete and mortared work are subtracted, and permeable artificial turf is accepted in lieu of mulch under the WCWCD program.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.","research":"02-landscape-hardscape-corpus.md §2.4 Permeable vs. impermeable in the rebate calculation","docs":["conservewater-requirements"]},{"fact":"Every rebated conversion attaches a perpetual conservation easement recorded with the Washington County Recorder that restricts only the converted area and prohibits irrigated grass, spray irrigation, pools, ponds and water features there forever.","quote":"\"This Easement shall continue in perpetuity.\"","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD enforces the easement by aerial imagery; on a violation the owner gets written notice and 45 days to cure, then owes the full rebate plus administrative costs plus 5% annual interest, and release of the easement is discretionary and carries the same repayment.","quote":"Grantor shall pay to Grantee **the full rebate amount** ... **plus reasonable administrative costs** ... **and interest at the rate of five percent (5%) per annum.**","research":"02-landscape-hardscape-corpus.md §2.5 Enforcement, Cure period, Release","docs":["wcwcd-easement-2019"]},{"fact":"The easement's completion spec requires no irrigation or low-volume drip with a filter, pressure regulator and emitters rated 20 gallons per hour or less, mulch permeable to air and water, and a conversion free of grass, bare soil and impermeable barriers.","quote":"it includes a **filter, pressure regulator, and emitters rated at twenty (20) gallons per hour or less.**","research":"02-landscape-hardscape-corpus.md §2.5 Easement Exhibit B","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD issues rebates in less than 60 days after project completion and paperwork submission.","quote":"\"we issue rebates in less than 60 days after you complete your project and submit all required paperwork.\"","research":"02-landscape-hardscape-corpus.md §2.2 Payment timeline","docs":["wcwcd-incentives"]},{"fact":"For an owner-occupied primary residence WCWCD does not collect a W-9 or issue a 1099 for the rebate; owners of second homes, rentals and commercial property are issued a 1099.","quote":"\"The district does not require IRS Form W-9 from properties that are owner-occupied primary residences... they will not be issued a form 1099\"","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment","docs":["wcwcd-incentives"]},{"fact":"WCWCD says a typical residential conversion can save up to $300 a year in water costs.","quote":"a typical residential conversion can also save up to **$300 each year in water costs** alone.","research":"02-landscape-hardscape-corpus.md §2.2 Cost benchmarks from the District itself","docs":["wcwcd-incentives"]},{"fact":"WCWCD offers a smart controller rebate of up to $100 for an EPA WaterSense-labeled controller and a toilet replacement rebate of up to $150 per toilet (up to two per property) for WaterSense models replacing toilets made before 1994; these are separate applications from the landscape rebate.","quote":"| **Toilet Replacement** | up to **$150** | WaterSense-labeled. \"Any toilet manufactured before 1994 may qualify.\" **Up to 2 toilets per property/application.** |","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates","docs":["wcwcd-incentives"]},{"fact":"If a homeowners' association compels a resident to keep grass, WCWCD invites the resident to email conservation@wcwcd.org and will take reasonable steps to communicate with the HOA about applicable state and local laws.","quote":"\"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org. We will take reasonable steps to communicate with your HOA\"","research":"02-landscape-hardscape-corpus.md §2.7 No dedicated HOA pathway","docs":["wcwcd-incentives"]},{"fact":"The federal Alternative Fuel Vehicle Refueling Property Credit (§30C) for home EV chargers expired for property placed in service after June 30, 2026.","quote":"applies only to qualified property placed in service through June 30, 2026.** It has expired.","research":"04-ev-charger-corpus.md §3.3 Federal tax credit — §30C is dead as of July 1, 2026","docs":["utah-58-55-p5"]}]}]},{"slug":"hurricane","name":"Hurricane","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/hurricane","documents":[{"id":"ugs-ss127","facts":21},{"id":"utah-shmp-geologic","facts":20},{"id":"ugs-active-faults","facts":18},{"id":"ugs-hazard-map-sg","facts":16},{"id":"ugs-problem-soils","facts":16},{"id":"washco-hazards-gis","facts":15},{"id":"utah-flood-hazards","facts":15},{"id":"wcwcd-quality","facts":15},{"id":"ugs-circular-122","facts":14},{"id":"brag-model-ordinance","facts":14},{"id":"aci-nrmca-exposure","facts":14},{"id":"washco-collapsible-layer","facts":14},{"id":"washco-gypsiferous-layer","facts":14},{"id":"nws-slc","facts":14},{"id":"hurricane-special-study","facts":14},{"id":"noaa-st-george-station","facts":14},{"id":"ugs-hazards-portal","facts":14},{"id":"washco-expansive-layer","facts":13},{"id":"wcwcd-incentives","facts":13},{"id":"westlake-uv-bulletin","facts":13},{"id":"wcwcd-easement-2019","facts":10},{"id":"uws-program-details","facts":9},{"id":"hurricane-pi","facts":9},{"id":"utah-dwri-pws","facts":9},{"id":"utah-sb122-2026","facts":9},{"id":"utah-title57-ch8","facts":9},{"id":"utah-title57-ch8a","facts":9},{"id":"utah-hb215-2026","facts":8},{"id":"wcwcd-efficiency-standards","facts":8},{"id":"usu-waterwise-policy","facts":8},{"id":"utah-hb48-2025","facts":7},{"id":"conservewater-requirements","facts":7},{"id":"uws-eligibility","facts":7},{"id":"wcwcd-urban-heat","facts":7},{"id":"conservewater-rebates","facts":6},{"id":"washco-property-search","facts":6},{"id":"washco-recorder-fees","facts":6},{"id":"utah-58-55-p5","facts":4},{"id":"epa-arsenic-rule","facts":3},{"id":"ao-smith-tankless-warranty","facts":3},{"id":"noritz-tankless-warranty","facts":3},{"id":"navien-npe-warranty","facts":3},{"id":"navien-npn-warranty","facts":3},{"id":"rheem-rtgh-warranty","facts":3},{"id":"bradford-white-warranty","facts":3}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"Hurricane City's water system (PWS UTAH27007) serves a population of 25,555.","quote":"*Hurricane City (UTAH27007), pop. 25,555 — 10 of 20 detected above guidelines:*","research":"05-environment-water-geology-corpus.md §1.5 Contaminants beyond hardness (line 107)","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Hexavalent chromium (chromium-6) is measured in Hurricane City water at 1.22 ppb; there is no federal limit for chromium-6.","quote":"**Chromium-6 is present and measured** in St. George (0.279 ppb) and Hurricane (1.22 ppb). There is no federal MCL for chromium-6.","research":"05-environment-water-geology-corpus.md §1.5 Key findings (line 119)","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Hurricane City water shows arsenic at 1.73 ppb against a federal limit of 10 ppb.","quote":"arsenic 1.73 ppb (433×), **chromium-6 1.22 ppb (61×)**, radium 1.51 pCi/L (30×), TTHM 2.60 ppb (17×), nitrate 0.590 ppm (4.2×)","research":"05-environment-water-geology-corpus.md §1.5 (line 107); 01-plumbing-corpus.md §2.4","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Hurricane City water shows combined radium at 1.51 pCi/L, total trihalomethanes at 2.60 ppb (federal limit 80 ppb), and nitrate at 0.590 ppm.","quote":"radium 1.51 pCi/L (30×), TTHM 2.60 ppb (17×), nitrate 0.590 ppm (4.2×)","research":"05-environment-water-geology-corpus.md §1.5 (lines 107, 116)","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"All Washington County water systems reviewed, including Hurricane, are in compliance with federal drinking water law; EWG's health guidelines are EWG's own values, far below federal limits.","quote":"all of these systems are **in compliance with federal law**.","research":"05-environment-water-geology-corpus.md §1.5 Critical editorial caution","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Hurricane's drinking water comes through WCWCD's Sand Hollow Wells (which serve Hurricane City and the Hurricane Valley Water System), the Cottam Wells, and the Quail Creek Water Treatment Plant.","quote":"Sand Hollow Wells → Hurricane City, Hurricane Valley Water System ... Cottam Wells → Casa de Oro, Homespun Village, Hurricane, La Verkin, Toquerville","research":"05-environment-water-geology-corpus.md §1.3 WCWCD regional systems (lines 61–63)","docs":["wcwcd-quality"]},{"fact":"More than 80% of the drinking water WCWCD delivers is Virgin River surface water stored in Sand Hollow and Quail Creek reservoirs; the rest is groundwater from the Navajo aquifer.","quote":"WCWCD: more than 80% of district-delivered drinking water is surface water** diverted from the Virgin River and stored in Sand Hollow and Quail Creek reservoirs","research":"05-environment-water-geology-corpus.md §1.3 (line 57)","docs":["wcwcd-quality"]},{"fact":"No Washington County water quality report, including Hurricane's, publishes hardness, pH, chloride or iron, because they are not federally required reporting parameters.","quote":"I pulled the 2024/2025 reports for St. George, Washington City, Hurricane, Santa Clara, Ivins, and La Verkin. Hardness, pH, chloride, and iron are absent from all of them","research":"05-environment-water-geology-corpus.md §1.1 (line 21)","docs":[]},{"fact":"Hurricane City operates a pressurized irrigation system fed from the Virgin River through the Quail Lake pipeline, passed through a settling pond and a filter station that filters to 200 microns; it is not potable.","quote":"**Hurricane City** operates a pressurized irrigation system fed from the **Virgin River via the Quail Lake pipeline**, through a settling pond and filter station (**filtered to 200 microns**)","research":"03-hoa-corpus.md §5.5 Secondary / pressurized irrigation (Hurricane City)","docs":["utah-dwri-pws","hurricane-pi"]},{"fact":"Hurricane's pressurized irrigation water typically runs muddy for a few weeks in July or August; availability, connection and rates are handled by the Hurricane Utilities Office at 435-635-2811.","quote":"Muddy water typically for a few weeks in July or August. Not potable. **Availability, connection, and rates: Hurricane Utilities Office, 435-635-2811.**","research":"03-hoa-corpus.md §5.5 (Hurricane City)","docs":["utah-dwri-pws","hurricane-pi"]},{"fact":"Rinnai and Rheem tankless water heaters both cap total hardness at 200 mg/L (about 11.7 grains per gallon) and total dissolved solids at 500 mg/L in their warranty and installation documents.","quote":"Rinnai and Rheem both cap TDS at **500 mg/L**.","research":"01-plumbing-corpus.md §1.1 The manufacturer hardness warranty finding","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]},{"fact":"Noritz's tankless warranty excludes damage from hardness above 12 grains per gallon (200 mg/L), and Rinnai, Rheem and Navien all cap total hardness at 200 mg/L. A.O. Smith's current gas tankless warranty publishes no hardness figure at all.","quote":"Damage as a result of use with non-potable water, untreated or poorly treated well water, or water with high PH levels or hardness levels in excess of 12 grains per gallon (200 mg/L).","research":"Manufacturer warranty documents, each from the maker's own site, re-verified September 2, 2026","docs":[]},{"fact":"A water softener does not remove arsenic or chromium; cation exchange does nothing to arsenic.","quote":"| **A water softener** | **Nothing.** Cation exchange does not remove arsenic. |","research":"01-plumbing-corpus.md §2.5 Arsenic removal specifically","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"Utah adopts construction code statewide under Title 15A, so the plumbing code in Hurricane is the same as in St. George; what varies by city is permit triggers, fees, process, irrigation rules and lighting.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city. What varies is permit triggers, fees, process, irrigation rules and lighting.","research":"02-washington-county-playbook.html §3 The city layer (line 92)","docs":[]},{"fact":"Utah moved to the 2024 IBC, IECC and IEBC on July 1, 2026 under HB 65, while the electrical code remains the 2023 NEC and the residential code remains the 2021 IRC.","quote":"**The electrical code is the 2023 NEC, not the 2026 NEC.** ... **The residential code remains the 2021 IRC**, not the 2024 IRC.","research":"04-ev-charger-corpus.md §2.2 Which code edition applies in Utah","docs":["utah-58-55-p5"]},{"fact":"The WCWCD Water Efficiency Standards (October 2023) apply to any landscape installation using District or municipal-partner water, whether potable, secondary or reuse, and where they conflict with a city ordinance or HOA rule, the regulation giving the greatest water conservation applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md §3.1 The binding local specification","docs":["wcwcd-efficiency-standards"]},{"fact":"Under the WCWCD Water Efficiency Standards, single-family lawn is capped at 8% of the lot or 2,500 sq ft, whichever is less; lots under 7,500 sq ft may have up to 600 sq ft; no lawn may be less than 8 feet in any dimension; and no lawn is allowed on slopes over 25%.","quote":"\"No lawn shall be less than **8 feet in any dimension**\" ... no lawn on slope **exceeding 25%** (1:4)","research":"02-landscape-hardscape-corpus.md §4.6 The three overlapping lawn rules","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under the WCWCD Water Efficiency Standards, every drip zone must have a pressure regulator, a filter, a flush-end assembly and emitters rated 20 gallons per hour or less; drip and spray may not share a valve; automated systems must use an EPA WaterSense smart controller; and all planting beds must be mulched.","quote":"All other plant material must be irrigated from a drip irrigation system equipped with a pressure regulator, filter, flush-end assembly and emitters rated for 20 gallons per hour (gph) or less.","research":"02-landscape-hardscape-corpus.md §3.1 The binding local specification","docs":["wcwcd-efficiency-standards"]},{"fact":"Under the WCWCD Water Efficiency Standards, ornamental water features are limited to 25 sq ft per parcel, misting systems are permitted May through September when temperatures exceed 90°F, and homes over 1,400 sq ft need hot-water recirculation unless hot water arrives within 0.6 gallons.","quote":"**Ornamental water features: limited to 25 sq ft per parcel.** ... **Misting systems permitted May–September when temperatures exceed 90°F.**","research":"02-landscape-hardscape-corpus.md §4.6 Other Standards provisions","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under the WCWCD Water Efficiency Standards, lawn is prohibited on commercial, institutional and industrial property except in an Active Recreation Area, and no lawn is allowed within 10 feet of vehicular areas.","quote":"**lawn prohibited** except in an Active Recreation Area; and **no lawn within 10 ft of vehicular areas**","research":"02-landscape-hardscape-corpus.md §4.6 table (Commercial/institutional/industrial row)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under H.B. 215 (2026), a Utah city may not require a property owner to install or keep lawn in an area less than 8 feet wide, and may not block vegetation removal required for defensible space under the Wildland Urban Interface Code.","quote":"may not require a property owner to install or keep in place lawn or turf in an area with a width less than eight feet","research":"03-hoa-corpus.md §5.1 H.B. 215 (2026) Landscaping Restrictions Amendments","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"A new 240-volt branch circuit or a panel change requires an electrical permit and inspection in every Utah jurisdiction, and the permit must be pulled by a licensed electrical contractor.","quote":"a new 240V branch circuit and/or a panel or service change requires an **electrical permit and inspection** in every Utah AHJ","research":"04-ev-charger-corpus.md §3.6 Permits by city","docs":[]},{"fact":"Under Utah H.B. 48, effective January 1, 2026, each municipality must adopt and enforce the Wildland Urban Interface Code, and counties annually assess a fee on high-risk WUI property that is based on structure square footage and may be tiered by triage classification.","quote":"The division shall **annually set a fee amount that is based on the square footage of a structure** within the high risk wildland urban interface","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does; §6.2 The fee structure","docs":["utah-hb48-2025"]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Hurricane's electric service is primarily Hurricane City Power, with Rocky Mountain Power only in the Harrisburg development and Dixie Escalante (Dixie Power) in other zones.","quote":"| **Hurricane** | Hurricane City Power primarily; **Rocky Mountain Power** in the Harrisburg development; Dixie Escalante in other zones |","research":"04-ev-charger-corpus.md §3.1 St. George is NOT Rocky Mountain Power (utility table)","docs":[]},{"fact":"Rocky Mountain Power offers no residential Level 2 charger rebate in Utah; its Wattsmart Drive demand-response program pays bill credits of up to $100 the first year and up to $50 a year after, and applies only in RMP pockets such as Harrisburg.","quote":"**No residential Level 2 charger rebate in Utah.** ... Bill credits: **up to $100 first year, up to $50/year thereafter**.","research":"04-ev-charger-corpus.md §3.2 Rocky Mountain Power","docs":["utah-58-55-p5"]},{"fact":"Hurricane City's pressurized irrigation page does not list which subdivisions are served; that requires a call to Hurricane City Utilities at 435-635-2811.","quote":"The page does **not** list which subdivisions are served.","research":"03-hoa-corpus.md §5.5 and §8","docs":["utah-dwri-pws","hurricane-pi"]},{"fact":"Hurricane City maintains a Building Department page at cityofhurricane.com/161/Building-Department.","quote":"**Hurricane City:** https://www.cityofhurricane.com/161/Building-Department — fee schedule not retrieved","research":"04-ev-charger-corpus.md §3.6 Permits by city","docs":[]},{"fact":"The WCWCD residential water impact fee on new construction is $13,500.","quote":"And the WCWCD residential water impact fee is $13,500.","research":"02-washington-county-playbook.html §3 The city layer (line 105)","docs":[]},{"fact":"WCWCD offers a 2019 water conservation easement that waives part of its water impact fee on new construction in exchange for capping irrigated landscape at 5,000 sq ft; it is a different instrument from the rebate easement.","quote":"an entirely different instrument used to waive a portion of the District's **water impact fee** on new construction, in exchange for capping irrigated landscape at 5,000 sq ft","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"Sky Mountain has two distinct associations: Sky Mountain HOA (skymountainhoa.com, skymountainhoa@gmail.com, 435-288-2228), which is self-managed on PayHOA, and Sky Mountain Golf Estates HOA.","quote":"**Sky Mountain HOA** — https://www.skymountainhoa.com/ — skymountainhoa@gmail.com, **435-288-2228**; self-managed on **PayHOA**","research":"03-hoa-corpus.md §6.2 Sky Mountain (Hurricane) — two distinct associations","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","hurricane-pi"]},{"fact":"Sky Mountain Golf Estates HOA is at 985 N 2600 W, Hurricane UT 84737, (435) 635-7781, with office hours 10 a.m. to 2 p.m. Monday through Thursday, and also uses PayHOA.","quote":"**Sky Mountain Golf Estates HOA** — ... **985 N 2600 W, Hurricane UT 84737**, **(435) 635-7781**; office hours 10 a.m.–2 p.m. Mon–Thu","research":"03-hoa-corpus.md §6.2 Sky Mountain (Hurricane)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","hurricane-pi"]},{"fact":"Sky Ridge Town Homes Homeowners Association, Inc. is also present in Hurricane.","quote":"Also present in Hurricane: **Sky Ridge Town Homes Homeowners Association, Inc.**","research":"03-hoa-corpus.md §6.2 Sky Mountain (Hurricane)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","hurricane-pi"]},{"fact":"Sand Hollow Resort caps grass at 50% of the setback landscape area, prohibits artificial turf regardless of placement, requires rock to be reddish-brown earth tone of 2-inch minimum size, mandates drip with spray only on turf, and requires a landscape plan prepared by a Utah-licensed landscape architect.","quote":"Grass capped at 50% of setback landscape area. Artificial turf prohibited regardless of placement. Rock must be reddish-brown earth tone, 2\" min. Drip mandatory, spray only on turf.","research":"02-washington-county-playbook.html §2 What the actual CC&Rs say (line 75)","docs":[]},{"fact":"Sand Hollow Resort's ACC meets weekly on Thursday afternoon with the packet due Monday at 5 p.m.; its deemed-approval backstop is 60 days plus a 14-day written demand (Design Code §3.10).","quote":"Weekly, Thursday PM; packet due Mon 5pm. Statutory backstop 60 days + 14.","research":"02-washington-county-playbook.html §2 CC&R table (line 75) and §6 page 11; 03-content-briefs.html brief 03 and 07","docs":[]},{"fact":"Sand Hollow Resort fines $500 for pulling a building permit before ACC approval, charges $1,000 for new-construction plan review and $250 for changes, requires a damage deposit of $1,500 to $5,000, and runs four mandatory inspections.","quote":"$500 fine for pulling a permit before ACC approval. ACC review $1,000 new / $250 changes. Damage deposit $1,500–5,000.","research":"02-washington-county-playbook.html §2 CC&R table (line 75); 03-content-briefs.html brief 07","docs":[]},{"fact":"Sand Hollow Resort limits construction hours to 7 a.m. to 5:30 p.m. Monday through Friday and prohibits RVs on lots, including inside garages.","quote":"Hours 7a–5:30p M–F. No RV on lots, including garages.","research":"02-washington-county-playbook.html §2 CC&R table (line 75)","docs":[]},{"fact":"Copper Rock in Hurricane has no public governing documents; copperrock.com is a golf-course marketing site only.","quote":"**Copper Rock** (Hurricane) — https://copperrock.com/ is a golf-course marketing site only","research":"03-hoa-corpus.md §6.2 Copper Rock, Long Valley, Padre Canyon...","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","hurricane-pi"]},{"fact":"Under Utah Code 57-8a-231(3)(b), an HOA may not require a lot owner to install or keep lawn in an area less than 8 feet wide except where reasonably necessary for erosion control, and it may not prohibit water-wise landscaping on a detached dwelling.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code 57-8a-231 protects only owners of detached dwellings in planned communities; attached townhome owners are not covered by 57-8a-231(2), and condominium owners get parallel protection through 57-8-8.1(8) and 57-8-10(9)(c)–(d) as of May 6, 2026.","quote":"57-8a-231(2) protects **\"a lot owner of a detached dwelling.\"** Attached townhome owners in a PUD are **not** covered by 57-8a-231(2).","research":"03-hoa-corpus.md §2.4 Are condo owners covered","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"As of May 6, 2026, a Utah HOA declaration may not impose a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots (Utah Code 57-8a-212, 2026 Ch. 62), and the rule-level twin is 57-8a-218(22)(b)(i).","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-hoa-corpus.md §2.4 Interior restrictions; 03-content-briefs.html brief 02","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"A Utah HOA may not restrict a homeowner from hiring a contractor solely because the contractor is not on the association's preferred vendor list (Utah Code 57-8a-218(22)(c)(iii) for rules; 57-8a-212(4)(i)(ii) for declarations).","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-hoa-corpus.md §2.2 (13)(b)(ii) and §3.4; 03-content-briefs.html brief 04","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Under Utah Code 57-8a-109(4), an HOA denial must state in writing each governing-document provision relied on and the specific aspect of the plan that does not conform, and under 57-8a-109(2) a plan fee may not exceed the actual cost of review.","quote":"\"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.\"","research":"03-hoa-corpus.md §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","hurricane-pi"]},{"fact":"There is no statutory deemed-approval rule or review deadline in Utah; deemed approval exists only where an individual declaration or design guideline provides it, as Sand Hollow Resort's does.","quote":"**There is no statutory deemed-approval provision and no statutory review deadline in Utah.**","research":"03-hoa-corpus.md §4.1; 02-washington-county-playbook.html §6 page 11","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","hurricane-pi"]},{"fact":"Under Utah Code 57-8a-802, an HOA may not prohibit a lot owner from installing an EV charging system in a parking space on the owner's lot or in a limited common area space designated for the owner's exclusive use, though it may require an application and a licensed electrical contractor.","quote":"**require the owner to use a licensed electrical contractor**","research":"04-ev-charger-corpus.md §4.1 Community Association Act — Utah Code § 57-8a-802","docs":["utah-58-55-p5"]},{"fact":"Under the Fair Housing Act an HOA cannot deny a reasonable modification such as grab bars, ramps, walk-in showers or widened doorways where there is a disability nexus, and may not require a specific contractor, extra insurance, higher deposits or medical records; the resident pays.","quote":"They may not require a specific contractor, extra insurance, higher deposits, or medical records. The resident pays.","research":"02-washington-county-playbook.html §2 The four statutes that matter (Fair Housing Act row); 03-content-briefs.html brief 02","docs":[]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"The Hurricane fault zone is 87 km end to end (102 km cumulative trace) in six sections, including the 42-km Anderson Junction section spanning Utah and Arizona, with normal, down-to-the-west faulting and a minor right-lateral component near Hurricane.","quote":"Overall length **87 km end-to-end, 102 km cumulative trace** ... **Normal faulting, down-to-the-west**, with a minor right-lateral component near Hurricane","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone (USGS/UGS Quaternary Fault Database, structure 998)","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The Anderson Junction section of the Hurricane fault slips at 0.2–1 mm per year and last ruptured the surface roughly 5,000–10,000 years ago; the recurrence interval for every section is listed as \"No data.\"","quote":"**Anderson Junction segment ~5,000–10,000 years ago (early Holocene)** ... **Recurrence interval: \"No data\"** for all sections","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"Displacement across the Hurricane fault increases to the north, and late Quaternary alluvial deposits show up to tens of feet of displacement.","quote":"Displacement across the fault **increases to the north**; late Quaternary alluvial deposits show **up to tens of feet** of displacement","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"UGS Special Study 127 states the Hurricane fault is capable of earthquakes as large as magnitude 6.5–7.","quote":"SS-127 states the fault is capable of earthquakes \"as large as M 6.5–7\"** and that active faults in the area are capable of magnitude 7.","research":"05-environment-water-geology-corpus.md §2.7 (line 229)","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The 1992 St. George earthquake (magnitude 5.8, September 2, 1992) caused liquefaction and property damage and triggered the Springdale landslide.","quote":"**The 1992 St. George earthquake: magnitude 5.8, September 2, 1992** ... **It caused liquefaction and property damage.** It also triggered the Springdale landslide.","research":"05-environment-water-geology-corpus.md §2.7 (line 216)","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles including Hurricane, with 14 hazard maps at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington. Produced **14 geologic-hazard maps at 1:24,000 scale**","research":"05-environment-water-geology-corpus.md §2.1 UGS Special Study 127","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"SS-127 maps six geologic hazards (surface fault rupture, earthquake ground shaking, liquefaction, flooding, landslide, rock fall) and nine adverse construction conditions (expansive soil and rock, collapsible soil, gypsiferous soil and rock, shallow bedrock, caliche, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, shallow ground water).","quote":"expansive soil and rock; collapsible soil; gypsiferous soil and rock; shallow bedrock; caliche; wind-blown sand; breccia pipes and paleokarst; soil piping and erosion; shallow ground water.","research":"05-environment-water-geology-corpus.md §2.1 (lines 136–138)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey calls flooding \"the most widespread and damaging geologic hazard in southwestern Utah\" and expansive soil and rock \"the most troublesome construction condition.\"","quote":"Flooding is **\"the most widespread and damaging geologic hazard in southwestern Utah.\"** Expansive soil and rock is **\"the most troublesome construction condition.\"**","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Washington County Hazards MapServer publishes 24 free public GIS layers, including a Fault Special Study Zone layer (11), surface fault rupture hazard (10), liquefaction (16), rockfall (17), collapsible soils (18), expansive rock and soil (19), gypsiferous rock and soil (20), wind-blown sand (21), piping and erosion (22) and wildfire history (23).","quote":"Surface fault rupture hazard (10), **Fault Special Study Zone (11)**, Landslides (12–14), Landslide Hazard (15), Liquefaction (16), Rockfall Hazard (17)","research":"05-environment-water-geology-corpus.md §2.9 Where homeowners look up their own property","docs":["washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122"]},{"fact":"The county GIS maps dam-break inundation areas (layers 5–7), relevant because Quail Creek and Sand Hollow reservoirs sit upstream of populated areas.","quote":"the county maps **dam break inundation areas** (layers 5–7), relevant given Quail Creek and Sand Hollow reservoirs upstream of populated areas","research":"05-environment-water-geology-corpus.md §4.3 (line 427)","docs":["utah-flood-hazards"]},{"fact":"Washington County publishes three separate flood-related GIS layers — FEMA flood hazard, erosion hazard boundary, and flood hazard based on geologic deposits — because the FEMA map alone is not sufficient here.","quote":"three different flood-related layers because FEMA's map alone is insufficient here","research":"05-environment-water-geology-corpus.md §4.3 Flooding; 02-washington-county-playbook.html §4","docs":["utah-flood-hazards"]},{"fact":"UGS defines collapsible soil as soil that has considerable strength when dry but settles significantly through hydrocompaction when wetted; in a home the wetting agent is typically a leaking irrigation line, service line, downspout or sewer lateral.","quote":"\"Soils that have considerable strength when in a dry, natural state, but significantly settle due to **hydrocompaction** when wetted.\"","research":"05-environment-water-geology-corpus.md §2.5 Collapsible soil","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"UGS describes caliche as calcareous material in the shallow subsurface of arid soils that \"can be very difficult to excavate,\" and maps it as an adverse construction condition in SS-127.","quote":"\"A calcareous material that can accumulate in the shallow subsurface of soils in arid and semiarid climates that **can be very difficult to excavate**.\"","research":"05-environment-water-geology-corpus.md §2.3 Caliche","docs":["ugs-problem-soils"]},{"fact":"In gypsiferous zones mapped by UGS SS-127, a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3, and sulfate-resistant cement is required at class S2 and above.","quote":"a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3; sulfate-resistant cement is required at S2 and above.","research":"05-environment-water-geology-corpus.md §2.4 Gypsiferous soil and sulfate attack on concrete","docs":["washco-gypsiferous-layer","aci-nrmca-exposure"]},{"fact":"SS-127 notes that rockfall has widespread favorable conditions in the study area and that damage is expected to increase with hillside development; rockfall has caused at least 15 documented deaths in Utah since 1850, including a 2013 fatality in Rockville, Washington County.","quote":"Rockfall has \"widespread favorable conditions\" and damage is **expected to increase with hillside development**.","research":"05-environment-water-geology-corpus.md §2.8 Landslide and rockfall","docs":["utah-shmp-geologic"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"UGS calls radon \"Utah's leading geologic hazard in terms of fatalities\"; the state hazard plan attributes 5,630 Utah deaths (1973–2015) to radon-induced lung cancer, 92.7% of all Utah geologic-hazard fatalities.","quote":"5,630 Utah deaths to radon-induced lung cancer (1973–2015), 92.7% of all Utah geologic-hazard fatalities","research":"05-environment-water-geology-corpus.md §4.1 Radon","docs":["ugs-problem-soils","utah-shmp-geologic"]},{"fact":"Utah State University Extension states that termites are found throughout Utah but are most common in the southern counties, and its prevention list includes repairing water leaks and sealing foundation cracks.","quote":"\"Termites can be found throughout Utah, but are most common in the southern counties.\"","research":"05-environment-water-geology-corpus.md §6.3 Termites","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Utah's Wildfire Risk Assessment Portal at wildfirerisk.utah.gov is the homeowner lookup tool for wildland-urban interface risk, and the Division's mapping-tool boundary is the only one insurers may use to classify a property as high-risk WUI.","quote":"insurers may **only** use the Division's wildfire risk assessment mapping tool boundary to determine whether a property is high-risk WUI","research":"05-environment-water-geology-corpus.md §4.2; 02-landscape-hardscape-corpus.md §6.1 item 7","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"WCWCD says the populated areas of Washington County are in hardiness zone 8, that a warm winter can approach zone 9 and rare years drop to zone 7, and that low-lying neighborhoods near rivers and drainages are colder because cold air settles there.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points.","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County falls in Sunset climate zone 10, with hot summers, cold winters, up to 300 growing days a year and elevations of 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert **zone 10** with hot summers, cold winters and up to **300 growing days** annually.","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Southwest Utah has a defined monsoon season that generates flash flooding; St. George recorded a 78-day dry spell that ended with monsoon onset in one recent year.","quote":"St. George recorded a **78-day dry spell ending with monsoon onset** in one recent year","research":"05-environment-water-geology-corpus.md §3.2 Monsoon season","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Precipitation is bimodal: February is the wettest month (1.38 in) from winter storms, August is third (1.07 in) from monsoon, and June is driest at 0.16 in.","quote":"February is the wettest month (1.38\") from winter frontal moisture; August is third (1.07\") from monsoon. June is driest at 0.16\"","research":"02-washington-county-playbook.html §5 Precipitation is bimodal (line 156)","docs":[]},{"fact":"St. George, the nearest long-term weather station, recorded an all-time high of 117°F, set in July 1985 and matched on July 11, 2021, and 98 days at or above 100°F in 2024.","quote":"**All-time high: 117°F, July 11, 2021** ... **Most days ≥100°F in a year: 98 days (2024)**","research":"05-environment-water-geology-corpus.md §3.1 Temperature and precipitation","docs":["noaa-st-george-station","nws-slc"]},{"fact":"Because winter lows sit right at freezing rather than well below it, the local freeze failure is exposed above-grade plumbing — hose bibs, backflow assemblies, pool equipment and attic runs — not pipes inside walls.","quote":"the damage pattern is **short-duration shallow freezes that split exposed above-grade brass and plastic**, not deep sustained freezes that burst copper inside walls.","research":"01-plumbing-corpus.md §8.3 Freeze risk here — correctly framed","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]},{"fact":"UGS maps wind-blown sand as one of the nine adverse construction conditions in SS-127, and Washington County publishes it as GIS layer 21.","quote":"UGS maps \"Wind-Blown Sand\" as one of the nine adverse construction conditions** in SS-127, and Washington County publishes it as GIS layer 21.","research":"05-environment-water-geology-corpus.md §3.4 Wind and dust","docs":["washco-hazards-gis"]},{"fact":"Penn State's sports surface research center measured synthetic turf at 200°F on a 98°F day in Provo, Utah; 30 minutes of watering dropped turf from 174°F to 85°F but it rebounded to 120°F within 5 minutes.","quote":"**On a 98°F day in Provo, Utah, synthetic turf reached 200°F** (Williams & Pulley, 2002)","research":"05-environment-water-geology-corpus.md §3.6 Heat effects on homes","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"WCWCD states that shade keeps areas up to 25 degrees cooler, that shade trees can lower surface temperatures by up to 50 degrees, and that grass uses four times more water than trees and shrubs.","quote":"the potential to lower surface temperatures **by up to 50 degrees**... **[grass] uses four times more water than trees and shrubs.**","research":"02-landscape-hardscape-corpus.md §1.4 Supporting quantitative argument for trees","docs":["wcwcd-urban-heat"]},{"fact":"WCWCD's published watering guide allows drip up to 1 day a week November–February, 2 days March–April, 3 days May–August and 2 days September–October, and says irrigation is typically not needed in December or January.","quote":"\"Irrigation is typically not needed in December or January. Hand water as needed.\"","research":"02-landscape-hardscape-corpus.md §3.4 Published run times and frequencies","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"Washington County had 91,460 housing units and 69,786 households as of July 2025, with 71.6% owner-occupied, a median home value of $510,700, and 2,857 building permits issued in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, **2,857 building permits in 2025**","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (Census QuickFacts)","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Polybutylene supply pipe was installed in U.S. homes from roughly 1978 through the mid-1990s, is usually gray and stamped PB2110, and fails from the inside when disinfectants react with the plastic.","quote":"Identification: usually marked \"PB2110\"**; flexible, ½\"–1\" diameter; **usually gray**","research":"05-environment-water-geology-corpus.md §5.2 Piping materials by era; 01-plumbing-corpus.md §4.4","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The EPA Renovation, Repair and Painting rule applies to homes built before 1978 and, unlike Utah's asbestos rule, has no small-residential exemption, so it governs bathroom remodel work in older homes.","quote":"**Unlike the asbestos rule, RRP has no small-residential exemption** — it is the rule that actually governs your bathroom remodel work in older homes.","research":"05-environment-water-geology-corpus.md §4.5 Lead paint","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Utah Admin. Code R307-801-9 exempts owners of residential structures of four units or fewer from asbestos inspection requirements and contains no 1992 date trigger.","quote":"\"Owners of residential structures including condominium owners of four units or less, not otherwise subject to the Asbestos NESHAP, are not required to perform asbestos inspections.\"","research":"05-environment-water-geology-corpus.md §4.4 Asbestos","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","hurricane-special-study","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"Hurricane residents do not apply to the state landscape incentive; the Utah Water Savers eligibility page links Hurricane directly to the WCWCD Water Efficient Landscape Program, and there is one application, one inspection, one easement and one payment.","quote":"Hurricane and Ivins (and the \"here.\" county-level link) all resolve to `wcwcd.gov`.","research":"02-landscape-hardscape-corpus.md §2.1 The rebate stacking question (line 27)","docs":["uws-eligibility","uws-program-details"]},{"fact":"The WCWCD landscape rebate pays $3 per square foot on the first 1,000 square feet and $2 per square foot after that for projects completed before June 1, 2027; the standard rate is $2.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline; 03-hoa-corpus.md §5.2","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"Removing or killing the lawn before the approval email and pre-conversion site visit permanently voids rebate eligibility; the grass must be alive at inspection, though irrigation may be shut off for up to a month beforehand if blades remain visible.","quote":"\"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.\"","research":"02-landscape-hardscape-corpus.md §2.2 Pre-approval is absolute","docs":["wcwcd-incentives"]},{"fact":"WCWCD requires 50% living plant cover at maturity in the converted area, counting each tree as 350 sq ft and each shrub or perennial as 35 sq ft, and existing trees inside the conversion area count.","quote":"we assign **trees 350 square feet of plant cover** and **shrubs, groundcovers and other perennial plants 35 square feet per plant** (**1 tree = 10 plants**)","research":"02-landscape-hardscape-corpus.md §2.3 The 50% plant coverage rule","docs":["uws-program-details"]},{"fact":"The program does not dictate plant species and there is no approved plant list for the rebate; it requires only 50% mature coverage.","quote":"\"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.\"","research":"02-landscape-hardscape-corpus.md §2.3","docs":["uws-program-details"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch inside the rebated area, poured concrete and mortared work are subtracted, and permeable artificial turf is accepted in lieu of mulch under the WCWCD program.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.","research":"02-landscape-hardscape-corpus.md §2.4 Permeable vs. impermeable in the rebate calculation","docs":["conservewater-requirements"]},{"fact":"Every rebated conversion attaches a perpetual conservation easement recorded with the Washington County Recorder that restricts only the converted area and prohibits irrigated grass, spray irrigation, pools, ponds and water features there forever.","quote":"\"This Easement shall continue in perpetuity.\"","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD enforces the easement by aerial imagery; on a violation the owner gets written notice and 45 days to cure, then owes the full rebate plus administrative costs plus 5% annual interest, and release of the easement is discretionary and carries the same repayment.","quote":"Grantor shall pay to Grantee **the full rebate amount** ... **plus reasonable administrative costs** ... **and interest at the rate of five percent (5%) per annum.**","research":"02-landscape-hardscape-corpus.md §2.5 Enforcement, Cure period, Release","docs":["wcwcd-easement-2019"]},{"fact":"The easement's completion spec requires no irrigation or low-volume drip with a filter, pressure regulator and emitters rated 20 gallons per hour or less, mulch permeable to air and water, and a conversion free of grass, bare soil and impermeable barriers.","quote":"it includes a **filter, pressure regulator, and emitters rated at twenty (20) gallons per hour or less.**","research":"02-landscape-hardscape-corpus.md §2.5 Easement Exhibit B","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD issues rebates in less than 60 days after project completion and paperwork submission.","quote":"\"we issue rebates in less than 60 days after you complete your project and submit all required paperwork.\"","research":"02-landscape-hardscape-corpus.md §2.2 Payment timeline","docs":["wcwcd-incentives"]},{"fact":"For an owner-occupied primary residence WCWCD does not collect a W-9 or issue a 1099 for the rebate; owners of second homes, rentals and commercial property are issued a 1099.","quote":"\"The district does not require IRS Form W-9 from properties that are owner-occupied primary residences... they will not be issued a form 1099\"","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment","docs":["wcwcd-incentives"]},{"fact":"WCWCD says a typical residential conversion can save up to $300 a year in water costs.","quote":"a typical residential conversion can also save up to **$300 each year in water costs** alone.","research":"02-landscape-hardscape-corpus.md §2.2 Cost benchmarks from the District itself","docs":["wcwcd-incentives"]},{"fact":"WCWCD offers a smart controller rebate of up to $100 for an EPA WaterSense-labeled controller and a toilet replacement rebate of up to $150 per toilet (up to two per property) for WaterSense models replacing toilets made before 1994; these are separate applications from the landscape rebate.","quote":"| **Toilet Replacement** | up to **$150** | WaterSense-labeled. \"Any toilet manufactured before 1994 may qualify.\" **Up to 2 toilets per property/application.** |","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates","docs":["wcwcd-incentives"]},{"fact":"If a homeowners' association compels a resident to keep grass, WCWCD invites the resident to email conservation@wcwcd.org and will take reasonable steps to communicate with the HOA about applicable state and local laws.","quote":"\"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org. We will take reasonable steps to communicate with your HOA\"","research":"02-landscape-hardscape-corpus.md §2.7 No dedicated HOA pathway","docs":["wcwcd-incentives"]},{"fact":"The federal Alternative Fuel Vehicle Refueling Property Credit (§30C) for home EV chargers expired for property placed in service after June 30, 2026.","quote":"applies only to qualified property placed in service through June 30, 2026.** It has expired.","research":"04-ev-charger-corpus.md §3.3 Federal tax credit — §30C is dead as of July 1, 2026","docs":["utah-58-55-p5"]}]}]},{"slug":"santa-clara","name":"Santa Clara","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/santa-clara","documents":[{"id":"ccr-santa-clara-2025","facts":16},{"id":"utah-flood-hazards","facts":16},{"id":"wcwcd-incentives","facts":14},{"id":"ugs-problem-soils","facts":11},{"id":"ugs-ss127","facts":11},{"id":"utah-shmp-geologic","facts":11},{"id":"ugs-hazard-map-sg","facts":10},{"id":"washco-expansive-layer","facts":10},{"id":"wcwcd-easement-2019","facts":9},{"id":"wcwcd-quality","facts":9},{"id":"ugs-active-faults","facts":8},{"id":"ugs-circular-122","facts":8},{"id":"brag-model-ordinance","facts":8},{"id":"washco-hazards-gis","facts":8},{"id":"washco-collapsible-layer","facts":8},{"id":"uws-program-details","facts":8},{"id":"conservewater-requirements","facts":8},{"id":"nws-slc","facts":8},{"id":"noaa-st-george-station","facts":8},{"id":"ugs-hazards-portal","facts":8},{"id":"wcwcd-efficiency-standards","facts":8},{"id":"aci-nrmca-exposure","facts":7},{"id":"utah-hb48-2025","facts":7},{"id":"washco-gypsiferous-layer","facts":7},{"id":"westlake-uv-bulletin","facts":7},{"id":"wcwcd-urban-heat","facts":7},{"id":"utah-hb215-2026","facts":6},{"id":"conservewater-rebates","facts":6},{"id":"uws-eligibility","facts":6},{"id":"usu-waterwise-policy","facts":6},{"id":"epa-arsenic-rule","facts":3},{"id":"utah-dwri-pws","facts":3},{"id":"utah-sb122-2026","facts":3},{"id":"utah-title57-ch8","facts":3},{"id":"utah-title57-ch8a","facts":3},{"id":"washco-property-search","facts":2},{"id":"washco-recorder-fees","facts":2},{"id":"ao-smith-tankless-warranty","facts":1},{"id":"noritz-tankless-warranty","facts":1},{"id":"navien-npe-warranty","facts":1},{"id":"navien-npn-warranty","facts":1},{"id":"rheem-rtgh-warranty","facts":1},{"id":"bradford-white-warranty","facts":1},{"id":"utah-58-55-p5","facts":1}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"Santa Clara's 2025 water quality report (2024 data) shows total dissolved solids ranging from 136 to 552 ppm.","quote":"| **TDS (ppm)** | 118–936 | 210–656 | 136–552 | 136–564 | 496–716 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (line 27); source line 44","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's 2024 data shows sulfate ranging from 1.38 to 209 ppm.","quote":"| **Sulfate (ppm)** | 1.38–451 | 32–198 | 1.38–209 | 1–273 | 10–160 |","research":"05-environment-water-geology-corpus.md §1.2 table (line 28)","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's 2024 data shows sodium ranging from 9 to 55 ppm.","quote":"| **Sodium (ppm)** | 5–153 | 8–53.4 | 9–55 | 9–55 | 7–19 |","research":"05-environment-water-geology-corpus.md §1.2 table (line 31)","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's 2024 data shows arsenic samples from 1.0 to 13.0 ppb with a running annual average of 8.68 ppb, below the 10 ppb federal maximum contaminant level but with little headroom.","quote":"| **Arsenic (ppb)** | 1–13 (RAA 8.68–9) | 1.3–3.8 | 1.0–13.0 (RAA 8.68) | 2.8–8.7 | 2–3 |","research":"05-environment-water-geology-corpus.md §1.2 table (line 32); §1.5 (line 120)","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's arsenic running annual average of 8.68 ppb matches St. George's, and both systems operate close to the 10 ppb limit.","quote":"St. George's running annual average is 8.68–9 ppb against a 10 ppb MCL — the system operates close to the limit, with individual samples up to 13 ppb. Santa Clara shows the same RAA of 8.68.","research":"05-environment-water-geology-corpus.md §1.5 Key findings (line 120)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Santa Clara's 2024 data shows fluoride of 0.2 to 0.512 ppm and nitrate-nitrogen from not-detected to 3.0 ppm.","quote":"| **Fluoride** | ND–2.12 ppm | 28–253 ppb | 0.2–0.512 ppm | 0.2–0.5 ppm | 101–186 ppb |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 33–34)","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's 2024 data shows combined radium 226/228 of 0.6 to 1.6 pCi/L.","quote":"| **Radium 226/228 (pCi/L)** | 0.1–2.50 | 0.03–2.41 | 0.6–1.6 | 0.6–2.6 | 0.17–0.81 (Ra-228) |","research":"05-environment-water-geology-corpus.md §1.2 table (line 35)","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's 2024 data shows total trihalomethanes of 26.52 to 33.94 ppb and HAA5 of 3.46 to 6.848 ppb; the TTHM figure is under the 80 ppb federal limit.","quote":"| **TTHM (ppb)** | 0.58–56.6 | 5–48 | 26.52–33.94 | 5.5–12.6 | 6 |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 37–38); §1.5 (line 116)","docs":["ccr-santa-clara-2025"]},{"fact":"Santa Clara's report does not state calcium, magnesium, uranium, or the disinfectant used.","quote":"| **Disinfectant** | Chlorine 0.10–1.19 ppm | not stated | not stated | Chlorine 0.1–0.4 ppm | not stated |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 29–30, 36, 39)","docs":["ccr-santa-clara-2025"]},{"fact":"Disinfection byproducts (TTHM and HAA5) are the most consistently elevated contaminant group across Washington County systems because the dominant source is chlorinated Virgin River surface water.","quote":"**Disinfection byproducts (TTHM/HAA5) are the most consistently elevated group across every system**","research":"05-environment-water-geology-corpus.md §1.5 (line 122)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"A water softener does not remove arsenic; cation exchange has no effect on it.","quote":"| **A water softener** | **Nothing.** Cation exchange does not remove arsenic. |","research":"01-plumbing-corpus.md §2.5 Arsenic removal table (line 242)","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]},{"fact":"The federal arsenic limit of 10 ppb was adopted January 22, 2001 with compliance required by January 23, 2006.","quote":"The MCL is **10 ppb, adopted January 22, 2001, compliance required by January 23, 2006**","research":"01-plumbing-corpus.md §2.4 (line 231)","docs":["epa-arsenic-rule"]},{"fact":"Point-of-use reverse osmosis rejects 95 to 99 percent of dissolved solids and is the appropriate tool for a homeowner who wants margin below the arsenic limit rather than bare compliance.","quote":"For a customer who wants margin rather than compliance, POU RO is the tool.","research":"01-plumbing-corpus.md §2.4 (lines 225, 231)","docs":["epa-arsenic-rule"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"Santa Clara adopted its own water ordinance in February 2022 that limits lawn sizes and the types of plants that may be installed.","quote":"**[VERIFIED] Santa Clara adopted its own water ordinance** limiting lawn sizes and plant types (Feb 2022)","research":"05-environment-water-geology-corpus.md §6.4 (line 547)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Snow Canyon State Park's December 2025 dark-sky designation directly affects Santa Clara, one of the two submarkets where lighting rules bite hardest.","quote":"Snow Canyon State Park was designated in December 2025 — which directly affects Ivins and Santa Clara, the two submarkets where lighting rules bite hardest.","research":"02-washington-county-playbook.html §3 The city layer (line 106)","docs":[]},{"fact":"Utah adopts construction code statewide under Title 15A, so the plumbing code in Santa Clara is the same as in neighboring cities; what varies is permit triggers, fees, process, irrigation rules, and lighting.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city.","research":"02-washington-county-playbook.html §3 The city layer (line 92)","docs":[]},{"fact":"Utah H.B. 215 (2026) amended Utah Code 10-20-619 so that a municipality may not require a property owner to install or keep lawn or turf in an area less than eight feet wide, and may not block vegetation removal required for defensible space under the Wildland Urban Interface Code.","quote":"\"may not require a property owner to install or keep in place lawn or turf in an area with a width less than eight feet\"","research":"03-hoa-corpus.md §5.1 H.B. 215 (line 477)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah H.B. 48 took effect January 1, 2026 and requires each municipality to adopt and enforce the Utah Wildland Urban Interface Code for its incorporated area.","quote":"for purposes of an incorporated area within a county, **the relevant municipality shall adopt and enforce**","research":"02-landscape-hardscape-corpus.md §6.1 (lines 931, 939)","docs":["utah-hb48-2025"]},{"fact":"WCWCD's Water Efficiency Standards (October 2023) require that all non-lawn plant material be irrigated by drip with a pressure regulator, filter, flush-end assembly, and emitters rated 20 gallons per hour or less, and that drip and spray never share a valve.","quote":"All other plant material must be irrigated from a drip irrigation system equipped with a pressure regulator, filter, flush-end assembly and emitters rated for 20 gallons per hour (gph) or less.","research":"02-landscape-hardscape-corpus.md §3.1 (lines 483–484)","docs":["wcwcd-efficiency-standards"]},{"fact":"WCWCD's Water Efficiency Standards apply to landscape installation, not just new construction, and where they conflict with a city ordinance or HOA requirement the regulation providing the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md §3.1 (line 488)","docs":["wcwcd-efficiency-standards"]},{"fact":"WCWCD's Water Efficiency Standards cap single-family lawn at 8 percent of the lot or 2,500 square feet, whichever is less, allow up to 600 square feet on lots under 7,500 square feet, bar lawn narrower than 8 feet in any dimension, and bar lawn on slopes over 25 percent.","quote":"\"No lawn shall be less than **8 feet in any dimension**\"","research":"02-landscape-hardscape-corpus.md §4.6 table (lines 756–759)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"WCWCD's Water Efficiency Standards limit ornamental water features to 25 square feet per parcel.","quote":"**Ornamental water features: limited to 25 sq ft per parcel.**","research":"02-landscape-hardscape-corpus.md §4.6 (line 770)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Santa Clara operates its own culinary water system and publishes an annual Consumer Confidence Report at santaclarautah.gov.","quote":"Santa Clara 2025 report (2024 data): https://cdn.santaclarautah.gov/file/scweb-prod/2025/06/2025-Santa-Clara-CCR.pdf","research":"05-environment-water-geology-corpus.md §1.2 Sources (line 44)","docs":["ccr-santa-clara-2025"]},{"fact":"The Washington County Water Conservancy District's Quail Creek Water Treatment Plant and Sand Hollow Wells regional system supplies Santa Clara, alongside St. George, Washington, Hurricane, and Ivins.","quote":"Quail Creek WTP & Sand Hollow Wells → St. George, Washington, Hurricane, Ivins, Santa Clara","research":"05-environment-water-geology-corpus.md §1.3 WCWCD regional systems (line 61)","docs":["wcwcd-quality"]},{"fact":"More than 80 percent of the drinking water the Washington County Water Conservancy District delivers is Virgin River surface water stored in Sand Hollow and Quail Creek reservoirs; the rest is Navajo aquifer groundwater.","quote":"more than 80% of district-delivered drinking water is surface water** diverted from the Virgin River and stored in Sand Hollow and Quail Creek reservoirs","research":"05-environment-water-geology-corpus.md §1.3 (line 57)","docs":["wcwcd-quality"]},{"fact":"Santa Clara is served by its own municipal power department, not Rocky Mountain Power.","quote":"| **Santa Clara** | Municipal power department |","research":"04-ev-charger-corpus.md §3.1 utility table (line 285)","docs":[]},{"fact":"Santa Clara's building permit fee schedule effective January 2026 lists an underground electrical connection up to 200 amps at $758.00 and a minimum building inspection fee of $56.00; the city's number is (435) 656-4690.","quote":"Fee schedule effective Jan 2026 lists **\"Underground up to 200 amp — $758.00\"** (electrical connection) and a **minimum building inspection fee of $56.00**.","research":"04-ev-charger-corpus.md §3.6 Permits by city (line 374)","docs":[]},{"fact":"In the 2025 reporting year the St. George City secondary irrigation system purchased 3,119.69 acre-feet from the Santa Clara Project and 1,245.41 acre-feet from the New Santa Clara Field Canal.","quote":"purchases from the **Santa Clara Project (3,119.69 AF)**, **New Santa Clara Field Canal (1,245.41 AF)**, and **Bloomington Water Company (732.41 AF)**","research":"03-hoa-corpus.md §5.5 St. George City (Irrigation) System ID 11387 (line 529)","docs":["utah-dwri-pws"]},{"fact":"The Washington County Water Conservancy District residential water impact fee is $13,500.","quote":"the WCWCD residential water impact fee is $13,500.","research":"02-washington-county-playbook.html §3 The city layer (line 105)","docs":[]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"At Entrada at Snow Canyon, all exterior changes need Entrada Design Review Committee approval, including paint, landscaping, stone, barbecue, spa, solar, and landscape lighting.","quote":"All exterior changes need EDRC approval — paint, landscaping, stone, BBQ, spa, solar, landscape lighting.","research":"02-washington-county-playbook.html §2 What the actual CC&Rs say (line 78)","docs":[]},{"fact":"The Entrada Design Review Committee meets the first and third Thursday of each month at 9 a.m., and submissions are due the prior Thursday.","quote":"Entrada (EDRC): 1st and 3rd Thursday at 9am; submissions due the prior Thursday.","research":"02-washington-county-playbook.html §2 (line 78); 03-content-briefs.html brief 07 (line 116)","docs":[]},{"fact":"Entrada has eight gates and a manned gatehouse; gate fobs cost $30 each (one per garage bay), pedestrian keys $15, and guest access runs through the MyQ app.","quote":"8 gates; fobs $30 each (one per garage bay), pedestrian keys $15, MyQ guest access, manned gatehouse.","research":"02-washington-county-playbook.html §2 (line 78); 03-content-briefs.html brief 07 (line 116)","docs":[]},{"fact":"Entrada is not one association: the Entrada Property Owners Association covers 13 subdivisions, while The Cliffs of Snow Canyon, Lava Cove POA, and Lava Falls are separate associations with different managers.","quote":"Entrada is not one association. EPOA covers 13 subdivisions, but The Cliffs of Snow Canyon (Paul Properties), Lava Cove POA (Monarch) and Lava Falls are separate associations with different managers.","research":"02-washington-county-playbook.html §2 (line 79)","docs":[]},{"fact":"The Cliffs of Snow Canyon is managed by Paul Properties.","quote":"The Cliffs of Snow Canyon (Paul Properties)","research":"02-washington-county-playbook.html §2 (line 79); 03-hoa-corpus.md §6.3 (line 721)","docs":[]},{"fact":"The Entrada Property Owners Association is managed by PMP Management.","quote":"PMP (SunRiver's 2,300 homes, Stone Cliff's 450+, Entrada EPOA)","research":"02-washington-county-playbook.html §2 How HOAs actually buy (line 87)","docs":[]},{"fact":"Bella Sol at Santa Clara Association is listed as a supporter of the Utah Chapter of Community Associations Institute's Association Drought Compact, a public pledge list with no stated obligations.","quote":"named Southern Utah associations: **Bella Sol at Santa Clara Association, Palisades at Snow Canyon Association, Santa Fe at Red Cliffs Association**","research":"03-hoa-corpus.md §5.3 (lines 507–509)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Under Utah Code 57-8a-231, an HOA may not require a lot owner to install or keep lawn or turf in an area less than eight feet wide, except where reasonably necessary for erosion control.","quote":"\"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.\"","research":"03-hoa-corpus.md §5.1 table (line 467)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under Utah Code 57-8a-231(2), an HOA may not prohibit a lot owner of a detached dwelling from incorporating water-wise landscaping, though it may still require site-plan review and its own water-wise design standards.","quote":"Association may not enact/enforce a governing document that prohibits, or has the effect of prohibiting, **a lot owner of a detached dwelling** from incorporating water-wise landscaping","research":"03-hoa-corpus.md §5.1 table (lines 465–466)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under Utah Code 57-8a-109(4), an HOA denial must state in writing each governing-document provision relied on and the specific aspect of the plan that does not conform, and under 57-8a-109(2) a plan fee may not exceed the actual cost of review.","quote":"**(2) \"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.\"**","research":"03-hoa-corpus.md §4.1 (lines 301, 303)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Under Utah Code 57-8a-212(4), effective May 6, 2026, an HOA declaration may not restrict the interior of a dwelling except as reasonably necessary for the safety of adjacent lots, and may not bar an owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list.","quote":"A declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots\"","research":"03-hoa-corpus.md §2.4 (line 146); §3.4 (line 291); 02-washington-county-playbook.html §2 (line 64)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Under Utah Code 57-8a-802, an HOA may not prohibit a lot owner from installing an EV charging system on the owner's lot or in a limited common area parking space designated for the owner's exclusive use, though it may require an application and a licensed electrical contractor.","quote":"**(1) An association may NOT prohibit** a lot owner from installing a charging system in ... **a limited common area parking space designated for the lot owner's exclusive use.**","research":"04-ev-charger-corpus.md §4.1 (lines 393–399)","docs":["utah-58-55-p5"]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"In January 2005 a flood on the Santa Clara River washed away about 20 homes and damaged another 10 beyond repair, roughly 30 structures lost, according to a university teaching case study on the flood.","quote":"**Approximately 20 homes washed away and another 10 damaged beyond repair — ~30 structures lost.**","research":"05-environment-water-geology-corpus.md §4.3 The 2005 Santa Clara flood (line 416)","docs":["utah-flood-hazards"]},{"fact":"The 2005 flood was driven by a weak El Niño that steered a southerly Pacific storm track over existing snowpack.","quote":"January 2005; a weak El Niño drove a southerly Pacific storm track, dropping heavy precipitation on existing snowpack.","research":"05-environment-water-geology-corpus.md §4.3 (line 416)","docs":["utah-flood-hazards"]},{"fact":"During the 2005 flood the Santa Clara River widened to a hundred yards in places.","quote":"The Santa Clara River widened to \"a hundred yards in places.\"","research":"05-environment-water-geology-corpus.md §4.3 (line 416)","docs":["utah-flood-hazards"]},{"fact":"The 2005 flood's discharge was less than the expected 100-year flood; the destruction happened at below 100-year flow.","quote":"**\"The discharge was less than expected for the 100-year flood\"** — the destruction happened at *below* 100-year flow.","research":"05-environment-water-geology-corpus.md §4.3 (line 418)","docs":["utah-flood-hazards"]},{"fact":"Most homes destroyed in 2005 sat above the 100-year floodplain, leaving their owners without flood insurance, according to a university teaching case study on the flood.","quote":"**\"Most destroyed homes were situated above the 100-year floodplain, leaving residents uninsured.\"**","research":"05-environment-water-geology-corpus.md §4.3 (line 419)","docs":["utah-flood-hazards"]},{"fact":"The 2005 damage mechanism was stream bank erosion from meander migration, not inundation.","quote":"The mechanism was **stream bank erosion from meander migration, not inundation.**","research":"05-environment-water-geology-corpus.md §4.3 (line 419)","docs":["utah-flood-hazards"]},{"fact":"The documented lesson of the 2005 flood is that analyzing risk along streams requires knowledge of both flood and stream-bank erosion hazards.","quote":"\"analyzing risk along streams requires knowledge both of flood and stream bank erosion hazards.\"","research":"05-environment-water-geology-corpus.md §4.3 (line 420)","docs":["utah-flood-hazards"]},{"fact":"Washington County publishes three separate flood-related GIS layers, FEMA Flood Hazard (layer 0), Erosion Hazard Boundary (layer 3), and Flood Hazard Based on Geologic Deposits (layer 4), because FEMA's map alone is insufficient here.","quote":"a separate \"Erosion Hazard Boundary\" GIS layer (layer 3) and a \"Flood Hazard Based on Geologic Deposits\" layer (layer 4) in addition to the FEMA Flood Hazard layer (layer 0)","research":"05-environment-water-geology-corpus.md §4.3 (line 423); §2.9 (line 249)","docs":["utah-flood-hazards"]},{"fact":"Washington County also maps dam-break inundation areas (GIS layers 5 to 7) downstream of Quail Creek and Sand Hollow reservoirs.","quote":"the county maps **dam break inundation areas** (layers 5–7), relevant given Quail Creek and Sand Hollow reservoirs upstream of populated areas","research":"05-environment-water-geology-corpus.md §4.3 (line 427); §2.9 (line 249)","docs":["utah-flood-hazards"]},{"fact":"The Utah Geological Survey calls flooding the most widespread and damaging geologic hazard in southwestern Utah.","quote":"Flooding is **\"the most widespread and damaging geologic hazard in southwestern Utah.\"**","research":"05-environment-water-geology-corpus.md §2.1 (line 141)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"Expansive blue clay of the Chinle Formation's Petrified Forest Member has caused documented damage to homes in the Santa Clara area.","quote":"**complete destruction requiring demolition** of condominium units on Bluff Street and of the Knights Inn Motel; damage to homes in the Santa Clara area.","research":"05-environment-water-geology-corpus.md §2.2 (line 151)","docs":["ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer"]},{"fact":"The Utah Geological Survey illustrates expansive soil damage with a photograph of cracks in a Santa Clara house foundation.","quote":"UGS confirms** expansive soil/rock as \"soil and/or rock with high clay content that swells when wet and shrinks when dried,\" and illustrates it with **cracks in a Santa Clara house foundation**.","research":"05-environment-water-geology-corpus.md §2.2 (line 153)","docs":["ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer"]},{"fact":"The Utah Geological Survey calls expansive soil and rock the most troublesome construction condition in the St. George area.","quote":"Expansive soil and rock is **\"the most troublesome construction condition.\"**","research":"05-environment-water-geology-corpus.md §2.1 (line 142)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The blue clay's mineralogy is illite/smectite, an expandable clay that absorbs water and swells; it occurs in an arc across the St. George area and dips deeper below the surface toward the north.","quote":"The clay mineralogy is **illite/smectite**, an expandable clay that absorbs water and swells.","research":"05-environment-water-geology-corpus.md §2.2 (line 148)","docs":["ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer"]},{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles including Santa Clara, at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington.","research":"05-environment-water-geology-corpus.md §2.1 Scope (line 134)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey defines collapsible soil as soil with considerable strength when dry that settles significantly by hydrocompaction when wetted, typically in young alluvial fans and debris flows.","quote":"\"Soils that have considerable strength when in a dry, natural state, but significantly settle due to **hydrocompaction** when wetted.\" Typically found in young alluvial fans, debris flows, and loess.","research":"05-environment-water-geology-corpus.md §2.5 (line 196)","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"Washington County publishes 24 free public hazard map layers, and the Utah Geologic Hazards Portal offers a second free lookup.","quote":"**[VERIFIED] Two public tools, both free:**","research":"05-environment-water-geology-corpus.md §2.9 (lines 246–251)","docs":["washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"The 1992 St. George earthquake was magnitude 5.8 on September 2, 1992, and Special Study 127 says the Hurricane fault is capable of earthquakes as large as magnitude 6.5 to 7.","quote":"SS-127 states the fault is capable of earthquakes \"as large as M 6.5–7\"","research":"05-environment-water-geology-corpus.md §2.7 (lines 216, 229)","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"WCWCD advises that neighborhoods at low elevations near rivers and drainages are cooler because cold air settles at the lowest points, so marginally hardy plants are more likely to freeze there.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points. **Marginally hardy plants are more likely to freeze in these locations.**","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure (line 269)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"WCWCD states that several zone 9 plants have grown in popularity locally but homeowners planting them are taking a risk.","quote":"**Several zone 9 plants have been growing in popularity, but homeowners should understand that they are taking a risk with them.**","research":"02-landscape-hardscape-corpus.md §1.1 (line 269)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County falls in Sunset climate zone 10, with hot summers, cold winters, up to 300 growing days a year, and elevations from 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert **zone 10** with hot summers, cold winters and up to **300 growing days** annually. Elevations range from **3,300 to 5,000 feet.**","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones (line 274)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Snow Canyon State Park received International Dark Sky designation in December 2025, which directly affects lighting expectations in Santa Clara.","quote":"Snow Canyon State Park was designated in December 2025 — which directly affects Ivins and Santa Clara","research":"02-washington-county-playbook.html §3 The city layer (line 106)","docs":[]},{"fact":"Southwest Utah has a defined monsoon season that generates flash flooding, with abrupt transitions from long dry spells; St. George recorded a 78-day dry spell that ended with monsoon onset in one recent year.","quote":"St. George recorded a **78-day dry spell ending with monsoon onset** in one recent year, illustrating the abrupt wet/dry transition.","research":"05-environment-water-geology-corpus.md §3.2 (line 314)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The nearby St. George station recorded an all-time high of 117°F, set in July 1985 and matched on July 11, 2021, 98 days at or above 100°F in 2024, and an all-time low of −11°F on January 26, 1937.","quote":"**All-time high: 117°F, July 11, 2021** ... **Most days ≥100°F in a year: 98 days (2024)**","research":"05-environment-water-geology-corpus.md §3.1 Records (lines 275–278)","docs":["noaa-st-george-station","nws-slc"]},{"fact":"Penn State's Center for Sports Surface Research measured synthetic turf at 200°F on a 98°F day in Provo, Utah, and found that 30 minutes of watering dropped turf from 174°F to 85°F only for it to rebound to 120°F within 5 minutes.","quote":"**On a 98°F day in Provo, Utah, synthetic turf reached 200°F** (Williams & Pulley, 2002)","research":"05-environment-water-geology-corpus.md §3.6 (lines 351, 355)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"WCWCD states that shade keeps areas up to 25 degrees cooler, shade trees can lower surface temperatures by up to 50 degrees, and grass uses four times more water than trees and shrubs.","quote":"Shade trees are far more effective at cooling temperatures than grass, with the potential to lower surface temperatures **by up to 50 degrees**","research":"02-landscape-hardscape-corpus.md §1.4 (lines 343–344)","docs":["wcwcd-urban-heat"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"The Entrada Property Owners Association covers 13 subdivisions, with The Cliffs of Snow Canyon, Lava Cove, and Lava Falls organized as separate associations.","quote":"EPOA covers 13 subdivisions, but The Cliffs of Snow Canyon (Paul Properties), Lava Cove POA (Monarch) and Lava Falls are separate associations","research":"02-washington-county-playbook.html §2 (line 79)","docs":[]},{"fact":"Washington County had 91,460 housing units as of July 2025, 69,786 households, 71.6 percent owner-occupied, a median home value of $510,700, a population of 213,670, and 2,857 building permits in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, **2,857 building permits in 2025**.","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (line 449)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The EPA Renovation, Repair and Painting Rule applies to homes built before 1978 and requires contractors to be trained and certified in lead-safe work practices; it has no small-residential exemption.","quote":"**Unlike the asbestos rule, RRP has no small-residential exemption**","research":"05-environment-water-geology-corpus.md §4.5 (lines 442, 445)","docs":["ccr-santa-clara-2025","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"The WCWCD Water Efficient Landscape rebate pays $3 per square foot on the first 1,000 square feet of lawn removed and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline (line 60); 03-hoa-corpus.md §5.2 (line 485)","docs":["wcwcd-incentives"]},{"fact":"WCWCD's smart-controller rebate of up to $100 and toilet-replacement rebate of up to $150 (up to 2 toilets, manufactured before 1994) are separate applications and can be claimed alongside a landscape conversion.","quote":"the landscape incentive and the **fixture rebates are separate applications** (smart controller $100, toilet $150).","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates table (lines 216–217); §2.1 (line 48)","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"Demolishing the lawn before receiving WCWCD's written approval email and a pre-conversion site visit permanently voids rebate eligibility.","quote":"\"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.\"","research":"02-landscape-hardscape-corpus.md §2.2 (lines 63–64)","docs":["wcwcd-incentives"]},{"fact":"Living grass must be present at the WCWCD inspection; irrigation may be shut off for up to a month beforehand as long as grass blades remain visible, but the grass may not be removed.","quote":"turning off the irrigation for up to a month prior to your scheduled inspection should not be a problem so long as there are visible grass blades. If you do stop irrigating, do not remove the grass.","research":"02-landscape-hardscape-corpus.md §2.2 (line 67)","docs":["wcwcd-incentives"]},{"fact":"WCWCD requires the converted area to have 50 percent living plant and tree cover at maturity and assigns each tree 350 square feet of cover and each shrub or perennial 35 square feet; existing trees inside the conversion count.","quote":"we assign **trees 350 square feet of plant cover** and **shrubs, groundcovers and other perennial plants 35 square feet per plant** (**1 tree = 10 plants**).","research":"02-landscape-hardscape-corpus.md §2.3 (lines 93, 104)","docs":["uws-program-details"]},{"fact":"WCWCD does not dictate plant species for the rebate and publishes no approved plant list; it requires only 50 percent mature coverage.","quote":"\"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.\"","research":"02-landscape-hardscape-corpus.md §2.3 (lines 112, 114)","docs":["uws-program-details"]},{"fact":"Every rebated conversion attaches a perpetual conservation easement, recorded with the Washington County Recorder, that forever prohibits irrigated grass, spray irrigation, pools, ponds, and water features in the converted area only.","quote":"\"the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features upon or within the Conversion.\"","research":"02-landscape-hardscape-corpus.md §2.5 (lines 159–162)","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD enforces the easement by aerial imagery; a violation brings written notice, 45 days to cure, then repayment of the full rebate plus administrative costs plus 5 percent annual interest.","quote":"Grantor shall pay to Grantee **the full rebate amount** Grantor received from Grantee **plus reasonable administrative costs** ... **and interest at the rate of five percent (5%) per annum.**","research":"02-landscape-hardscape-corpus.md §2.5 (lines 164–165)","docs":["wcwcd-easement-2019"]},{"fact":"Release of the easement is discretionary with WCWCD, must be written and recorded, and the price is repayment of the full rebate plus administrative costs and 5 percent per year interest; the easement must be granted before the incentive is issued.","quote":"**Any waiver shall be in writing, signed by Grantee, and recorded** ... **Grantee may require Grantor to reimburse Grantee the full rebate amount plus reasonable administrative costs and interest","research":"02-landscape-hardscape-corpus.md §2.5 (lines 169, 175)","docs":["wcwcd-easement-2019"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch inside a rebated area, while poured concrete and mortared work are subtracted from the incentive calculation.","quote":"**patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.**","research":"02-landscape-hardscape-corpus.md §2.4 (lines 122–123, 129–137)","docs":["conservewater-requirements"]},{"fact":"WCWCD accepts permeable artificial turf only in lieu of mulch as a component of a conversion; it does not rebate an artificial-turf lawn.","quote":"We accept artificial turf **in lieu of mulch** if it is permeable to air and water.","research":"02-landscape-hardscape-corpus.md §2.4 (line 125)","docs":["conservewater-requirements"]},{"fact":"WCWCD pays landscape rebates within 60 days of project completion and paperwork submission.","quote":"\"we issue rebates in less than 60 days after you complete your project and submit all required paperwork.\"","research":"02-landscape-hardscape-corpus.md §2.2 (line 71)","docs":["wcwcd-incentives"]},{"fact":"WCWCD says a typical contractor conversion costs $4 to $6 per square foot, rebates commonly cover 30 to 50 percent of the cost, and a typical residential conversion saves up to $300 a year in water.","quote":"\"Rebates commonly cover 30 to 50 percent of the cost... If you hire a contractor, expect to pay between **$4–6 per square foot**.","research":"02-landscape-hardscape-corpus.md §2.2 Cost benchmarks (line 80)","docs":["wcwcd-incentives"]},{"fact":"WCWCD does not require a W-9 or issue a 1099 for owner-occupied primary residences; secondary residences, rentals, and commercial properties are issued a 1099, which matters in a short-term-rental pocket.","quote":"IRS Form W-9 is collected from owners of secondary residences, short- and long-term rental properties and commercial properties.","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment (line 75)","docs":["wcwcd-incentives"]},{"fact":"Plastic weed barriers are not permitted in a rebated conversion; any barrier used must be permeable, and WCWCD says a few inches of mulch usually suppresses weeds adequately.","quote":"\"If a weed barrier is used, **it must be permeable**, such as fabric or mesh. **In most cases, a few inches of mulch will adequately suppress weed growth.**\"","research":"02-landscape-hardscape-corpus.md §4.5 (lines 741–742)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under Utah Code 57-8a-218(15), an HOA where owners maintain their own landscaping must adopt rules supporting water-wise landscaping and may not prohibit conversion of a grass park strip to water-efficient landscaping.","quote":"A rule may not (i) prohibit or restrict conversion of a **grass park strip** to water-wise landscaping; (ii) prohibit low water use on lawns during drought","research":"03-hoa-corpus.md §5.1 table (lines 469–470)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"If an HOA compels a homeowner to keep grass, WCWCD invites the homeowner to email conservation@wcwcd.org and will take reasonable steps to inform the HOA of applicable state and local law, though HOAs may still enforce design standards.","quote":"\"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org. We will take reasonable steps to communicate with your HOA","research":"02-landscape-hardscape-corpus.md §2.7 (line 230)","docs":["wcwcd-incentives"]}]}]},{"slug":"ivins","name":"Ivins","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/ivins","documents":[{"id":"ccr-ivins-2024","facts":24},{"id":"kayenta-problem-avoidance","facts":24},{"id":"kayenta-fees","facts":21},{"id":"kayenta-acc-handbook","facts":21},{"id":"kayenta-landscaping","facts":21},{"id":"kayenta-acc","facts":21},{"id":"ugs-ss127","facts":13},{"id":"wcwcd-quality","facts":13},{"id":"ugs-hazard-map-sg","facts":12},{"id":"wcwcd-incentives","facts":12},{"id":"ugs-problem-soils","facts":11},{"id":"utah-shmp-geologic","facts":11},{"id":"washco-hazards-gis","facts":10},{"id":"ugs-active-faults","facts":9},{"id":"ugs-circular-122","facts":9},{"id":"brag-model-ordinance","facts":9},{"id":"utah-hb215-2026","facts":9},{"id":"washco-collapsible-layer","facts":9},{"id":"uws-program-details","facts":9},{"id":"nws-slc","facts":9},{"id":"noaa-st-george-station","facts":9},{"id":"ugs-hazards-portal","facts":9},{"id":"usu-waterwise-policy","facts":9},{"id":"aci-nrmca-exposure","facts":8},{"id":"washco-expansive-layer","facts":8},{"id":"washco-gypsiferous-layer","facts":8},{"id":"westlake-uv-bulletin","facts":8},{"id":"utah-flood-hazards","facts":8},{"id":"wcwcd-easement-2019","facts":8},{"id":"conservewater-requirements","facts":7},{"id":"uws-eligibility","facts":7},{"id":"wcwcd-efficiency-standards","facts":7},{"id":"utah-hb48-2025","facts":6},{"id":"utah-sb122-2026","facts":6},{"id":"wcwcd-urban-heat","facts":6},{"id":"utah-title57-ch8","facts":6},{"id":"utah-title57-ch8a","facts":6},{"id":"conservewater-rebates","facts":5},{"id":"washco-property-search","facts":5},{"id":"utah-dwri-pws","facts":5},{"id":"washco-recorder-fees","facts":5},{"id":"epa-arsenic-rule","facts":1},{"id":"ao-smith-tankless-warranty","facts":1},{"id":"noritz-tankless-warranty","facts":1},{"id":"navien-npe-warranty","facts":1},{"id":"navien-npn-warranty","facts":1},{"id":"rheem-rtgh-warranty","facts":1},{"id":"bradford-white-warranty","facts":1}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"Ivins' 2024 Consumer Confidence Report shows total dissolved solids ranging from 136 to 564 ppm.","quote":"| **TDS (ppm)** | 118–936 | 210–656 | 136–552 | 136–564 | 496–716 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (line 27)","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows sulfate ranging from 1 to 273 ppm.","quote":"St. George sulfate reaches **451 ppm** and Ivins **273 ppm**.","research":"05-environment-water-geology-corpus.md §1.2 table (line 28); §1.4 (line 87)","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows calcium from not-detected to 65 ppm and magnesium from not-detected to 38 ppm.","quote":"| **Calcium (ppm)** | 18–95 | not reported | not reported | ND–65 | not reported |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 29–30)","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows sodium ranging from 9 to 55 ppm.","quote":"| **Sodium (ppm)** | 5–153 | 8–53.4 | 9–55 | 9–55 | 7–19 |","research":"05-environment-water-geology-corpus.md §1.2 table (line 31)","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows arsenic ranging from 2.8 to 8.7 ppb, below the 10 ppb federal maximum contaminant level.","quote":"| **Arsenic (ppb)** | 1–13 (RAA 8.68–9) | 1.3–3.8 | 1.0–13.0 (RAA 8.68) | 2.8–8.7 | 2–3 |","research":"05-environment-water-geology-corpus.md §1.2 table (line 32); §1.5 (line 116)","docs":["ccr-ivins-2024"]},{"fact":"Ivins draws 60 to 75 percent of its water from the Quail Creek Water Treatment Plant (surface water), 15 to 25 percent from the Gunlock wells, and 10 to 15 percent from the Snow Canyon wells.","quote":"Ivins publishes its exact blend:** Quail Creek WTP surface water 60–75%, Gunlock wells 15–25%, Snow Canyon wells 10–15%.","research":"05-environment-water-geology-corpus.md §1.3 Source water (line 67)","docs":["wcwcd-quality","ccr-ivins-2024"]},{"fact":"Both of Ivins' well sources, Gunlock and Snow Canyon, have arsenic removal treatment.","quote":"Both well sources have arsenic removal treatment.","research":"05-environment-water-geology-corpus.md §1.3 (line 67); §1.5 (line 120)","docs":["wcwcd-quality","ccr-ivins-2024"]},{"fact":"Ivins disinfects with chlorine, not chloramine, with a reported residual of 0.1 to 0.4 ppm.","quote":"Disinfectant is chlorine, not chloramine**, in St. George and Ivins (the two systems that report it).","research":"05-environment-water-geology-corpus.md §1.2 table (line 39); line 48","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows fluoride of 0.2 to 0.5 ppm and nitrate-nitrogen from not-detected to 4.0 ppm.","quote":"| **Nitrate-N (ppm)** | ND–0.758 | 1.9 | ND–3.0 | ND–4.0 | 0.5–1 |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 33–34)","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows combined radium 226/228 of 0.6 to 2.6 pCi/L and gross alpha of 1 to 7 pCi/L.","quote":"| **Radium 226/228 (pCi/L)** | 0.1–2.50 | 0.03–2.41 | 0.6–1.6 | 0.6–2.6 | 0.17–0.81 (Ra-228) |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 35–36)","docs":["ccr-ivins-2024"]},{"fact":"Ivins' 2024 report shows total trihalomethanes of 5.5 to 12.6 ppb and HAA5 from not-detected to 2.2 ppb, both well under the 80 ppb TTHM federal limit.","quote":"| **TTHM (ppb)** | 0.58–56.6 | 5–48 | 26.52–33.94 | 5.5–12.6 | 6 |","research":"05-environment-water-geology-corpus.md §1.2 table (lines 37–38); §1.5 (line 116)","docs":["ccr-ivins-2024"]},{"fact":"EWG's record for the Ivins system shows no chromium-6, arsenic, radium, or uranium detected.","quote":"**No chromium-6, arsenic, radium, or uranium detected.**","research":"05-environment-water-geology-corpus.md §1.5 (line 110)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Ivins' water is in compliance with federal drinking-water law; EWG's health guidelines are EWG's own values set far below federal limits.","quote":"EWG's \"health guidelines\" are EWG's own values, far below federal MCLs — all of these systems are **in compliance with federal law**.","research":"05-environment-water-geology-corpus.md §1.5 Critical editorial caution (line 116)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"A water softener does not remove arsenic; cation exchange has no effect on it.","quote":"| **A water softener** | **Nothing.** Cation exchange does not remove arsenic. |","research":"01-plumbing-corpus.md §2.5 Arsenic removal table (line 242)","docs":["ao-smith-tankless-warranty","rheem-rtgh-warranty","noritz-tankless-warranty","navien-npe-warranty","navien-npn-warranty","bradford-white-warranty","epa-arsenic-rule"]},{"fact":"Chlorine is the disinfectant implicated in polybutylene pipe failure and in accelerated degradation of rubber seals, washers, and some flexible supply lines.","quote":"chlorine is the agent implicated in polybutylene pipe failure and in accelerated degradation of rubber seals, washers, and some flexible supply lines.","research":"05-environment-water-geology-corpus.md §1.2 (line 48)","docs":["ccr-ivins-2024"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"Ivins City Code § 10.01.125 prohibits sprinkler irrigation of all lawns and landscapes using potable water between 8 a.m. and 8 p.m., with no calendar limit, so it runs year-round.","quote":"Sprinkler irrigation of all lawns and landscapes using potable (treated) water is prohibited between the hours of eight o'clock (8:00) A.M. and eight o'clock (8:00) P.M.","research":"Ivins City Code § 10.01.125 (Ord. 2021-06), retrieved September 2, 2026","docs":[]},{"fact":"Ivins' watering restriction exempts new lawn within 90 days of planting, short test and inspection cycles, and secondary or untreated water.","quote":"The provisions of this restriction shall apply to all landscapes watered with potable water within the city.","research":"Ivins City Code § 10.01.125(1)(b), retrieved September 2, 2026","docs":[]},{"fact":"Ivins City Code § 14.11.303 caps grass at 8 percent of the lot up to a maximum of 2,000 square feet, permits 600 square feet on any lot even where 8 percent is less, requires a minimum grass width of eight feet, and prohibits grass in park strips, landscape buffers and on any slope over 10 percent.","quote":"Grass area must not exceed eight percent (8%) of the lot square footage, up to a maximum of two thousand (2,000) square feet of grass area. However, all lots are permitted six hundred (600) square feet of grass","research":"Ivins City Code § 14.11.303, Title 14 Ch. 11 Part 3, 2026 S-11, retrieved September 2, 2026","docs":[]},{"fact":"Ivins City Code § 16.23.105(3)(b) caps the correlated color temperature of all outdoor lamps on residential property at 3,000 Kelvin or less, and § 16.23.108(1) applies the chapter to every single-family home.","quote":"For residential properties, the correlated color temperature (CCT) of all outdoor lamps shall be three thousand degrees Kelvin (3,000°K) or less. ... All single-family home outdoor lighting shall comply with this chapter.","research":"Ivins City Code Title 16 Ch. 23 Outdoor Lighting, retrieved September 2, 2026","docs":[]},{"fact":"Ivins requires all exterior luminaires on porches, garages and entryways to be fully shielded, aimed at walkways or entries and never upward, and residential security lighting to be fully shielded on a five-minute motion sensor.","quote":"All exterior luminaires on porches, garages, and entryways shall be fully shielded to prevent glare onto adjacent property or public right of ways and light pollution into the night sky.","research":"Ivins City Code § 16.23.105(19)(a) and (13)(b), retrieved September 2, 2026","docs":[]},{"fact":"Kayenta's own lighting rules conform to the Ivins City lighting ordinance.","quote":"Kayenta is a dark-sky community (Handbook §4.22, conforming to Ivins City ordinance)","research":"03-hoa-corpus.md §4.4 Lighting (line 397); §6.2 (line 602)","docs":["kayenta-problem-avoidance"]},{"fact":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not differ between Ivins and neighboring cities; what varies is permit triggers, fees, process, irrigation rules, and lighting.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city. What varies is permit triggers, fees, process, irrigation rules and lighting.","research":"02-washington-county-playbook.html §3 The city layer (line 92)","docs":[]},{"fact":"Utah H.B. 215 (2026) amended Utah Code 10-20-619 so that a municipality may not require a property owner to install or keep lawn or turf in an area less than eight feet wide, and may not block vegetation removal required for defensible space under the Wildland Urban Interface Code.","quote":"\"may not require a property owner to install or keep in place lawn or turf in an area with a width less than eight feet\"","research":"03-hoa-corpus.md §5.1 H.B. 215 (line 477)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah H.B. 48 took effect January 1, 2026 and requires each municipality to adopt and enforce the Utah Wildland Urban Interface Code for its incorporated area.","quote":"for purposes of an incorporated area within a county, **the relevant municipality shall adopt and enforce**","research":"02-landscape-hardscape-corpus.md §6.1 (lines 931, 939)","docs":["utah-hb48-2025"]},{"fact":"WCWCD's Water Efficiency Standards (October 2023) require that all non-lawn plant material be irrigated by drip with a pressure regulator, filter, flush-end assembly, and emitters rated 20 gallons per hour or less, and that drip and spray never share a valve.","quote":"All other plant material must be irrigated from a drip irrigation system equipped with a pressure regulator, filter, flush-end assembly and emitters rated for 20 gallons per hour (gph) or less.","research":"02-landscape-hardscape-corpus.md §3.1 (line 483–484)","docs":["wcwcd-efficiency-standards"]},{"fact":"WCWCD's Water Efficiency Standards apply to landscape installation, not just new construction, and where they conflict with a city ordinance or HOA requirement the regulation providing the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md §3.1 (line 488)","docs":["wcwcd-efficiency-standards"]},{"fact":"WCWCD's Water Efficiency Standards limit ornamental water features to 25 square feet per parcel.","quote":"**Ornamental water features: limited to 25 sq ft per parcel.**","research":"02-landscape-hardscape-corpus.md §4.6 (line 770)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Ivins prohibits grass in the common areas of a development unless it is an active recreation area, and limits water features to 300 gallons and 25 square feet per parcel with recirculating pumps, deducted from the grass allowance.","quote":"Grass is not permitted in common areas of a development unless it is an active recreation area.","research":"Ivins City Code § 14.11.303, Title 14 Ch. 11 Part 3, 2026 S-11, retrieved September 2, 2026","docs":[]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Ivins operates its own culinary water system and publishes an annual Consumer Confidence Report at ivinsutah.gov.","quote":"Ivins 2024: https://ivinsutah.gov/wp-content/uploads/2025/06/2024-CCR.pdf","research":"05-environment-water-geology-corpus.md §1.2 Sources (line 45)","docs":["ccr-ivins-2024"]},{"fact":"The Washington County Water Conservancy District's Quail Creek Water Treatment Plant and Sand Hollow Wells regional system supplies Ivins, alongside St. George, Washington, Hurricane, and Santa Clara.","quote":"Quail Creek WTP & Sand Hollow Wells → St. George, Washington, Hurricane, Ivins, Santa Clara","research":"05-environment-water-geology-corpus.md §1.3 WCWCD regional systems (line 61)","docs":["wcwcd-quality","ccr-ivins-2024"]},{"fact":"The Washington County Water Conservancy District's Ence Wells serve Kayenta.","quote":"- Ence Wells → Kayenta","research":"05-environment-water-geology-corpus.md §1.3 WCWCD regional systems (line 64)","docs":["wcwcd-quality","ccr-ivins-2024"]},{"fact":"More than 80 percent of the drinking water the Washington County Water Conservancy District delivers is Virgin River surface water stored in Sand Hollow and Quail Creek reservoirs; the rest is Navajo aquifer groundwater.","quote":"more than 80% of district-delivered drinking water is surface water** diverted from the Virgin River and stored in Sand Hollow and Quail Creek reservoirs","research":"05-environment-water-geology-corpus.md §1.3 (line 57)","docs":["wcwcd-quality","ccr-ivins-2024"]},{"fact":"Ivins is listed on the Utah Water Savers landscape-incentive eligibility page, and its link routes applicants to the Washington County Water Conservancy District rebate page rather than a state application.","quote":"Hurricane and Ivins (and the \"here.\" county-level link) all resolve to `wcwcd.gov`.","research":"02-landscape-hardscape-corpus.md §2.1 (line 27)","docs":["uws-eligibility","uws-program-details"]},{"fact":"The Washington County Water Conservancy District residential water impact fee is $13,500.","quote":"the WCWCD residential water impact fee is $13,500.","research":"02-washington-county-playbook.html §3 The city layer (line 105)","docs":[]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"Kayenta is governed by a master Architectural Control Committee serving multiple sub-HOAs, Shonto (Shonto Point), Taviawk, and Kwavasa/Posovi, each with its own Supplemental Declaration and deposit schedule.","quote":"a **master ACC** serving **multiple sub-HOAs — Shonto (Shonto Point), Taviawk, Kwavasa/Posovi** — each with its own **Supplemental Declaration** and its own deposit schedule","research":"03-hoa-corpus.md §6.2 Kayenta (line 599)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"The Kayenta ACC meets the third Tuesday of each month at 1:00 p.m.","quote":"ACC meets the **third Tuesday of each month at 1:00 p.m.**","research":"03-hoa-corpus.md §4.3 Calendar and mechanics (line 329)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta ACC applications and preliminary plans are due at least 7 days before the meeting to be placed on the agenda.","quote":"Applications and preliminary plans due **at least 7 days** before the meeting to be agendized","research":"03-hoa-corpus.md §4.3 (line 330)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"At Kayenta the owner or the owner's representative must present in person, and a presentation that is not ready is postponed.","quote":"The owner or owner's representative **must present in person**; \"If the presentation is not ready, it shall be postponed\"","research":"03-hoa-corpus.md §4.3 (line 331)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"The Kayenta ACC mails or emails a written decision within 10 days, and the owner must have written approval before starting any work.","quote":"**\"The owner must have written approval before proceeding with any work.\"**","research":"03-hoa-corpus.md §4.3 (lines 333–334)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta's ACC Handbook expressly states that failure of the ACC to act within the 10-day period does not count as deemed approval.","quote":"\"Failure of the ACC to act within the ten (10) day period does not act as a deemed approval of the preliminary plans.\"","research":"03-hoa-corpus.md §4.3 (line 335)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta requires a Neighbor Notification form mailed to neighboring owners 15 days before review, and story poles in place 7 days before the meeting and removed within 7 days after.","quote":"**Story poles** in place **7 days** before the meeting, removed **within 7 days** after","research":"03-hoa-corpus.md §4.3 New-home sequence (lines 340–341)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta construction is observed a minimum of 4 to 5 times by a two-person Observation Team appointed by the HOA board.","quote":"Construction is observed **a minimum of 4–5 times** by a two-person Observation Team appointed by the HOA board","research":"03-hoa-corpus.md §4.3 (line 343)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta charges a $1,000 ACC application fee for a new residence, with an HOA deposit of $2,500 plus $0.75 per square foot in Taviawk and $2,500 plus $0.40 per square foot in Shonto (fee schedule dated August 18, 2020).","quote":"| New residence | **$1,000** | **Taviawk: $2,500 + $0.75/sq ft** of house and casita ($50 nonrefundable); **Shonto: $2,500 + $0.40/sq ft**","research":"03-hoa-corpus.md §4.3 Fees and deposits table (line 349)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"At Kayenta an addition or modification involving structural change, added square footage, a casita, use of heavy equipment, disturbance of the natural area, or a municipal permit carries a $500 ACC fee and a $1,250 HOA deposit.","quote":"**use of heavy equipment**, disturbance of natural area, or requiring a municipal permit | **$500** | **$1,250** |","research":"03-hoa-corpus.md §4.3 Fees and deposits table (line 350)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"At Kayenta, repainting, reroofing, changing doors or windows, driveway changes (including gravel color), drainage changes, courtyard modifications, and landscape changes from the original plan carry no fee and no deposit but still require an approved application.","quote":"repaints, reroofs, window/door swaps and driveway work still require an approved application — the fee is just zero.","research":"03-hoa-corpus.md §4.3 Fees table (line 351) and note (line 356)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta requires a $500 HOA deposit for solar panels and a $1,500 encroachment permit deposit for cutting a street.","quote":"| Solar panels | — | **$500** |","research":"03-hoa-corpus.md §4.3 Fees table (lines 352–353)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"A Kayenta Conditional Improvement Permit carries a $200 nonrefundable fee plus a deposit of 10 percent of project cost, with restoration required within 30 days of expiration or revocation.","quote":"a Conditional Improvement Permit carries a **$200 nonrefundable fee + 10% of project cost** deposit, with restoration required **within 30 days**","research":"03-hoa-corpus.md §4.3 (line 354; line 407)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta requires a landscape plan with Form L for written ACC approval before any dwelling is completed; the plan must show courtyard, transitional, and natural areas with species location and quantity, and all hardscape including chat and boulder placement.","quote":"landscape plan + **Form L** required for written ACC approval before any dwelling is completed; must detail courtyard, transitional and natural areas with species location and quantity","research":"03-hoa-corpus.md §4.3 Landscaping (line 358)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta prohibits cinders in landscaping, requires approval for non-indigenous stone, and gives the owner one year from approval to implement the landscape plan.","quote":"**cinders prohibited**; non-indigenous stone requires approval; **owner has one year from approval to implement the landscape plan.**","research":"03-hoa-corpus.md §4.3 Landscaping (line 358)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta's approved indigenous stones are Kayenta Sandstone, Navajo Sandstone, and Shinarump Sandstone, provided 90 percent of the surface is a reddish hue.","quote":"Kayenta Sandstone, Navajo Sandstone, Shinarump Sandstone — if **90% of the surface is a reddish hue**.","research":"03-hoa-corpus.md §4.3 Approved indigenous stone (line 360)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta publishes Landscape Regulations, a User-Friendly Guide to Kayenta Plants (latest version July 2025), a Landscape Plan Submittal Process, and Form Q for new or modified landscape plans.","quote":"\"User-Friendly Guide to Kayenta Plants\" (**latest version July 2025**), Landscape Plan Submittal Process, and **Form Q**","research":"03-hoa-corpus.md §4.3 Landscape documents (line 362)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta construction hours are 6:30 a.m. to 5:00 p.m. May through September and 7:30 a.m. to 5:00 p.m. October through April, on weekdays and Saturdays except holidays.","quote":"ONLY during the periods between **6:30 AM and 5:00 PM (May through September)** and from **7:30 AM to 5:00 PM (October through April)** on **weekdays and Saturdays (except Holidays)**","research":"03-hoa-corpus.md §4.4 Construction hours (line 373)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta permits concrete pours from 5:30 a.m. to 5:00 p.m. May through September and 7:00 a.m. to 5:00 p.m. October through April.","quote":"**Concrete pours** ... may occur between **5:30 AM and 5:00 PM (May–September)** and **7:00 AM to 5:00 PM (October–April)**","research":"03-hoa-corpus.md §4.4 Construction hours (line 373)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta requires substantial completion within 15 months of commencement, extendable at the ACC's sole discretion.","quote":"substantial completion **within 15 months** of commencement, extendable at ACC's sole discretion.","research":"03-hoa-corpus.md §4.4 Completion deadline (line 375)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta requires a refundable security deposit posted with the HOA before work begins, covering street and landscape repair, debris removal, and CC&R compliance; damage by construction-related vehicles must be promptly repaired.","quote":"refundable security deposit posted with the HOA **in advance of commencement**, for \"repairing streets and landscaping damaged during construction","research":"03-hoa-corpus.md §4.4 Damage deposit (line 377)","docs":["kayenta-problem-avoidance"]},{"fact":"At Kayenta, immediately after the floor slab is complete, the contractor must place and compact 4 inches of approved road base at least 30 feet from the road and at least 14 feet wide, and keep it in place so mud is not tracked into the street.","quote":"place and compact **4 inches of approved road base, a minimum of 30 feet from the road and a minimum of 14 feet wide.**","research":"03-hoa-corpus.md §4.4 Street protection (line 379); Problem Avoidance List (line 395)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta limits construction vehicle street parking to 12 hours in a construction day, on one side of the street only, with no after-hours parking and no materials, equipment, or trailers stored on streets at any time.","quote":"construction vehicles may park on streets **not exceeding twelve hours during a construction day**; **no materials, equipment or trailers stored on streets at any time**","research":"03-hoa-corpus.md §4.4 Parking (line 381)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta requires a lidded dumpster on site before any construction work begins, kept out of the undisturbed natural area and closed daily; burning is absolutely prohibited and debris may not be buried on site.","quote":"**burning is \"ABSOLUTELY PROHIBITED\"; no burying debris on site.**","research":"03-hoa-corpus.md §4.4 Dumpsters (line 383)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta requires a commercial portable toilet on site before any work including excavation and grading, serviced at least weekly, secured with metal stakes, and colored brown or beige.","quote":"commercial portable toilet on site before any work **including excavation and grading**; **serviced weekly** or more; **secured with metal stakes**; must be **brown or beige**","research":"03-hoa-corpus.md §4.4 Portable toilet (line 385)","docs":["kayenta-problem-avoidance"]},{"fact":"Before excavation or material delivery at Kayenta, a 4-foot barrier fence with metal stakes must be installed along the non-disturbance line; approved colors are black, green, or orange in Shonto and Kwavasa/Posovi, and black or green in Taviawk.","quote":"**Approved colors: Shonto and Kwavasa/Posovi — black, green, orange; Taviawk — black and green.**","research":"03-hoa-corpus.md §4.4 Construction fencing (line 387)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta allows one construction sign per lot, at most 18 by 24 inches and 28 inches above grade, sage green with white lettering; subcontractor and supplier signs are never permitted.","quote":"one sign per lot, **max 18\" × 24\", max 28\" above grade, sage green with white lettering** ... **subcontractor and supplier signs are never permitted**","research":"03-hoa-corpus.md §4.4 Signs (line 389)","docs":["kayenta-problem-avoidance"]},{"fact":"At Kayenta the HOA or the City owns the asphalt plus roughly 6 feet adjacent to it, and any modification in that strip, including rockwork, gravel, walls, landscape, address boulders, lighting, and driveway aprons, requires ACC approval at the owner's liability.","quote":"the HOA or City owns the asphalt plus roughly **6 feet** adjacent (varies by area)","research":"03-hoa-corpus.md §4.4 Right-of-way / easements (line 393)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta's contractor expectations include painting all dishes, vents, and rooftop equipment matte brown as soon as installed, general contractors visiting every site every day, no disturbance of the natural area by subcontractors, and all lights off at end of day.","quote":"all dishes, vents and rooftop equipment **painted matte brown as soon as installed — ideally before mounting**","research":"03-hoa-corpus.md §4.4 Problem Avoidance List (line 395)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta requires all exterior light to be 2700K or less, directed downward with no direct point source.","quote":"All light **color temperature 2700K or less**","research":"03-hoa-corpus.md §4.4 Lighting (lines 398–399)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta limits pathway, landscape, and driveway fixtures to 120 to 150 lumens each, mounted no more than 24 inches above the surface, at least 12 inches from a vertical surface, and staggered at least 20 feet apart.","quote":"Pathway/landscape/driveway fixtures **≤120–150 lumens each**, source **≤24 inches** above the surface, **≥12 inches** from a vertical surface, **staggered ≥20 feet apart**","research":"03-hoa-corpus.md §4.4 Lighting (line 400)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta limits wall sconces to 200 lumens and one fixture per 400 square feet of structure footprint, recessed overhead fixtures to 1,100 lumens and one per 100 square feet of overhead structure, and the street-side address spotlight to 200 lumens.","quote":"Wall sconces **≤200 lumens**, **1 fixture per 400 sq ft** of structure footprint","research":"03-hoa-corpus.md §4.4 Lighting (lines 401–403)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta prohibits exterior lighting between 11:00 p.m. and sunrise except the address marker, requires ACC approval for solar lights, and mandates window shades where needed to keep interior light from being directly visible outside.","quote":"**\"Exterior lighting is not allowed between 11:00 pm and sunrise\"** (address marker excepted); **solar lights require ACC approval**","research":"03-hoa-corpus.md §4.4 Lighting (lines 404–405)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta requires trash and recycling containers, heat pumps, and propane tanks to be screened, and prohibits leaving Styrofoam insulation exposed for more than 45 days.","quote":"Styrofoam insulation may not be left exposed more than **45 days** (§4.21); trash/recycling containers, heat pumps and propane tanks must be screened (§4.13)","research":"03-hoa-corpus.md §4.4 Other Kayenta operational details (line 407)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta's pre-approved exterior shade-cloth colors are Weathershade Solartex Smoke Blue, Jade Green, Salmon, and Brown.","quote":"pre-approved exterior shade-cloth colors are Weathershade Solartex **Smoke Blue, Jade Green, Salmon, Brown** (§6.4)","research":"03-hoa-corpus.md §4.4 (line 407)","docs":["kayenta-problem-avoidance"]},{"fact":"Kayenta ACC submissions are dropped at Gulch Design Group, 800 Kayenta Parkway, and forms, agendas, and minutes are published at kayentahoa.com.","quote":"ACC drop location: **Gulch Design Group, 800 Kayenta Parkway**","research":"03-hoa-corpus.md §6.2 Kayenta (lines 600, 604)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Under Utah Code 57-8a-231, an HOA may not require a lot owner to install or keep lawn or turf in an area less than eight feet wide, except where reasonably necessary for erosion control.","quote":"\"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.\"","research":"03-hoa-corpus.md §5.1 table (line 467)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under Utah Code 57-8a-231(2), an HOA may not prohibit a lot owner of a detached dwelling from incorporating water-wise landscaping, though it may still require site-plan review and its own water-wise design standards.","quote":"Association may not enact/enforce a governing document that prohibits, or has the effect of prohibiting, **a lot owner of a detached dwelling** from incorporating water-wise landscaping","research":"03-hoa-corpus.md §5.1 table (lines 465–466)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under Utah Code 57-8a-109(4), an HOA denial must state in writing each governing-document provision relied on and the specific aspect of the plan that does not conform, and under 57-8a-109(2) a plan fee may not exceed the actual cost of review.","quote":"**(2) \"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.\"**","research":"03-hoa-corpus.md §4.1 (lines 301, 303)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Under Utah Code 57-8a-212(4), effective May 6, 2026, an HOA declaration may not restrict the interior of a dwelling except as reasonably necessary for the safety of adjacent lots, and may not bar an owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list.","quote":"A declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots\"","research":"03-hoa-corpus.md §2.4 (line 146); §3.4 (line 291); 02-washington-county-playbook.html §2 (line 64)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles including Ivins, at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington.","research":"05-environment-water-geology-corpus.md §2.1 Scope (line 134)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey calls flooding the most widespread and damaging geologic hazard in southwestern Utah.","quote":"Flooding is **\"the most widespread and damaging geologic hazard in southwestern Utah.\"**","research":"05-environment-water-geology-corpus.md §2.1 (line 141)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey calls expansive soil and rock the most troublesome construction condition in the St. George area.","quote":"Expansive soil and rock is **\"the most troublesome construction condition.\"**","research":"05-environment-water-geology-corpus.md §2.1 (line 142)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"Special Study 127 maps nine adverse construction conditions: expansive soil and rock, collapsible soil, gypsiferous soil and rock, shallow bedrock, caliche, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, and shallow ground water.","quote":"expansive soil and rock; collapsible soil; gypsiferous soil and rock; shallow bedrock; caliche; wind-blown sand; breccia pipes and paleokarst; soil piping and erosion; shallow ground water.","research":"05-environment-water-geology-corpus.md §2.1 (line 138)","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey defines collapsible soil as soil with considerable strength when dry that settles significantly by hydrocompaction when wetted.","quote":"\"Soils that have considerable strength when in a dry, natural state, but significantly settle due to **hydrocompaction** when wetted.\"","research":"05-environment-water-geology-corpus.md §2.5 (line 196)","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"The Utah Geological Survey describes caliche as calcareous material in the shallow subsurface of arid soils that can be very difficult to excavate.","quote":"\"A calcareous material that can accumulate in the shallow subsurface of soils in arid and semiarid climates that **can be very difficult to excavate**.\"","research":"05-environment-water-geology-corpus.md §2.3 (line 166)","docs":["ugs-problem-soils"]},{"fact":"Special Study 127 states that rockfall has widespread favorable conditions in the area and that damage is expected to increase with hillside development.","quote":"Rockfall has \"widespread favorable conditions\" and damage is **expected to increase with hillside development**.","research":"05-environment-water-geology-corpus.md §2.8 (line 235)","docs":["utah-shmp-geologic"]},{"fact":"Wind-blown sand is mapped as one of the nine adverse construction conditions and published as Washington County GIS hazard layer 21.","quote":"UGS maps \"Wind-Blown Sand\" as one of the nine adverse construction conditions** in SS-127, and Washington County publishes it as GIS layer 21.","research":"05-environment-water-geology-corpus.md §3.4 (line 329)","docs":["washco-hazards-gis"]},{"fact":"Washington County publishes 24 free public hazard map layers, including FEMA flood hazard, erosion hazard boundary, faults, liquefaction, rockfall, collapsible soils, expansive rock and soil, gypsiferous soil, wind-blown sand, piping and erosion, and wildfire history.","quote":"Contains 24 layers: FEMA Flood Hazard (0), Erosion Hazard Boundary (3), Flood Hazard Based on Geologic Deposits (4)","research":"05-environment-water-geology-corpus.md §2.9 (line 249)","docs":["washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"Long-term home radon tests average 2.8 pCi/L in Washington County against a Utah statewide average of 3.2 pCi/L, so county averages do not predict an individual house.","quote":"Washington County 2.8 pCi/L; Utah statewide average 3.2 pCi/L.","research":"05-environment-water-geology-corpus.md §4.1 (lines 386, 389)","docs":["ugs-problem-soils","utah-shmp-geologic"]},{"fact":"The 1992 St. George earthquake was magnitude 5.8 on September 2, 1992, and Special Study 127 says the Hurricane fault is capable of earthquakes as large as magnitude 6.5 to 7.","quote":"SS-127 states the fault is capable of earthquakes \"as large as M 6.5–7\"","research":"05-environment-water-geology-corpus.md §2.7 (lines 216, 229)","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"Utah State University Extension states that termites are most common in Utah's southern counties, and lists repairing water leaks and sealing foundation cracks among preventions.","quote":"\"Termites can be found throughout Utah, but are most common in the southern counties.\"","research":"05-environment-water-geology-corpus.md §6.3 (lines 525, 528)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"WCWCD advises that neighborhoods at low elevations near rivers and drainages are cooler because cold air settles at the lowest points, so marginally hardy plants are more likely to freeze there.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points. **Marginally hardy plants are more likely to freeze in these locations.**","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure (line 269)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"WCWCD states that several zone 9 plants have grown in popularity locally but homeowners planting them are taking a risk.","quote":"**Several zone 9 plants have been growing in popularity, but homeowners should understand that they are taking a risk with them.**","research":"02-landscape-hardscape-corpus.md §1.1 (line 269)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County falls in Sunset climate zone 10, with hot summers, cold winters, up to 300 growing days a year, and elevations from 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert **zone 10** with hot summers, cold winters and up to **300 growing days** annually. Elevations range from **3,300 to 5,000 feet.**","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones (line 274)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Snow Canyon State Park received International Dark Sky designation in December 2025, which directly affects lighting expectations in Ivins.","quote":"Snow Canyon State Park was designated in December 2025 — which directly affects Ivins and Santa Clara, the two submarkets where lighting rules bite hardest.","research":"02-washington-county-playbook.html §3 The city layer (line 106)","docs":[]},{"fact":"Kayenta is a dark-sky community.","quote":"**Dark-sky community** conforming to Ivins City lighting ordinance","research":"03-hoa-corpus.md §6.2 Kayenta (line 602)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Southwest Utah has a defined monsoon season that generates flash flooding, with abrupt transitions from long dry spells; St. George recorded a 78-day dry spell that ended with monsoon onset in one recent year.","quote":"St. George recorded a **78-day dry spell ending with monsoon onset** in one recent year, illustrating the abrupt wet/dry transition.","research":"05-environment-water-geology-corpus.md §3.2 (line 314)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The nearby St. George station recorded an all-time high of 117°F, set in July 1985 and matched on July 11, 2021, 98 days at or above 100°F in 2024, and an all-time low of −11°F on January 26, 1937.","quote":"**All-time high: 117°F, July 11, 2021** ... **Most days ≥100°F in a year: 98 days (2024)**","research":"05-environment-water-geology-corpus.md §3.1 Records (lines 275–278)","docs":["noaa-st-george-station","nws-slc"]},{"fact":"Penn State's Center for Sports Surface Research measured synthetic turf at 200°F on a 98°F day in Provo, Utah, and found that 30 minutes of watering dropped turf from 174°F to 85°F only for it to rebound to 120°F within 5 minutes.","quote":"**On a 98°F day in Provo, Utah, synthetic turf reached 200°F** (Williams & Pulley, 2002)","research":"05-environment-water-geology-corpus.md §3.6 (lines 351, 355)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"WCWCD states that shade keeps areas up to 25 degrees cooler, shade trees can lower surface temperatures by up to 50 degrees, and grass uses four times more water than trees and shrubs.","quote":"Shade trees are far more effective at cooling temperatures than grass, with the potential to lower surface temperatures **by up to 50 degrees**","research":"02-landscape-hardscape-corpus.md §1.4 (lines 343–344)","docs":["wcwcd-urban-heat"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"The Ivins water system (PWS UTAH27008) serves a population of about 10,265 according to EWG's listing.","quote":"*Ivins (UTAH27008), pop. 10,265 — 9 above guidelines,*","research":"05-environment-water-geology-corpus.md §1.5 (line 110)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Kayenta comprises multiple sub-associations, Shonto (Shonto Point), Taviawk, and Kwavasa/Posovi, under one master architectural committee, and its roads are partly HOA-owned.","quote":"**Kayenta's roads are partly HOA-owned** (Handbook §5.8: \"the HOA or City owns and maintains the roadways in Kayenta\")","research":"03-hoa-corpus.md §6.2 (line 599); §4.3 conflict flag (line 364)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"Washington County had 91,460 housing units as of July 2025, 69,786 households, 71.6 percent owner-occupied, a median home value of $510,700, a population of 213,670, and 2,857 building permits in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, **2,857 building permits in 2025**.","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (line 449)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The EPA Renovation, Repair and Painting Rule applies to homes built before 1978 and requires contractors to be trained and certified in lead-safe work practices; it has no small-residential exemption.","quote":"**Unlike the asbestos rule, RRP has no small-residential exemption**","research":"05-environment-water-geology-corpus.md §4.5 (lines 442, 445)","docs":["ccr-ivins-2024","wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"Ivins residents do not apply to the state landscape program; the Utah Water Savers eligibility page routes Ivins applicants to the Washington County Water Conservancy District, whose rate already includes the state money plus a local enhancement.","quote":"Hurricane and Ivins (and the \"here.\" county-level link) all resolve to `wcwcd.gov`.","research":"02-landscape-hardscape-corpus.md §2.1 (lines 27, 44)","docs":["uws-eligibility","uws-program-details"]},{"fact":"The WCWCD Water Efficient Landscape rebate pays $3 per square foot on the first 1,000 square feet of lawn removed and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline (line 60); 03-hoa-corpus.md §5.2 (line 485)","docs":["wcwcd-incentives"]},{"fact":"WCWCD's smart-controller rebate of up to $100 and toilet-replacement rebate of up to $150 (up to 2 toilets, manufactured before 1994) are separate applications and can be claimed alongside a landscape conversion.","quote":"the landscape incentive and the **fixture rebates are separate applications** (smart controller $100, toilet $150).","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates table (lines 216–217); §2.1 (line 48)","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"Demolishing the lawn before receiving WCWCD's written approval email and a pre-conversion site visit permanently voids rebate eligibility.","quote":"\"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.\"","research":"02-landscape-hardscape-corpus.md §2.2 (lines 63–64)","docs":["wcwcd-incentives"]},{"fact":"Living grass must be present at the WCWCD inspection; irrigation may be shut off for up to a month beforehand as long as grass blades remain visible, but the grass may not be removed.","quote":"turning off the irrigation for up to a month prior to your scheduled inspection should not be a problem so long as there are visible grass blades. If you do stop irrigating, do not remove the grass.","research":"02-landscape-hardscape-corpus.md §2.2 (line 67)","docs":["wcwcd-incentives"]},{"fact":"WCWCD requires the converted area to have 50 percent living plant and tree cover at maturity and assigns each tree 350 square feet of cover and each shrub or perennial 35 square feet; existing trees inside the conversion count.","quote":"we assign **trees 350 square feet of plant cover** and **shrubs, groundcovers and other perennial plants 35 square feet per plant** (**1 tree = 10 plants**).","research":"02-landscape-hardscape-corpus.md §2.3 (lines 93, 104)","docs":["uws-program-details"]},{"fact":"WCWCD does not dictate plant species for the rebate and publishes no approved plant list; it requires only 50 percent mature coverage.","quote":"\"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.\"","research":"02-landscape-hardscape-corpus.md §2.3 (lines 112, 114)","docs":["uws-program-details"]},{"fact":"Every rebated conversion attaches a perpetual conservation easement, recorded with the Washington County Recorder, that forever prohibits irrigated grass, spray irrigation, pools, ponds, and water features in the converted area only.","quote":"\"the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features upon or within the Conversion.\"","research":"02-landscape-hardscape-corpus.md §2.5 (lines 159–162)","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD enforces the easement by aerial imagery; a violation brings written notice, 45 days to cure, then repayment of the full rebate plus administrative costs plus 5 percent annual interest.","quote":"Grantor shall pay to Grantee **the full rebate amount** Grantor received from Grantee **plus reasonable administrative costs** ... **and interest at the rate of five percent (5%) per annum.**","research":"02-landscape-hardscape-corpus.md §2.5 (lines 164–165)","docs":["wcwcd-easement-2019"]},{"fact":"Release of the easement is discretionary with WCWCD, must be written and recorded, and the price is repayment of the full rebate plus administrative costs and 5 percent per year interest; the easement must be granted before the incentive is issued.","quote":"**Any waiver shall be in writing, signed by Grantee, and recorded** ... **Grantee may require Grantor to reimburse Grantee the full rebate amount plus reasonable administrative costs and interest","research":"02-landscape-hardscape-corpus.md §2.5 (lines 169, 175)","docs":["wcwcd-easement-2019"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch inside a rebated area, while poured concrete and mortared work are subtracted from the incentive calculation.","quote":"**patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.**","research":"02-landscape-hardscape-corpus.md §2.4 (lines 122–123, 129–137)","docs":["conservewater-requirements"]},{"fact":"WCWCD accepts permeable artificial turf only in lieu of mulch as a component of a conversion; it does not rebate an artificial-turf lawn.","quote":"We accept artificial turf **in lieu of mulch** if it is permeable to air and water.","research":"02-landscape-hardscape-corpus.md §2.4 (line 125)","docs":["conservewater-requirements"]},{"fact":"WCWCD pays landscape rebates within 60 days of project completion and paperwork submission.","quote":"\"we issue rebates in less than 60 days after you complete your project and submit all required paperwork.\"","research":"02-landscape-hardscape-corpus.md §2.2 (line 71)","docs":["wcwcd-incentives"]},{"fact":"WCWCD says a typical contractor conversion costs $4 to $6 per square foot, rebates commonly cover 30 to 50 percent of the cost, and a typical residential conversion saves up to $300 a year in water.","quote":"\"Rebates commonly cover 30 to 50 percent of the cost... If you hire a contractor, expect to pay between **$4–6 per square foot**.","research":"02-landscape-hardscape-corpus.md §2.2 Cost benchmarks (line 80)","docs":["wcwcd-incentives"]},{"fact":"WCWCD does not require a W-9 or issue a 1099 for owner-occupied primary residences; secondary residences, rentals, and commercial properties are issued a 1099.","quote":"\"The district does not require IRS Form W-9 from properties that are owner-occupied primary residences... they will not be issued a form 1099","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment (line 75)","docs":["wcwcd-incentives"]},{"fact":"Plastic weed barriers are not permitted in a rebated conversion; any barrier used must be permeable, and WCWCD says a few inches of mulch usually suppresses weeds adequately.","quote":"\"If a weed barrier is used, **it must be permeable**, such as fabric or mesh. **In most cases, a few inches of mulch will adequately suppress weed growth.**\"","research":"02-landscape-hardscape-corpus.md §4.5 (lines 741–742)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Under Utah Code 57-8a-218(15), an HOA where owners maintain their own landscaping must adopt rules supporting water-wise landscaping and may not prohibit conversion of a grass park strip to water-efficient landscaping.","quote":"A rule may not (i) prohibit or restrict conversion of a **grass park strip** to water-wise landscaping; (ii) prohibit low water use on lawns during drought","research":"03-hoa-corpus.md §5.1 table (lines 469–470)","docs":["utah-hb215-2026","usu-waterwise-policy"]}]}]},{"slug":"la-verkin","name":"La Verkin","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/la-verkin","documents":[{"id":"ugs-ss127","facts":16},{"id":"ugs-hazard-map-sg","facts":13},{"id":"wcwcd-incentives","facts":13},{"id":"utah-shmp-geologic","facts":13},{"id":"ugs-active-faults","facts":12},{"id":"ugs-problem-soils","facts":12},{"id":"washco-hazards-gis","facts":11},{"id":"ugs-circular-122","facts":10},{"id":"brag-model-ordinance","facts":10},{"id":"aci-nrmca-exposure","facts":10},{"id":"washco-collapsible-layer","facts":10},{"id":"washco-gypsiferous-layer","facts":10},{"id":"uws-program-details","facts":10},{"id":"ugs-hazards-portal","facts":10},{"id":"wcwcd-easement-2019","facts":10},{"id":"wcwcd-quality","facts":10},{"id":"utah-hb48-2025","facts":9},{"id":"washco-expansive-layer","facts":9},{"id":"nws-slc","facts":9},{"id":"noaa-st-george-station","facts":9},{"id":"westlake-uv-bulletin","facts":9},{"id":"utah-flood-hazards","facts":9},{"id":"conservewater-requirements","facts":7},{"id":"uws-eligibility","facts":7},{"id":"wcwcd-urban-heat","facts":7},{"id":"conservewater-rebates","facts":6},{"id":"wcwcd-efficiency-standards","facts":6},{"id":"utah-hb215-2026","facts":4},{"id":"usu-waterwise-policy","facts":4},{"id":"washco-property-search","facts":1},{"id":"utah-dwri-pws","facts":1},{"id":"washco-recorder-fees","facts":1},{"id":"utah-sb122-2026","facts":1},{"id":"utah-title57-ch8","facts":1},{"id":"utah-title57-ch8a","facts":1}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"La Verkin's 2024 water quality report shows total dissolved solids of 496 to 716 ppm.","quote":"| **TDS (ppm)** | 118–936 | 210–656 | 136–552 | 136–564 | 496–716 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table (La Verkin 2024 column)","docs":[]},{"fact":"La Verkin's 2024 report shows sulfate of 10 to 160 ppm.","quote":"| **Sulfate (ppm)** | 1.38–451 | 32–198 | 1.38–209 | 1–273 | 10–160 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table","docs":[]},{"fact":"La Verkin's 2024 report shows sodium of 7 to 19 ppm.","quote":"| **Sodium (ppm)** | 5–153 | 8–53.4 | 9–55 | 9–55 | 7–19 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table","docs":[]},{"fact":"La Verkin's 2024 report shows arsenic of 2 to 3 ppb, well under the 10 ppb federal limit.","quote":"| **Arsenic (ppb)** | 1–13 (RAA 8.68–9) | 1.3–3.8 | 1.0–13.0 (RAA 8.68) | 2.8–8.7 | 2–3 |","research":"05-environment-water-geology-corpus.md §1.2 table; §1.5 (10 ppb MCL)","docs":[]},{"fact":"La Verkin's 2024 report shows fluoride of 101 to 186 ppb.","quote":"| **Fluoride** | ND–2.12 ppm | 28–253 ppb | 0.2–0.512 ppm | 0.2–0.5 ppm | 101–186 ppb |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table","docs":[]},{"fact":"La Verkin's 2024 report shows nitrate (as nitrogen) of 0.5 to 1 ppm.","quote":"| **Nitrate-N (ppm)** | ND–0.758 | 1.9 | ND–3.0 | ND–4.0 | 0.5–1 |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table","docs":[]},{"fact":"La Verkin's 2024 report shows radium-228 of 0.17 to 0.81 pCi/L and gross alpha of 2 to 5 pCi/L.","quote":"| **Radium 226/228 (pCi/L)** | ... | 0.17–0.81 (Ra-228) | ... | **Uranium (ppb)** | ... | alpha 2–5 pCi/L |","research":"05-environment-water-geology-corpus.md §1.2 Published water chemistry table","docs":[]},{"fact":"La Verkin's 2024 report shows total trihalomethanes of 6 ppb, against a federal limit of 80 ppb.","quote":"| **TTHM (ppb)** | 0.58–56.6 | 5–48 | 26.52–33.94 | 5.5–12.6 | 6 |","research":"05-environment-water-geology-corpus.md §1.2 table; §1.5 (80 ppb MCL)","docs":[]},{"fact":"Toquerville Spring is a drinking-water source for La Verkin, according to La Verkin's own water quality report.","quote":"Its spring (Toquerville Spring) is a source for La Verkin, per the La Verkin CCR.","research":"05-environment-water-geology-corpus.md §1.2 (GAP Toquerville note)","docs":[]},{"fact":"La Verkin's water quality report does not publish hardness, pH, chloride or iron.","quote":"I pulled the 2024/2025 reports for St. George, Washington City, Hurricane, Santa Clara, Ivins, and La Verkin. Hardness, pH, chloride, and iron are absent from all of them","research":"05-environment-water-geology-corpus.md §1.1 (GAP)","docs":[]},{"fact":"The Washington County Water Conservancy District's Cottam Wells supply Casa de Oro, Homespun Village, Hurricane, La Verkin and Toquerville.","quote":"Cottam Wells → Casa de Oro, Homespun Village, Hurricane, La Verkin, Toquerville","research":"05-environment-water-geology-corpus.md §1.3 Source water (WCWCD regional systems)","docs":["wcwcd-quality"]},{"fact":"No Washington County water quality report publishes water hardness, because hardness is not a federally required reporting parameter.","quote":"Hardness, pH, chloride, and iron are absent from all of them — they are not federally required reporting parameters.","research":"05-environment-water-geology-corpus.md §1.1 (GAP note)","docs":[]},{"fact":"Every water system in Washington County reviewed in the research is in compliance with federal drinking-water law.","quote":"all of these systems are in compliance with federal law","research":"05-environment-water-geology-corpus.md §1.5 Critical editorial caution","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"No PFAS was detected or reported in any of the four Washington County system records reviewed; treat this as not detected in published data, not as absent.","quote":"No PFAS detected or reported in any of the four EWG system records reviewed. Treat as \"not detected in published data,\" not \"absent.\"","research":"05-environment-water-geology-corpus.md §1.5 Key findings","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"Under H.B. 215 (2026), a Utah city may not require a property owner to install or keep lawn or turf in an area less than eight feet wide, and may not block removal of vegetation needed for defensible space in a designated wildland-urban interface area.","quote":"The city/county version also carries the same \"may not require a property owner to install or keep in place lawn or turf in an area with a width less than eight feet\" rule.","research":"03-hoa-corpus.md §5.1 H.B. 215 (2026) Landscaping Restrictions Amendments","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah H.B. 48 took effect January 1, 2026 and requires every county and municipality to adopt and enforce the Utah Wildland Urban Interface Code for its own territory.","quote":"for purposes of an incorporated area within a county, the relevant municipality shall adopt and enforce","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does","docs":["utah-hb48-2025"]},{"fact":"Beginning January 1, 2026, the county annually assesses a fee, in an amount set by the Utah Division of Forestry, Fire and State Lands, on owners of high-risk wildland-urban-interface property; a past-due fee can become a lien.","quote":"Beginning January 1, 2026, a county officer shall: (a) annually assess a fee (i) against the property owner of high risk wildland urban interface property","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does (items 2–3)","docs":["utah-hb48-2025"]},{"fact":"The HB 48 wildfire fee is based on a structure's square footage and may be tiered by the property's triage-scale classification.","quote":"The division shall annually set a fee amount that is based on the square footage of a structure within the high risk wildland urban interface","research":"02-landscape-hardscape-corpus.md §6.2 The fee structure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"From January 1, 2026, an insurer may only use the state wildfire risk assessment mapping tool boundary to decide whether a property is high-risk WUI, and must state its reasons for a wildfire-related cancellation or non-renewal.","quote":"insurers may only use the Division's wildfire risk assessment mapping tool boundary to determine whether a property is high-risk WUI","research":"02-landscape-hardscape-corpus.md §6.1 item 7 Insurance guardrails","docs":["utah-hb48-2025"]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary from city to city; what varies locally is permit triggers, fees, process, irrigation rules and lighting.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"Utah moved to the 2024 IBC, IECC and IEBC on July 1, 2026 under HB 65.","quote":"Utah moved to the 2024 IBC/IECC/IEBC on July 1, 2026 under HB 65.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"The Washington County Water Conservancy District residential water impact fee is $13,500.","quote":"the WCWCD residential water impact fee is $13,500","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"No water-use moratorium is in effect in Washington County; the district's general manager has described one as a possible contingency if infrastructure lags, not as policy.","quote":"On the moratorium question: none is in effect.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"Under Utah Code § 57-8a-231(3)(b), an association may not require a lot owner to install or keep lawn or turf in an area less than eight feet wide, except where reasonably necessary for erosion control.","quote":"an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-231(2) protects only owners of detached dwellings in a planned community; it does not apply to condominiums, which have parallel protection under § 57-8-8.1(8) and § 57-8-10(9)(c)–(d) effective May 6, 2026.","quote":"§ 57-8a-231 does not cover condominiums, and within Ch. 8a it protects only owners of DETACHED dwellings.","research":"03-hoa-corpus.md §9 Priority corrections, item 6","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"The Utah water-wise landscaping statute § 57-8a-231 was enacted in 2022, not 2025, and has been amended in 2023, 2024 and 2025.","quote":"§ 57-8a-231 was enacted in 2022 and amended in 2023, 2024 and 2025.","research":"02-washington-county-playbook.html §7 Do not publish these","docs":[]},{"fact":"As amended effective May 6, 2026, a Utah HOA declaration may not impose a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots (§ 57-8a-212(4)).","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-content-briefs.html Brief 02 Does my HOA have to approve a bathroom remodel?","docs":[]},{"fact":"A Utah HOA may not bar a homeowner from hiring a contractor solely because the contractor is not on the association's preferred vendor list (§ 57-8a-212(4) and § 57-8a-218(22)(c)(iii)).","quote":"solely because the contractor or worker… is not on the association's preferred vendor list","research":"03-content-briefs.html Brief 04 Your HOA can't force you to use their contractor","docs":[]},{"fact":"Under § 57-8a-109(4), an HOA design-review denial must state in writing each governing-document provision relied on and the specific aspect of the plan that does not conform, and plan fees may not exceed the actual cost of review.","quote":"each governing document provision on which the association relied when denying the plan","research":"03-content-briefs.html Brief 03 Your HOA denied your project","docs":[]},{"fact":"Under H.B. 215 (2026), an HOA rule may not prohibit removal of vegetation from a lot within a designated wildland-urban interface area (§ 57-8a-218(15)(b)(iii)).","quote":"(iii) prohibit, or have the effect of prohibiting, removal of vegetation from a lot within a designated wildland-urban interface area (new — H.B. 215, 2026)","research":"03-hoa-corpus.md §5.1 The full current statutory stack (57-8a-218(15)(b))","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under the Fair Housing Act an HOA cannot deny a reasonable modification such as grab bars, ramps, walk-in showers or widened doorways where there is a disability nexus, and may not require a specific contractor, extra insurance, higher deposits or medical records; the resident pays for the work.","quote":"HOAs cannot deny grab bars, ramps, walk-in showers or widened doorways where there's a disability nexus.","research":"02-washington-county-playbook.html §2 The four statutes that matter (Fair Housing Act row)","docs":[]},{"fact":"The Utah Office of the HOA Ombudsman (Utah Code Title 13, Chapter 79) launched in September 2025, reaches at (801) 530-6670 weekdays 8–5, issues advisory opinions only on violations of state statute, and charges a $150 filing fee.","quote":"Created by HB 217 (2025), enacting Utah Code Title 13, Chapter 79. Launched September 2025.","research":"03-content-briefs.html Brief 05 The Utah HOA Ombudsman","docs":[]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville and Washington, in fourteen maps at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington. Produced 14 geologic-hazard maps at 1:24,000 scale","research":"05-environment-water-geology-corpus.md §2.1 UGS Special Study 127 — Scope","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"Special Study 127 maps six geologic hazards (surface fault rupture, earthquake ground shaking, liquefaction, flooding, landslide, rock fall) and nine adverse construction conditions (expansive soil and rock, collapsible soil, gypsiferous soil and rock, shallow bedrock, caliche, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, shallow ground water).","quote":"expansive soil and rock; collapsible soil; gypsiferous soil and rock; shallow bedrock; caliche; wind-blown sand; breccia pipes and paleokarst; soil piping and erosion; shallow ground water","research":"05-environment-water-geology-corpus.md §2.1 Six mapped geologic hazards / Nine mapped adverse construction conditions","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey states that flooding is the most widespread and damaging geologic hazard in southwestern Utah.","quote":"Flooding is \"the most widespread and damaging geologic hazard in southwestern Utah.\"","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey states that expansive soil and rock is the most troublesome construction condition in the St. George–Hurricane area.","quote":"Expansive soil and rock is \"the most troublesome construction condition.\"","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"Collapsible soil, as defined by the Utah Geological Survey, has considerable strength when dry but settles significantly by hydrocompaction when wetted; in a home the wetting source is typically a leaking irrigation or service line, a downspout at the foundation, or a failed sewer lateral.","quote":"Soils that have considerable strength when in a dry, natural state, but significantly settle due to hydrocompaction when wetted.","research":"05-environment-water-geology-corpus.md §2.5 Collapsible soil","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"Caliche is mapped as an adverse construction condition across the study area, and the Utah Geological Survey describes it as a calcareous material that can be very difficult to excavate.","quote":"A calcareous material that can accumulate in the shallow subsurface of soils in arid and semiarid climates that can be very difficult to excavate.","research":"05-environment-water-geology-corpus.md §2.3 Caliche","docs":["ugs-problem-soils"]},{"fact":"In gypsiferous zones mapped by UGS Special Study 127, a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3; sulfate-resistant cement is required at class S2 and above, which is a site-test question rather than a blanket local requirement.","quote":"In gypsiferous zones mapped by UGS SS-127, a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3","research":"05-environment-water-geology-corpus.md §2.4 Gypsiferous soil (Applied locally)","docs":["washco-gypsiferous-layer","aci-nrmca-exposure"]},{"fact":"The Hurricane fault zone is 87 km long end to end, with an Ash Creek section of 32 km and an Anderson Junction section of 42 km in Utah; it is a normal fault dropping down to the west, and the Utah Geological Survey says it is capable of earthquakes as large as magnitude 6.5 to 7.","quote":"Overall length 87 km end-to-end, 102 km cumulative trace ... Ash Creek (32 km), Anderson Junction (42 km, Utah/Arizona)","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The most recent surface faulting on the Anderson Junction section of the Hurricane fault was about 5,000 to 10,000 years ago, and no recurrence-interval data exist for any section.","quote":"Anderson Junction segment ~5,000–10,000 years ago (early Holocene) ... Recurrence interval: \"No data\" for all sections","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The September 2, 1992 St. George earthquake was magnitude 5.8 according to UGS Special Study 127 and caused liquefaction and property damage; the Utah State Hazard Mitigation Plan lists it as magnitude 5.5.","quote":"magnitude 5.8, September 2, 1992 (SS-127 gives M 5.8; the Utah SHMP gives M 5.5","research":"05-environment-water-geology-corpus.md §2.7 The 1992 St. George earthquake","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The Washington County Hazards MapServer publishes 24 free public layers including FEMA flood hazard, erosion hazard boundary, fault special study zone, liquefaction, rockfall, collapsible soils, expansive rock and soil, gypsiferous rock and soil, wind-blown sand, piping and erosion, and wildfire history.","quote":"Contains 24 layers: FEMA Flood Hazard (0), Erosion Hazard Boundary (3), Flood Hazard Based on Geologic Deposits (4) ... Wildfire History (23)","research":"05-environment-water-geology-corpus.md §2.9 Where homeowners look up their own property","docs":["washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"The Utah Geological Survey calls radon Utah's leading geologic hazard in terms of fatalities; the state hazard plan attributes 5,630 Utah deaths (1973–2015) to radon-induced lung cancer, 92.7% of all Utah geologic-hazard fatalities.","quote":"5,630 Utah deaths to radon-induced lung cancer (1973–2015), 92.7% of all Utah geologic-hazard fatalities","research":"05-environment-water-geology-corpus.md §4.1 Radon","docs":["ugs-problem-soils","utah-shmp-geologic"]},{"fact":"Utah State University Extension reports that termites can be found throughout Utah but are most common in the southern counties, and that they require moisture and wood-to-soil contact; repairing water leaks is on the Extension's prevention list.","quote":"Termites can be found throughout Utah, but are most common in the southern counties.","research":"05-environment-water-geology-corpus.md §6.3 Termites","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"The Washington County Water Conservancy District states that the county's more densely populated areas are in USDA hardiness zone 8, that a warm winter can be closer to zone 9 and extremely rare years as cold as zone 7, and that homeowners planting zone 9 plants are taking a risk.","quote":"Several zone 9 plants have been growing in popularity, but homeowners should understand that they are taking a risk with them.","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD's own, more nuanced framing (Plant Zones brochure)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Per the water district, neighborhoods at low elevations near rivers and drainages are cooler because cold air settles at the lowest points, so marginally hardy plants are more likely to freeze there.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points. Marginally hardy plants are more likely to freeze in these locations.","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County falls in Sunset climate zone 10, a high desert with hot summers, cold winters and up to 300 growing days a year, at elevations of 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert zone 10 with hot summers, cold winters and up to 300 growing days annually. Elevations range from 3,300 to 5,000 feet.","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones (WCWCD Plant Zones brochure)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Southwest Utah has a defined monsoon season that produces flash flooding after long dry spells; St. George recorded a 78-day dry spell that ended with monsoon onset in one recent year.","quote":"St. George recorded a 78-day dry spell ending with monsoon onset in one recent year","research":"05-environment-water-geology-corpus.md §3.2 Monsoon season","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"At the St. George station, February is the wettest month (1.38 in.), August third (1.07 in.) from monsoon rain, and June the driest (0.16 in.).","quote":"February is the wettest month (1.38\") from winter frontal moisture; August is third (1.07\") from monsoon. June is driest at 0.16\"","research":"02-washington-county-playbook.html §5 Precipitation is bimodal (St. George station USC00427516)","docs":[]},{"fact":"The Utah Geological Survey maps wind-blown sand as one of the nine adverse construction conditions for the St. George–Hurricane area, which is unusual and signals that blowing sand is materially significant here.","quote":"UGS maps \"Wind-Blown Sand\" as one of the nine adverse construction conditions in SS-127","research":"05-environment-water-geology-corpus.md §3.4 Wind and dust","docs":["washco-hazards-gis"]},{"fact":"Penn State's Center for Sports Surface Research measured synthetic turf at 200°F on a 98°F day in Provo, Utah, and found that 30 minutes of watering dropped turf from 174°F to 85°F but it rebounded to 120°F within 5 minutes.","quote":"On a 98°F day in Provo, Utah, synthetic turf reached 200°F (Williams & Pulley, 2002)","research":"05-environment-water-geology-corpus.md §3.6 Artificial turf surface temperature","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The water district states that shade keeps areas up to 25°F cooler, shade trees can lower surface temperatures by up to 50°F, and grass uses four times more water than trees and shrubs.","quote":"Shading keeps areas up to 25 degrees cooler ... lower surface temperatures by up to 50 degrees ... [grass] uses four times more water than trees and shrubs.","research":"02-landscape-hardscape-corpus.md §1.4 Supporting quantitative argument for trees (WCWCD FAQ / Urban Heat FAQ)","docs":["wcwcd-urban-heat"]},{"fact":"Water-wise plants, as USU Extension defines them, need watering only about once every two weeks after establishment; new trees need water every two to four days in their first summer and take a year or two to establish.","quote":"Water will be needed every two to four days as the tree is getting established in its first summer.","research":"02-landscape-hardscape-corpus.md §1.2 / §3.5 Establishment period","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"USU Extension names conifers, including junipers, as flammable plants that ignite more quickly, and says nothing flammable should be within 5 feet of a house in the wildland-urban interface.","quote":"There should not be anything flammable next to, on, or within 5 feet of the house.","research":"02-landscape-hardscape-corpus.md §6.4 Defensible space zones (USU Extension 2023)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"Washington County had 91,460 housing units as of July 2025, 69,786 households, 71.6% owner-occupancy, a median home value of $510,700, a population of 213,670 and 2,857 building permits in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, 2,857 building permits in 2025","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (Census QuickFacts)","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Washington County's population is 22.4% aged 65 or older per Census QuickFacts.","quote":"Census QuickFacts says 22.4% and $510,700. Use the Census figures","research":"03-content-briefs.html §5 Do not publish — updated (Check first row)","docs":[]},{"fact":"The EPA Renovation, Repair and Painting rule applies to homes built before 1978 with no small-residential exemption, so contractors renovating those homes must be trained and certified in lead-safe work practices.","quote":"Unlike the asbestos rule, RRP has no small-residential exemption — it is the rule that actually governs your bathroom remodel work in older homes.","research":"05-environment-water-geology-corpus.md §4.5 Lead paint","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Utah Admin. Code R307-801-9 exempts residential structures of four units or fewer from the asbestos inspection requirement and contains no 1992 date trigger.","quote":"Owners of residential structures including condominium owners of four units or less, not otherwise subject to the Asbestos NESHAP, are not required to perform asbestos inspections.","research":"05-environment-water-geology-corpus.md §4.4 Asbestos","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Polybutylene supply pipe was manufactured from 1978 to mid-1995, is usually gray and marked PB2110, and fails because chlorine-based disinfectants react with it; the systems in this county that report a disinfectant use chlorine, not chloramine.","quote":"Polybutylene: manufactured 1978 to mid-1995 ... usually marked \"PB2110\" ... usually gray","research":"05-environment-water-geology-corpus.md §5.2 Piping materials by era; §1.2 Disinfectant","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Seasonal residents who occupy a home about half the year use only about 10% less water annually than full-time residents, according to the water district, because the landscape is irrigated year-round for an empty house.","quote":"seasonal residents — occupying homes roughly half the year — use only 10% less water annually than full-time residents","research":"02-washington-county-playbook.html §5 The second-home argument","docs":[]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"The WCWCD Water Efficient Landscape rebate pays $3 per square foot on the first 1,000 square feet of lawn removed and $2 per square foot after that for projects completed before June 1, 2027; the standard rate is $2.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline","docs":["wcwcd-incentives"]},{"fact":"Washington County residents do not apply to the state Utah Water Savers landscape program; the state's eligibility page routes them to the WCWCD rebate, and the district rate already includes the state money plus a local enhancement.","quote":"If you are a Washington County resident, apply for the Landscape Incentive here.","research":"02-landscape-hardscape-corpus.md §2.1 The rebate stacking question","docs":["uws-eligibility","uws-program-details"]},{"fact":"Never remove or kill the lawn before receiving the district's written approval email and a pre-conversion site visit; doing so permanently voids rebate eligibility, and living grass must still be visible at inspection.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md §2.2 Pre-approval is absolute","docs":["wcwcd-incentives"]},{"fact":"The district issues landscape rebates in less than 60 days after the project is completed and all paperwork is submitted.","quote":"we issue rebates in less than 60 days after you complete your project and submit all required paperwork.","research":"02-landscape-hardscape-corpus.md §2.2 Payment timeline","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"Every rebated conversion attaches a conservation easement recorded with the Washington County Recorder that continues in perpetuity, restricts only the converted area, and prohibits irrigated grass, spray irrigation, swimming pools, ponds, other bodies of water and water features there forever.","quote":"the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features upon or within the Conversion.","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"If an easement violation is found, the owner gets written notice and 45 days to cure, after which the full rebate plus administrative costs plus 5% annual interest is repayable; the district checks compliance by aerial imagery.","quote":"Grantor shall pay to Grantee the full rebate amount Grantor received from Grantee plus reasonable administrative costs as determined by Grantee and interest at the rate of five percent (5%) per annum.","research":"02-landscape-hardscape-corpus.md §2.5 Cure period and penalty (§7a)","docs":["wcwcd-easement-2019"]},{"fact":"The easement must be granted before the incentive is issued; transferring the property to a new owner before the easement is granted makes the applicant ineligible.","quote":"You must grant the easement before the water district will issue your incentive. If you transfer the property to a new owner before the easement is granted, you become ineligible.","research":"02-landscape-hardscape-corpus.md §2.5 Signature requirements / timing trap","docs":["wcwcd-easement-2019"]},{"fact":"The converted area must reach 50% living plant and tree cover at maturity; the district credits each tree at 350 square feet and each shrub or perennial at 35 square feet, so one tree equals ten plants, and existing trees kept inside the area count.","quote":"we assign trees 350 square feet of plant cover and shrubs, groundcovers and other perennial plants 35 square feet per plant (1 tree = 10 plants)","research":"02-landscape-hardscape-corpus.md §2.3 The 50% plant coverage rule","docs":["uws-program-details"]},{"fact":"The rebate program does not dictate plant species and publishes no approved plant list; it requires only 50% mature coverage.","quote":"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.","research":"02-landscape-hardscape-corpus.md §2.3 The program does not specify species","docs":["uws-program-details"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch inside a rebated conversion, permeable artificial turf is accepted in lieu of mulch, and poured concrete or mortared work is subtracted from the rebated area.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.","research":"02-landscape-hardscape-corpus.md §2.4 Permeable vs. impermeable in the rebate calculation","docs":["conservewater-requirements"]},{"fact":"A rebated conversion must have either no irrigation or low-volume drip with a filter, pressure regulator and emitters rated 20 gallons per hour or less, must be covered by permeable mulch, and must be free of bare soil and impermeable barriers.","quote":"it includes a filter, pressure regulator, and emitters rated at twenty (20) gallons per hour or less. The system is free of malfunctions and leaks.","research":"02-landscape-hardscape-corpus.md §2.5 Easement Exhibit B","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD also offers a smart-controller rebate of up to $100 for WaterSense-labeled controllers and a toilet-replacement rebate of up to $150 per WaterSense toilet for toilets made before 1994, up to two toilets per property; these are separate applications from the landscape rebate.","quote":"Smart Controller up to $100 ... Toilet Replacement up to $150 ... Up to 2 toilets per property/application.","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates","docs":["wcwcd-incentives"]},{"fact":"For an owner-occupied primary residence the district does not collect a W-9 or issue a 1099 for the landscape rebate; owners of secondary residences, rentals and commercial properties do receive a 1099.","quote":"IRS Form W-9 is collected from owners of secondary residences, short- and long-term rental properties and commercial properties.","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment","docs":["wcwcd-incentives"]},{"fact":"The district's own guidance says a contractor-installed conversion costs about $4 to $6 per square foot, rebates commonly cover 30 to 50 percent of the cost, and a typical residential conversion can save up to $300 a year in water costs.","quote":"If you hire a contractor, expect to pay between $4–6 per square foot. Remember, a typical residential conversion can also save up to $300 each year in water costs alone.","research":"02-landscape-hardscape-corpus.md §2.2 Cost benchmarks from the District itself","docs":["wcwcd-incentives"]},{"fact":"Utah Water Savers says most HOA residents can qualify for a landscape rebate if the landscaping is the applicant's property, and that an HOA may still require plan approval before changes.","quote":"Most HOA residents can qualify for a program provided the home's landscaping is the property of the applicant, not the HOA","research":"02-landscape-hardscape-corpus.md §2.6 HOA note from UWS","docs":["uws-program-details"]},{"fact":"If an HOA compels a homeowner to keep grass, the district asks to be emailed at conservation@wcwcd.org and will take reasonable steps to inform the HOA of applicable state and local law.","quote":"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org.","research":"02-landscape-hardscape-corpus.md §2.7 No dedicated HOA pathway at WCWCD","docs":["wcwcd-incentives"]}]}]},{"slug":"toquerville","name":"Toquerville","county":"Washington County","url":"https://stgeorgehomeservices.com/areas/toquerville","documents":[{"id":"ugs-ss127","facts":16},{"id":"ugs-hazard-map-sg","facts":13},{"id":"wcwcd-incentives","facts":13},{"id":"utah-shmp-geologic","facts":13},{"id":"ugs-active-faults","facts":12},{"id":"ugs-problem-soils","facts":12},{"id":"washco-hazards-gis","facts":11},{"id":"ugs-circular-122","facts":10},{"id":"brag-model-ordinance","facts":10},{"id":"aci-nrmca-exposure","facts":10},{"id":"washco-collapsible-layer","facts":10},{"id":"washco-gypsiferous-layer","facts":10},{"id":"uws-program-details","facts":10},{"id":"ugs-hazards-portal","facts":10},{"id":"wcwcd-easement-2019","facts":10},{"id":"wcwcd-quality","facts":10},{"id":"utah-hb48-2025","facts":9},{"id":"washco-expansive-layer","facts":9},{"id":"nws-slc","facts":9},{"id":"noaa-st-george-station","facts":9},{"id":"westlake-uv-bulletin","facts":9},{"id":"utah-flood-hazards","facts":9},{"id":"conservewater-requirements","facts":7},{"id":"uws-eligibility","facts":7},{"id":"wcwcd-urban-heat","facts":7},{"id":"conservewater-rebates","facts":6},{"id":"wcwcd-efficiency-standards","facts":6},{"id":"utah-hb215-2026","facts":4},{"id":"usu-waterwise-policy","facts":4},{"id":"washco-property-search","facts":1},{"id":"utah-dwri-pws","facts":1},{"id":"washco-recorder-fees","facts":1},{"id":"utah-sb122-2026","facts":1},{"id":"utah-title57-ch8","facts":1},{"id":"utah-title57-ch8a","facts":1}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"Toquerville Spring is a drinking-water source for neighboring La Verkin, according to La Verkin's water quality report.","quote":"Its spring (Toquerville Spring) is a source for La Verkin, per the La Verkin CCR.","research":"05-environment-water-geology-corpus.md §1.2 (GAP Toquerville note)","docs":[]},{"fact":"Toquerville does not publish a findable standalone consumer confidence report.","quote":"[GAP] Toquerville does not publish a findable standalone CCR.","research":"05-environment-water-geology-corpus.md §1.2 (GAP Toquerville note)","docs":[]},{"fact":"The Washington County Water Conservancy District's Cottam Wells supply Casa de Oro, Homespun Village, Hurricane, La Verkin and Toquerville.","quote":"Cottam Wells → Casa de Oro, Homespun Village, Hurricane, La Verkin, Toquerville","research":"05-environment-water-geology-corpus.md §1.3 Source water (WCWCD regional systems)","docs":["wcwcd-quality"]},{"fact":"No Washington County water quality report publishes water hardness, because hardness is not a federally required reporting parameter.","quote":"Hardness, pH, chloride, and iron are absent from all of them — they are not federally required reporting parameters.","research":"05-environment-water-geology-corpus.md §1.1 (GAP note)","docs":[]},{"fact":"Every water system in Washington County reviewed in the research is in compliance with federal drinking-water law.","quote":"all of these systems are in compliance with federal law","research":"05-environment-water-geology-corpus.md §1.5 Critical editorial caution","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"No PFAS was detected or reported in any of the four Washington County system records reviewed; treat this as not detected in published data, not as absent.","quote":"No PFAS detected or reported in any of the four EWG system records reviewed. Treat as \"not detected in published data,\" not \"absent.\"","research":"05-environment-water-geology-corpus.md §1.5 Key findings","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"Under H.B. 215 (2026), a Utah city may not require a property owner to install or keep lawn or turf in an area less than eight feet wide, and may not block removal of vegetation needed for defensible space in a designated wildland-urban interface area.","quote":"The city/county version also carries the same \"may not require a property owner to install or keep in place lawn or turf in an area with a width less than eight feet\" rule.","research":"03-hoa-corpus.md §5.1 H.B. 215 (2026) Landscaping Restrictions Amendments","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah H.B. 48 took effect January 1, 2026 and requires every county and municipality to adopt and enforce the Utah Wildland Urban Interface Code for its own territory.","quote":"for purposes of an incorporated area within a county, the relevant municipality shall adopt and enforce","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does","docs":["utah-hb48-2025"]},{"fact":"Beginning January 1, 2026, the county annually assesses a fee, in an amount set by the Utah Division of Forestry, Fire and State Lands, on owners of high-risk wildland-urban-interface property; a past-due fee can become a lien.","quote":"Beginning January 1, 2026, a county officer shall: (a) annually assess a fee (i) against the property owner of high risk wildland urban interface property","research":"02-landscape-hardscape-corpus.md §6.1 What HB 48 actually does (items 2–3)","docs":["utah-hb48-2025"]},{"fact":"The HB 48 wildfire fee is based on a structure's square footage and may be tiered by the property's triage-scale classification.","quote":"The division shall annually set a fee amount that is based on the square footage of a structure within the high risk wildland urban interface","research":"02-landscape-hardscape-corpus.md §6.2 The fee structure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"From January 1, 2026, an insurer may only use the state wildfire risk assessment mapping tool boundary to decide whether a property is high-risk WUI, and must state its reasons for a wildfire-related cancellation or non-renewal.","quote":"insurers may only use the Division's wildfire risk assessment mapping tool boundary to determine whether a property is high-risk WUI","research":"02-landscape-hardscape-corpus.md §6.1 item 7 Insurance guardrails","docs":["utah-hb48-2025"]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary from city to city; what varies locally is permit triggers, fees, process, irrigation rules and lighting.","quote":"Utah adopts construction code statewide under Title 15A, so the plumbing code does not vary city to city.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"Utah moved to the 2024 IBC, IECC and IEBC on July 1, 2026 under HB 65.","quote":"Utah moved to the 2024 IBC/IECC/IEBC on July 1, 2026 under HB 65.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"The Washington County Water Conservancy District residential water impact fee is $13,500.","quote":"the WCWCD residential water impact fee is $13,500","research":"02-washington-county-playbook.html §3 The city layer","docs":[]},{"fact":"No water-use moratorium is in effect in Washington County; the district's general manager has described one as a possible contingency if infrastructure lags, not as policy.","quote":"On the moratorium question: none is in effect.","research":"02-washington-county-playbook.html §3 The city layer","docs":[]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"Under Utah Code § 57-8a-231(3)(b), an association may not require a lot owner to install or keep lawn or turf in an area less than eight feet wide, except where reasonably necessary for erosion control.","quote":"an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-231(2) protects only owners of detached dwellings in a planned community; it does not apply to condominiums, which have parallel protection under § 57-8-8.1(8) and § 57-8-10(9)(c)–(d) effective May 6, 2026.","quote":"§ 57-8a-231 does not cover condominiums, and within Ch. 8a it protects only owners of DETACHED dwellings.","research":"03-hoa-corpus.md §9 Priority corrections, item 6","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws"]},{"fact":"The Utah water-wise landscaping statute § 57-8a-231 was enacted in 2022, not 2025, and has been amended in 2023, 2024 and 2025.","quote":"§ 57-8a-231 was enacted in 2022 and amended in 2023, 2024 and 2025.","research":"02-washington-county-playbook.html §7 Do not publish these","docs":[]},{"fact":"As amended effective May 6, 2026, a Utah HOA declaration may not impose a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots (§ 57-8a-212(4)).","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-content-briefs.html Brief 02 Does my HOA have to approve a bathroom remodel?","docs":[]},{"fact":"A Utah HOA may not bar a homeowner from hiring a contractor solely because the contractor is not on the association's preferred vendor list (§ 57-8a-212(4) and § 57-8a-218(22)(c)(iii)).","quote":"solely because the contractor or worker… is not on the association's preferred vendor list","research":"03-content-briefs.html Brief 04 Your HOA can't force you to use their contractor","docs":[]},{"fact":"Under § 57-8a-109(4), an HOA design-review denial must state in writing each governing-document provision relied on and the specific aspect of the plan that does not conform, and plan fees may not exceed the actual cost of review.","quote":"each governing document provision on which the association relied when denying the plan","research":"03-content-briefs.html Brief 03 Your HOA denied your project","docs":[]},{"fact":"Under H.B. 215 (2026), an HOA rule may not prohibit removal of vegetation from a lot within a designated wildland-urban interface area (§ 57-8a-218(15)(b)(iii)).","quote":"(iii) prohibit, or have the effect of prohibiting, removal of vegetation from a lot within a designated wildland-urban interface area (new — H.B. 215, 2026)","research":"03-hoa-corpus.md §5.1 The full current statutory stack (57-8a-218(15)(b))","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under the Fair Housing Act an HOA cannot deny a reasonable modification such as grab bars, ramps, walk-in showers or widened doorways where there is a disability nexus, and may not require a specific contractor, extra insurance, higher deposits or medical records; the resident pays for the work.","quote":"HOAs cannot deny grab bars, ramps, walk-in showers or widened doorways where there's a disability nexus.","research":"02-washington-county-playbook.html §2 The four statutes that matter (Fair Housing Act row)","docs":[]},{"fact":"The Utah Office of the HOA Ombudsman (Utah Code Title 13, Chapter 79) launched in September 2025, reaches at (801) 530-6670 weekdays 8–5, issues advisory opinions only on violations of state statute, and charges a $150 filing fee.","quote":"Created by HB 217 (2025), enacting Utah Code Title 13, Chapter 79. Launched September 2025.","research":"03-content-briefs.html Brief 05 The Utah HOA Ombudsman","docs":[]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"Utah Geological Survey Special Study 127 maps geologic hazards and adverse construction conditions across 366 square miles covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville and Washington, in fourteen maps at 1:24,000 scale.","quote":"366 square miles, covering Hurricane, Ivins, La Verkin, Leeds, Santa Clara, St. George, Toquerville, and Washington. Produced 14 geologic-hazard maps at 1:24,000 scale","research":"05-environment-water-geology-corpus.md §2.1 UGS Special Study 127 — Scope","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"Special Study 127 maps six geologic hazards (surface fault rupture, earthquake ground shaking, liquefaction, flooding, landslide, rock fall) and nine adverse construction conditions (expansive soil and rock, collapsible soil, gypsiferous soil and rock, shallow bedrock, caliche, wind-blown sand, breccia pipes and paleokarst, soil piping and erosion, shallow ground water).","quote":"expansive soil and rock; collapsible soil; gypsiferous soil and rock; shallow bedrock; caliche; wind-blown sand; breccia pipes and paleokarst; soil piping and erosion; shallow ground water","research":"05-environment-water-geology-corpus.md §2.1 Six mapped geologic hazards / Nine mapped adverse construction conditions","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey states that flooding is the most widespread and damaging geologic hazard in southwestern Utah.","quote":"Flooding is \"the most widespread and damaging geologic hazard in southwestern Utah.\"","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"The Utah Geological Survey states that expansive soil and rock is the most troublesome construction condition in the St. George–Hurricane area.","quote":"Expansive soil and rock is \"the most troublesome construction condition.\"","research":"05-environment-water-geology-corpus.md §2.1 Two direct quotes","docs":["ugs-ss127","ugs-hazard-map-sg"]},{"fact":"Collapsible soil, as defined by the Utah Geological Survey, has considerable strength when dry but settles significantly by hydrocompaction when wetted; in a home the wetting source is typically a leaking irrigation or service line, a downspout at the foundation, or a failed sewer lateral.","quote":"Soils that have considerable strength when in a dry, natural state, but significantly settle due to hydrocompaction when wetted.","research":"05-environment-water-geology-corpus.md §2.5 Collapsible soil","docs":["ugs-problem-soils","washco-collapsible-layer"]},{"fact":"Caliche is mapped as an adverse construction condition across the study area, and the Utah Geological Survey describes it as a calcareous material that can be very difficult to excavate.","quote":"A calcareous material that can accumulate in the shallow subsurface of soils in arid and semiarid climates that can be very difficult to excavate.","research":"05-environment-water-geology-corpus.md §2.3 Caliche","docs":["ugs-problem-soils"]},{"fact":"In gypsiferous zones mapped by UGS Special Study 127, a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3; sulfate-resistant cement is required at class S2 and above, which is a site-test question rather than a blanket local requirement.","quote":"In gypsiferous zones mapped by UGS SS-127, a soil sulfate test determines the required concrete mix under ACI 318 exposure classes S1–S3","research":"05-environment-water-geology-corpus.md §2.4 Gypsiferous soil (Applied locally)","docs":["washco-gypsiferous-layer","aci-nrmca-exposure"]},{"fact":"The Hurricane fault zone is 87 km long end to end, with an Ash Creek section of 32 km and an Anderson Junction section of 42 km in Utah; it is a normal fault dropping down to the west, and the Utah Geological Survey says it is capable of earthquakes as large as magnitude 6.5 to 7.","quote":"Overall length 87 km end-to-end, 102 km cumulative trace ... Ash Creek (32 km), Anderson Junction (42 km, Utah/Arizona)","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The most recent surface faulting on the Anderson Junction section of the Hurricane fault was about 5,000 to 10,000 years ago, and no recurrence-interval data exist for any section.","quote":"Anderson Junction segment ~5,000–10,000 years ago (early Holocene) ... Recurrence interval: \"No data\" for all sections","research":"05-environment-water-geology-corpus.md §2.7 Hurricane fault zone","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The September 2, 1992 St. George earthquake was magnitude 5.8 according to UGS Special Study 127 and caused liquefaction and property damage; the Utah State Hazard Mitigation Plan lists it as magnitude 5.5.","quote":"magnitude 5.8, September 2, 1992 (SS-127 gives M 5.8; the Utah SHMP gives M 5.5","research":"05-environment-water-geology-corpus.md §2.7 The 1992 St. George earthquake","docs":["ugs-ss127","utah-shmp-geologic","ugs-active-faults"]},{"fact":"The Washington County Hazards MapServer publishes 24 free public layers including FEMA flood hazard, erosion hazard boundary, fault special study zone, liquefaction, rockfall, collapsible soils, expansive rock and soil, gypsiferous rock and soil, wind-blown sand, piping and erosion, and wildfire history.","quote":"Contains 24 layers: FEMA Flood Hazard (0), Erosion Hazard Boundary (3), Flood Hazard Based on Geologic Deposits (4) ... Wildfire History (23)","research":"05-environment-water-geology-corpus.md §2.9 Where homeowners look up their own property","docs":["washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122"]},{"fact":"The EPA maps Washington County as Radon Zone 2, the middle of its three categories, meaning a predicted average indoor screening level between 2 and 4 picocuries per liter. The action level is 4, and a zone map is a geological prediction that does not describe any individual house.","quote":"Zone 2: Moderate potential. Predicted average indoor radon screening level greater than or equal to 2 pCi/L and less than or equal to 4 pCi/L.","research":"EPA Map of Radon Zones, Utah, read from the map itself September 2, 2026","docs":[]},{"fact":"The Utah Geological Survey calls radon Utah's leading geologic hazard in terms of fatalities; the state hazard plan attributes 5,630 Utah deaths (1973–2015) to radon-induced lung cancer, 92.7% of all Utah geologic-hazard fatalities.","quote":"5,630 Utah deaths to radon-induced lung cancer (1973–2015), 92.7% of all Utah geologic-hazard fatalities","research":"05-environment-water-geology-corpus.md §4.1 Radon","docs":["ugs-problem-soils","utah-shmp-geologic"]},{"fact":"Utah State University Extension reports that termites can be found throughout Utah but are most common in the southern counties, and that they require moisture and wood-to-soil contact; repairing water leaks is on the Extension's prevention list.","quote":"Termites can be found throughout Utah, but are most common in the southern counties.","research":"05-environment-water-geology-corpus.md §6.3 Termites","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"The Washington County Water Conservancy District states that the county's more densely populated areas are in USDA hardiness zone 8, that a warm winter can be closer to zone 9 and extremely rare years as cold as zone 7, and that homeowners planting zone 9 plants are taking a risk.","quote":"Several zone 9 plants have been growing in popularity, but homeowners should understand that they are taking a risk with them.","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD's own, more nuanced framing (Plant Zones brochure)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Per the water district, neighborhoods at low elevations near rivers and drainages are cooler because cold air settles at the lowest points, so marginally hardy plants are more likely to freeze there.","quote":"neighborhoods in low elevations near rivers and drainages will be cooler since cold air will settle at the lowest points. Marginally hardy plants are more likely to freeze in these locations.","research":"02-landscape-hardscape-corpus.md §1.1 WCWCD Plant Zones brochure","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Most of Washington County falls in Sunset climate zone 10, a high desert with hot summers, cold winters and up to 300 growing days a year, at elevations of 3,300 to 5,000 feet.","quote":"Most of Washington County, UT falls in the high desert zone 10 with hot summers, cold winters and up to 300 growing days annually. Elevations range from 3,300 to 5,000 feet.","research":"02-landscape-hardscape-corpus.md §1.1 Sunset Climate Zones (WCWCD Plant Zones brochure)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"Southwest Utah has a defined monsoon season that produces flash flooding after long dry spells; St. George recorded a 78-day dry spell that ended with monsoon onset in one recent year.","quote":"St. George recorded a 78-day dry spell ending with monsoon onset in one recent year","research":"05-environment-water-geology-corpus.md §3.2 Monsoon season","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"At the St. George station, February is the wettest month (1.38 in.), August third (1.07 in.) from monsoon rain, and June the driest (0.16 in.).","quote":"February is the wettest month (1.38\") from winter frontal moisture; August is third (1.07\") from monsoon. June is driest at 0.16\"","research":"02-washington-county-playbook.html §5 Precipitation is bimodal (St. George station USC00427516)","docs":[]},{"fact":"The Utah Geological Survey maps wind-blown sand as one of the nine adverse construction conditions for the St. George–Hurricane area, which is unusual and signals that blowing sand is materially significant here.","quote":"UGS maps \"Wind-Blown Sand\" as one of the nine adverse construction conditions in SS-127","research":"05-environment-water-geology-corpus.md §3.4 Wind and dust","docs":["washco-hazards-gis"]},{"fact":"Penn State's Center for Sports Surface Research measured synthetic turf at 200°F on a 98°F day in Provo, Utah, and found that 30 minutes of watering dropped turf from 174°F to 85°F but it rebounded to 120°F within 5 minutes.","quote":"On a 98°F day in Provo, Utah, synthetic turf reached 200°F (Williams & Pulley, 2002)","research":"05-environment-water-geology-corpus.md §3.6 Artificial turf surface temperature","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"The water district states that shade keeps areas up to 25°F cooler, shade trees can lower surface temperatures by up to 50°F, and grass uses four times more water than trees and shrubs.","quote":"Shading keeps areas up to 25 degrees cooler ... lower surface temperatures by up to 50 degrees ... [grass] uses four times more water than trees and shrubs.","research":"02-landscape-hardscape-corpus.md §1.4 Supporting quantitative argument for trees (WCWCD FAQ / Urban Heat FAQ)","docs":["wcwcd-urban-heat"]},{"fact":"Water-wise plants, as USU Extension defines them, need watering only about once every two weeks after establishment; new trees need water every two to four days in their first summer and take a year or two to establish.","quote":"Water will be needed every two to four days as the tree is getting established in its first summer.","research":"02-landscape-hardscape-corpus.md §1.2 / §3.5 Establishment period","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]},{"fact":"USU Extension names conifers, including junipers, as flammable plants that ignite more quickly, and says nothing flammable should be within 5 feet of a house in the wildland-urban interface.","quote":"There should not be anything flammable next to, on, or within 5 feet of the house.","research":"02-landscape-hardscape-corpus.md §6.4 Defensible space zones (USU Extension 2023)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","utah-hb48-2025","conservewater-rebates"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"Washington County had 91,460 housing units as of July 2025, 69,786 households, 71.6% owner-occupancy, a median home value of $510,700, a population of 213,670 and 2,857 building permits in 2025.","quote":"91,460 total housing units (July 2025), 69,786 households, 71.6% owner-occupied, median home value $510,700, 2.78 persons/household, population 213,670, 2,857 building permits in 2025","research":"05-environment-water-geology-corpus.md §4.5 Washington County housing baseline (Census QuickFacts)","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Washington County's population is 22.4% aged 65 or older per Census QuickFacts.","quote":"Census QuickFacts says 22.4% and $510,700. Use the Census figures","research":"03-content-briefs.html §5 Do not publish — updated (Check first row)","docs":[]},{"fact":"The EPA Renovation, Repair and Painting rule applies to homes built before 1978 with no small-residential exemption, so contractors renovating those homes must be trained and certified in lead-safe work practices.","quote":"Unlike the asbestos rule, RRP has no small-residential exemption — it is the rule that actually governs your bathroom remodel work in older homes.","research":"05-environment-water-geology-corpus.md §4.5 Lead paint","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Utah Admin. Code R307-801-9 exempts residential structures of four units or fewer from the asbestos inspection requirement and contains no 1992 date trigger.","quote":"Owners of residential structures including condominium owners of four units or less, not otherwise subject to the Asbestos NESHAP, are not required to perform asbestos inspections.","research":"05-environment-water-geology-corpus.md §4.4 Asbestos","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Polybutylene supply pipe was manufactured from 1978 to mid-1995, is usually gray and marked PB2110, and fails because chlorine-based disinfectants react with it; the systems in this county that report a disinfectant use chlorine, not chloramine.","quote":"Polybutylene: manufactured 1978 to mid-1995 ... usually marked \"PB2110\" ... usually gray","research":"05-environment-water-geology-corpus.md §5.2 Piping materials by era; §1.2 Disinfectant","docs":["wcwcd-quality","ugs-ss127","ugs-hazard-map-sg","ugs-problem-soils","utah-shmp-geologic","washco-expansive-layer","washco-gypsiferous-layer","aci-nrmca-exposure","washco-collapsible-layer","ugs-active-faults","washco-hazards-gis","ugs-hazards-portal","brag-model-ordinance","ugs-circular-122","noaa-st-george-station","nws-slc","westlake-uv-bulletin","utah-flood-hazards"]},{"fact":"Seasonal residents who occupy a home about half the year use only about 10% less water annually than full-time residents, according to the water district, because the landscape is irrigated year-round for an empty house.","quote":"seasonal residents — occupying homes roughly half the year — use only 10% less water annually than full-time residents","research":"02-washington-county-playbook.html §5 The second-home argument","docs":[]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"The WCWCD Water Efficient Landscape rebate pays $3 per square foot on the first 1,000 square feet of lawn removed and $2 per square foot after that for projects completed before June 1, 2027; the standard rate is $2.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md §2.2 Rate and deadline","docs":["wcwcd-incentives"]},{"fact":"Washington County residents do not apply to the state Utah Water Savers landscape program; the state's eligibility page routes them to the WCWCD rebate, and the district rate already includes the state money plus a local enhancement.","quote":"If you are a Washington County resident, apply for the Landscape Incentive here.","research":"02-landscape-hardscape-corpus.md §2.1 The rebate stacking question","docs":["uws-eligibility","uws-program-details"]},{"fact":"Never remove or kill the lawn before receiving the district's written approval email and a pre-conversion site visit; doing so permanently voids rebate eligibility, and living grass must still be visible at inspection.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md §2.2 Pre-approval is absolute","docs":["wcwcd-incentives"]},{"fact":"The district issues landscape rebates in less than 60 days after the project is completed and all paperwork is submitted.","quote":"we issue rebates in less than 60 days after you complete your project and submit all required paperwork.","research":"02-landscape-hardscape-corpus.md §2.2 Payment timeline","docs":["wcwcd-incentives"]},{"fact":"The Washington County Water Conservancy District caps the landscape rebate at $100,000 per property per calendar year. There is no five-year waiting rule on the district side; that limit belongs to the separate state program, which Washington County applicants are routed away from.","quote":"The maximum payment is $100,000 per property, per calendar year.","research":"WCWCD Water Efficient Landscape Program agreement, wcwcd.gov, retrieved September 2, 2026","docs":[]},{"fact":"Every rebated conversion attaches a conservation easement recorded with the Washington County Recorder that continues in perpetuity, restricts only the converted area, and prohibits irrigated grass, spray irrigation, swimming pools, ponds, other bodies of water and water features there forever.","quote":"the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features upon or within the Conversion.","research":"02-landscape-hardscape-corpus.md §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"If an easement violation is found, the owner gets written notice and 45 days to cure, after which the full rebate plus administrative costs plus 5% annual interest is repayable; the district checks compliance by aerial imagery.","quote":"Grantor shall pay to Grantee the full rebate amount Grantor received from Grantee plus reasonable administrative costs as determined by Grantee and interest at the rate of five percent (5%) per annum.","research":"02-landscape-hardscape-corpus.md §2.5 Cure period and penalty (§7a)","docs":["wcwcd-easement-2019"]},{"fact":"The easement must be granted before the incentive is issued; transferring the property to a new owner before the easement is granted makes the applicant ineligible.","quote":"You must grant the easement before the water district will issue your incentive. If you transfer the property to a new owner before the easement is granted, you become ineligible.","research":"02-landscape-hardscape-corpus.md §2.5 Signature requirements / timing trap","docs":["wcwcd-easement-2019"]},{"fact":"The converted area must reach 50% living plant and tree cover at maturity; the district credits each tree at 350 square feet and each shrub or perennial at 35 square feet, so one tree equals ten plants, and existing trees kept inside the area count.","quote":"we assign trees 350 square feet of plant cover and shrubs, groundcovers and other perennial plants 35 square feet per plant (1 tree = 10 plants)","research":"02-landscape-hardscape-corpus.md §2.3 The 50% plant coverage rule","docs":["uws-program-details"]},{"fact":"The rebate program does not dictate plant species and publishes no approved plant list; it requires only 50% mature coverage.","quote":"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.","research":"02-landscape-hardscape-corpus.md §2.3 The program does not specify species","docs":["uws-program-details"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch inside a rebated conversion, permeable artificial turf is accepted in lieu of mulch, and poured concrete or mortared work is subtracted from the rebated area.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch.","research":"02-landscape-hardscape-corpus.md §2.4 Permeable vs. impermeable in the rebate calculation","docs":["conservewater-requirements"]},{"fact":"A rebated conversion must have either no irrigation or low-volume drip with a filter, pressure regulator and emitters rated 20 gallons per hour or less, must be covered by permeable mulch, and must be free of bare soil and impermeable barriers.","quote":"it includes a filter, pressure regulator, and emitters rated at twenty (20) gallons per hour or less. The system is free of malfunctions and leaks.","research":"02-landscape-hardscape-corpus.md §2.5 Easement Exhibit B","docs":["wcwcd-easement-2019"]},{"fact":"WCWCD also offers a smart-controller rebate of up to $100 for WaterSense-labeled controllers and a toilet-replacement rebate of up to $150 per WaterSense toilet for toilets made before 1994, up to two toilets per property; these are separate applications from the landscape rebate.","quote":"Smart Controller up to $100 ... Toilet Replacement up to $150 ... Up to 2 toilets per property/application.","research":"02-landscape-hardscape-corpus.md §2.7 Other rebates","docs":["wcwcd-incentives"]},{"fact":"For an owner-occupied primary residence the district does not collect a W-9 or issue a 1099 for the landscape rebate; owners of secondary residences, rentals and commercial properties do receive a 1099.","quote":"IRS Form W-9 is collected from owners of secondary residences, short- and long-term rental properties and commercial properties.","research":"02-landscape-hardscape-corpus.md §2.2 Tax treatment","docs":["wcwcd-incentives"]},{"fact":"The district's own guidance says a contractor-installed conversion costs about $4 to $6 per square foot, rebates commonly cover 30 to 50 percent of the cost, and a typical residential conversion can save up to $300 a year in water costs.","quote":"If you hire a contractor, expect to pay between $4–6 per square foot. Remember, a typical residential conversion can also save up to $300 each year in water costs alone.","research":"02-landscape-hardscape-corpus.md §2.2 Cost benchmarks from the District itself","docs":["wcwcd-incentives"]},{"fact":"Utah Water Savers says most HOA residents can qualify for a landscape rebate if the landscaping is the applicant's property, and that an HOA may still require plan approval before changes.","quote":"Most HOA residents can qualify for a program provided the home's landscaping is the property of the applicant, not the HOA","research":"02-landscape-hardscape-corpus.md §2.6 HOA note from UWS","docs":["uws-program-details"]},{"fact":"If an HOA compels a homeowner to keep grass, the district asks to be emailed at conservation@wcwcd.org and will take reasonable steps to inform the HOA of applicable state and local law.","quote":"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org.","research":"02-landscape-hardscape-corpus.md §2.7 No dedicated HOA pathway at WCWCD","docs":["wcwcd-incentives"]}]}]},{"slug":"cedar-city","name":"Cedar City","county":"Iron County","url":"https://stgeorgehomeservices.com/areas/cedar-city","documents":[{"id":"cedar-city-code","facts":83},{"id":"uws-program-details","facts":72},{"id":"conservewater-rebates","facts":72},{"id":"uws-eligibility","facts":72},{"id":"ugs-hazards-portal","facts":69},{"id":"ecfr-430-32","facts":1},{"id":"ecfr-40-84","facts":1},{"id":"epa-608","facts":1}],"topics":[{"topic":"water","heading":"The water","facts":[{"fact":"Cedar City supplies its own drinking water from groundwater: 8 wells and 4 springs.","quote":"Cedar City provides its consumers with ground water. Our water sources include 8 wells and 4 springs.","research":"17-cedar-city-corpus.md §1.1 Who supplies it","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The utility is Cedar City Waterworks, state water system ID 11002.","quote":"Water System ID#: 11002","research":"17-cedar-city-corpus.md §1.1 Who supplies it","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City's water system served 10,414 connections in 2021.","quote":"In 2021, the City provided drinking water service to 10,414 connections.","research":"17-cedar-city-corpus.md §1.1 Who supplies it","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The system has 10 storage tanks, 3 pump stations, 5 pressure zones and about 250 miles of pipe from 4 to 20 inches in diameter.","quote":"The existing drinking water system includes 10 storage tanks, 3 pump stations, 5 pressure zones, and about 250 miles of pipe with diameters ranging from 4 inches to 20 inches.","research":"17-cedar-city-corpus.md §1.1 Who supplies it","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The city's wells are in two well fields: two wells near Enoch, north of city limits, and six west of Quichapa Lake, connected to town by transmission pipelines.","quote":"Quichapa Well Field: The City operates six wells west of Quichapa Lake.","research":"17-cedar-city-corpus.md §1.1 Who supplies it","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City's 2025 water quality report gives total dissolved solids of 180 to 804 ppm across its sources, against a limit of 2,000.","quote":"TDS (Total Dissolved solids) N 180-804 ppm 2000 2000 2025 Erosion of natural deposits","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Sulfate ranged from 2.762 to 347.495 ppm across sources in 2025, against a limit of 1,000.","quote":"| Sulfate | 2.762–347.495 ppm | 1000 |","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Sodium ranged from 3.573 to 27.517 ppm in 2025; EPA sets no limit for sodium.","quote":"| Sodium | 3.573–27.517 ppm | none set by EPA |","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Nitrate (as nitrogen) ranged from 0 to 3.08 ppm in 2025, against a limit of 10.","quote":"| Nitrate (as nitrogen) | 0–3.08 ppm | 10 |","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Arsenic ranged from 0 to 4.4 ppb in 2025, against a limit of 10.","quote":"| Arsenic | 0–4.4 ppb | 10 |","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"In the city's most recent lead sampling (2024), the 90th-percentile lead result was 0 ppb and no site exceeded the action level.","quote":"| Lead, 90th percentile | 0 ppb, 0 sites over the action level (sampled 2024) | AL 15 |","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City has completed an initial inventory of lead service lines.","quote":"Cedar City has completed an initial lead service line inventory.","research":"17-cedar-city-corpus.md §1.2 What is in it — and what the report does not say","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The State Engineer has declared Cedar City Valley a critical management area because groundwater withdrawals exceed safe yield.","quote":"Studies indicate average annual groundwater withdrawals in Cedar City Valley exceed safe yield, making this groundwater basin a critical management area as defined in Section 73-5-15.1 of the Utah Code.","research":"17-cedar-city-corpus.md §1.4 The aquifer is being mined — the State Engineer's own words","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The state estimates the basin's safe yield at 21,000 acre-feet a year against current depletion of 28,000 acre-feet a year.","quote":"The safe yield for the groundwater basin is estimated to be 21,000 acre-feet per year, while the current average depletion from the groundwater basin is estimated to be 28,000 acre-feet per year.","research":"17-cedar-city-corpus.md §1.4 The aquifer is being mined — the State Engineer's own words","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"If every approved or perfected groundwater right were used, depletion would be about 50,000 acre-feet a year.","quote":"If all groundwater rights that are approved or perfected were to be used the total depletion from the groundwater basin would be approximately 50,000 acre-feet per year.","research":"17-cedar-city-corpus.md §1.4 The aquifer is being mined — the State Engineer's own words","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Under the 2021 groundwater management plan, water rights will be cut by priority date in five phases from January 1, 2035 to January 1, 2080.","quote":"The regulation schedule runs in five phases, the first on January 1, 2035 and the last on January 1, 2080","research":"17-cedar-city-corpus.md §1.4 The aquifer is being mined — the State Engineer's own words","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City owns about 13,000 acre-feet of groundwater rights, of which about 2,800 have enough priority to survive the state's cuts.","quote":"Cedar City currently owns roughly 13,000 ac-ft of underground water rights; however, only approximately 2,800 ac-ft of these rights have sufficient priority to remain after the regulation schedule is implemented.","research":"17-cedar-city-corpus.md §1.5 What that means for the city's own supply","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The city's own master plan says groundwater in the valley is being withdrawn at an unsustainable rate.","quote":"Groundwater in the Cedar City valley is being withdrawn at an unsustainable rate.","research":"17-cedar-city-corpus.md §1.5 What that means for the city's own supply","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]}]},{"topic":"ordinances","heading":"The city's rules","facts":[{"fact":"From April 1 through October 31, Cedar City prohibits outdoor irrigation with culinary water between 8 a.m. and 6 p.m. (City Code 37-7-1).","quote":"Beginning on April 1 and ending on October 31 of each calendar year, outside irrigation using culinary water is prohibited between the hours of 8:00 a.m. and 6:00 p.m.","research":"17-cedar-city-corpus.md §3.1 Time-of-day watering — Section 37-7-1","docs":["cedar-city-code"]},{"fact":"The watering-hours rule exempts new lawns for their first 30 days and short system tests with a person present.","quote":"Short cycles required for testing, inspecting, and maintaining irrigation systems provided that there is a person physically present to monitor the system test","research":"17-cedar-city-corpus.md §3.1 Time-of-day watering — Section 37-7-1","docs":["cedar-city-code"]},{"fact":"A second watering-hours violation in a calendar year gets the property's water shut off.","quote":"Upon a second violation the water supply to the property where the violation occurs shall be shut off.","research":"17-cedar-city-corpus.md §3.1 Time-of-day watering — Section 37-7-1","docs":["cedar-city-code"]},{"fact":"Anyone planting new sod or seed in Cedar City should call the Water Division at (435) 586-2968.","quote":"Please contact the Water Division to place a request if planting new sod or seed by calling (435) 586-2968.","research":"17-cedar-city-corpus.md §3.1 Time-of-day watering — Section 37-7-1","docs":["cedar-city-code"]},{"fact":"In new Cedar City developments, lawn is not allowed on park strips or in areas less than 8 feet wide.","quote":"No lawn on parking strips or areas less than eight feet in width shall be allowed in any new development.","research":"17-cedar-city-corpus.md §3.2 Water-efficient landscape standards for new development — Section 26-VI-2","docs":["cedar-city-code"]},{"fact":"In new residential development, lawn may not exceed 50% of front and side yard landscaping, except on lots with less than 250 square feet of landscaped area.","quote":"Residential lawn areas shall not exceed 50% of the total landscaped area for front and side yards. Lawn limitations do not apply to small residential lots with less than 250 square feet of landscaped area.","research":"17-cedar-city-corpus.md §3.2 Water-efficient landscape standards for new development — Section 26-VI-2","docs":["cedar-city-code"]},{"fact":"Cedar City adopted its water-efficient landscape standards on May 24, 2023, by Ordinance 0524-23.","quote":"Amended by Ord. 0524-23 on 5/24/2023","research":"17-cedar-city-corpus.md §3.2 Water-efficient landscape standards for new development — Section 26-VI-2","docs":["cedar-city-code"]},{"fact":"Cedar City allows no physical connection between the city's culinary water and any other water system.","quote":"No physical connection shall be allowed between the City's culinary system and any other system.","research":"17-cedar-city-corpus.md §3.3 Cross connections and backflow — Section 37-5-1","docs":["cedar-city-code"]},{"fact":"In Cedar City the property owner buys, installs, tests and maintains any required backflow prevention device.","quote":"It shall be the responsibility of the water consumer to purchase, have installed, tested, and maintain back flow prevention devices where necessary and to control cross connections.","research":"17-cedar-city-corpus.md §3.3 Cross connections and backflow — Section 37-5-1","docs":["cedar-city-code"]},{"fact":"Backflow devices must be inspected and tested at least once a year when the city requests it.","quote":"The consumer shall have certified inspections and operational tests at least once a year upon request of the City.","research":"17-cedar-city-corpus.md §3.3 Cross connections and backflow — Section 37-5-1","docs":["cedar-city-code"]},{"fact":"Cedar City requires a building permit for plumbing or mechanical changes, including mechanical equipment upgrades and replacements.","quote":"A Building Permit is generally needed if any structural, electrical, plumbing or mechanical changes, or changes to walls or floors will be made.","research":"17-cedar-city-corpus.md §3.4 Building permits, adopted codes and design loads","docs":["cedar-city-code"]},{"fact":"A new furnace or water heater on a gas line needs a gas meter or mechanical permit in Cedar City if no other permit covers the work.","quote":"\"Gas Meter or Mechanical Permit (When gas line is to service new furnace, water heater or other appliance)\"","research":"17-cedar-city-corpus.md §3.4 Building permits, adopted codes and design loads","docs":["cedar-city-code"]},{"fact":"Cedar City has adopted the 2024 International Plumbing Code and the 2024 International Mechanical Code.","quote":"\"2024 International Plumbing Code\", \"2024 International Mechanical Code\"","research":"17-cedar-city-corpus.md §3.4 Building permits, adopted codes and design loads","docs":["cedar-city-code"]},{"fact":"Cedar City has adopted the 2021 IECC residential provisions with Utah amendments.","quote":"\"2021 International Energy Conservation Code, residential provisions with Utah State Amendments\"","research":"17-cedar-city-corpus.md §3.4 Building permits, adopted codes and design loads","docs":["cedar-city-code"]},{"fact":"Cedar City's design frost depth is 30 inches.","quote":"Frost Depth - 30\"","research":"17-cedar-city-corpus.md §3.4 Building permits, adopted codes and design loads","docs":["cedar-city-code"]},{"fact":"Cedar City's building design standards use Seismic Zone D1 and a 90 mph wind speed with 115 mph gusts.","quote":"Seismic Zone - D1","research":"17-cedar-city-corpus.md §3.4 Building permits, adopted codes and design loads","docs":["cedar-city-code"]},{"fact":"When Cedar City requires a subdivision soils report, it must address subsidence, hydro-compaction, settling and sinking of soil.","quote":"subsidence, enlargement, hydro-compaction, settling, slippage, and sinking of soil in relation to construction thereon","research":"17-cedar-city-corpus.md §3.5 Soils reports for subdivisions — Section 32-9","docs":["cedar-city-code"]},{"fact":"Cedar City's building inspector keeps approved subdivision soils reports open to public review.","quote":"The City Building Inspector shall maintain a complete copy of the soils report for inspection and review by the general public","research":"17-cedar-city-corpus.md §3.5 Soils reports for subdivisions — Section 32-9","docs":["cedar-city-code"]},{"fact":"Cedar City and Iron County both have ordinances protecting drinking-water source zones, and the city publishes a protection-zone map.","quote":"Cedar City Municipal Code Section 37.31 outlines the City's plan and Iron County Code of Ordinances Chapter 13.16 outlines the County's plan to protect these valuable sources.","research":"17-cedar-city-corpus.md §3.6 Groundwater protection zones","docs":["cedar-city-code"]}]},{"topic":"utilities","heading":"Who serves the house","facts":[{"fact":"Rocky Mountain Power supplies electricity in Cedar City.","quote":"Rocky Mountain Power is the provider for Utah's electricity","research":"17-cedar-city-corpus.md §2.1 Electric: Rocky Mountain Power","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Builders in Cedar City get work order numbers for electric service from Rocky Mountain Power at 888-221-7070.","quote":"Contact Rocky Mountain Power at 888-221-7070 to obtain the necessary work order numbers.","research":"17-cedar-city-corpus.md §2.1 Electric: Rocky Mountain Power","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Enbridge Gas serves Cedar City with natural gas.","quote":"Cities of Cedar City, Enoch, Enterprise, Parowan, Summit (Iron County), Paragonah, Brian Head, Kanarraville, New Harmony and New Castle","research":"17-cedar-city-corpus.md §2.2 Natural gas: Enbridge Gas","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"About 72% of Cedar City's occupied homes (9,009 of 12,480) heat with utility gas, per ACS 2020–2024 Table B25040.","quote":"Utility gas: \"Total:!!Utility gas 9009\". That is **72%** of occupied homes heating with natural gas","research":"17-cedar-city-corpus.md §2.3 How Cedar City heats its houses","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"2,983 of Cedar City's 12,480 occupied homes heat with electricity, per ACS 2020–2024 Table B25040.","quote":"| Electricity | 2,983 | ±371 |","research":"17-cedar-city-corpus.md §2.3 How Cedar City heats its houses","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]}]},{"topic":"hoa","heading":"The associations","facts":[{"fact":"Cedar Highlands Homeowners Association is an active master HOA registration with the state, number 14258617-MHOA.","quote":"Cedar Highlands Homeowners Association Inc Registration #: 14258617-MHOA Registration Type: Master HOA Registration Status: Active","research":"17-cedar-city-corpus.md §4.2 One example, with its record","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The Central Iron County Water Conservancy District runs the Cedar Highlands water system and chose a different tank site after its geotechnical consultant advised against the old one, which sits at the toe of a landslide.","quote":"Keeping the tank in the same location aligns us in the landslide we are trying to avoid.","research":"17-cedar-city-corpus.md §4.2 One example, with its record","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Utah law bars an HOA from prohibiting water-wise landscaping on a detached home's lot (Utah Code 57-8a-231).","quote":"An association may not enact or enforce a governing document that prohibits, or has the effect of prohibiting, a lot owner of a detached dwelling from incorporating water wise landscaping on the lot owner's lot.","research":"17-cedar-city-corpus.md §4.3 The state water-wise statute applies here as it does in St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Except for erosion control, an HOA may not require lawn in an area less than 8 feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"17-cedar-city-corpus.md §4.3 The state water-wise statute applies here as it does in St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]}]},{"topic":"ground","heading":"The ground","facts":[{"fact":"The Utah Geological Survey documented land subsidence and earth fissures in Cedar Valley in Special Study 150 (2014).","quote":"**Special Study 150**, ISBN 978-1-55791-891-8","research":"17-cedar-city-corpus.md §5.1 The publication","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Groundwater pumping in excess of recharge has lowered water levels in Cedar Valley by as much as 114 feet since 1939, according to the UGS.","quote":"Results of the investigation showed that groundwater discharge in excess of recharge has lowered the potentiometric surface in Cedar Valley by as much as 114 feet since 1939.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar Valley's aquifer contains a high share of fine-grained sediment that compacts when it is drained.","quote":"Basin-fill sediments of the Cedar Valley aquifer contain a high percentage of fine-grained material susceptible to compaction upon dewatering.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The largest subsidence the UGS measured at a benchmark was 0.9 foot, near Enoch; vertical offset across the Enoch fissure zone is about 3 feet in places.","quote":"Currently, the largest identified subsidence at an existing benchmark in Cedar Valley is 0.9 feet near Enoch City; however, vertical displacement across the Enoch-graben-west fissure zone is about 3 feet in some locations.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"At least 8.3 miles of earth fissures have formed in the southwestern and northeastern parts of Cedar Valley.","quote":"In response to the land subsidence, a minimum of 8.3 miles (trace length) of earth fissures have formed in the southwestern and northeastern parts of Cedar Valley.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The UGS concluded that long-term groundwater pumping in excess of recharge is the cause of the subsidence and fissures.","quote":"Long-term groundwater pumping in excess of recharge (groundwater mining) is the cause of the land subsidence and earth fissures in Cedar Valley.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"If water levels keep falling about 2 feet a year, the UGS expects basin-wide subsidence of 0.02 to 1.2 inches a year to continue, and new fissures to form.","quote":"If groundwater levels in Cedar Valley continue to decline at a rate of approximately 2 feet per year, average basin-wide subsidence will likely continue at a rate of 0.02 to 1.2 inches per year.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Satellite radar (InSAR) identified about 100 square miles of Cedar Valley subsiding from groundwater mining.","quote":"used InSAR to identify an approximately 100-square-mile area in Cedar Valley, Utah, affected by subsidence due to groundwater mining.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The UGS says the fissure inventory is likely incomplete, because many fissures are hairline cracks hard to see.","quote":"The inventory of earth fissures in Cedar Valley is likely incomplete because fissures lacking offset or not enlarged by erosion typically exist as hairline cracks that are rarely visible on aerial photographs and are difficult to identify in the field.","research":"17-cedar-city-corpus.md §5.2 What it found — the numbers","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Documented fissure damage is limited to the Parkview subdivision in Enoch and a stock pond west of Quichapa Lake.","quote":"Fissure-related infrastructure damage in Cedar Valley is currently limited to the partially developed Parkview subdivision in Enoch City and a stock-watering pond west of Quichapa Lake.","research":"17-cedar-city-corpus.md §5.3 Where — and what it does not say about Cedar City proper","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"In Enoch's Parkview subdivision, fissure movement reversed the flow of a sewer line so it could no longer drain by gravity; the UGS calls it the first extensive fissure damage to the built environment in Utah.","quote":"The Parkview subdivision represents the first extensive earth-fissure-related damage to the built environment in Utah.","research":"17-cedar-city-corpus.md §5.3 Where — and what it does not say about Cedar City proper","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Several large-capacity Cedar City municipal wells sit near the fissure zones around Quichapa Lake.","quote":"Three large-capacity Cedar City municipal wells are close to fissure zones north and west of Quichapa Lake.","research":"17-cedar-city-corpus.md §5.3 Where — and what it does not say about Cedar City proper","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Subsidence can continue long after groundwater decline stops, because clay layers take years to decades to finish compacting.","quote":"This means that once subsidence has begun, it can continue long after water-level declines have ceased.","research":"17-cedar-city-corpus.md §5.4 Why it does not stop quickly","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The UGS's 2025 hazard study (Special Study 177) says collapsible soil and flooding have been the costliest geologic hazards in Cedar Valley.","quote":"Collapsible soil (soil prone to collapse when saturated) and flooding have been the costliest geologic hazards affecting Cedar Valley.","research":"17-cedar-city-corpus.md §5.5 The newer hazard map — collapsible soil is the costliest","docs":["ugs-hazards-portal"]},{"fact":"The UGS identifies radon gas as a hazard in the Cedar Valley study area.","quote":"Radon gas is a hazard in the study area.","research":"17-cedar-city-corpus.md §5.5 The newer hazard map — collapsible soil is the costliest","docs":["ugs-hazards-portal"]},{"fact":"The UGS also maps expansive, corrosive and soluble soil and rock, shallow groundwater, landslide and rockfall hazards in Cedar Valley.","quote":"Additional mapped hazards include landslide, rockfall, expansive soil and rock, corrosive soil and rock, soluble soil and rock, piping and erosion, shallow bedrock, shallow groundwater, liquefaction, and wind-blown sand.","research":"17-cedar-city-corpus.md §5.5 The newer hazard map — collapsible soil is the costliest","docs":["ugs-hazards-portal"]},{"fact":"The UGS hazard maps are public on the Utah Geologic Hazards Portal and are not a substitute for a site-specific investigation.","quote":"Summary reports generated by the report generator tool in the Geologic Hazards Portal are not a substitute for site-specific geologic hazards and geotechnical engineering investigations conducted by qualified, Utah-licensed Professional Geologists and Professional Engineers.","research":"17-cedar-city-corpus.md §5.5 The newer hazard map — collapsible soil is the costliest","docs":["ugs-hazards-portal"]},{"fact":"Collapsible soil in Cedar City itself was studied as far back as 1978.","quote":"Kaliser (1978a, 1978b) investigated ground surface subsidence related to hydrocollapsible soils in Cedar City, Utah.","research":"17-cedar-city-corpus.md §5.5 The newer hazard map — collapsible soil is the costliest","docs":["ugs-hazards-portal"]},{"fact":"The Hurricane fault runs along the Hurricane Cliffs at the east edge of Cedar Valley, and the cliffs are up to 2,000 feet high.","quote":"The trace of the Hurricane fault is marked by the steep Hurricane Cliffs (west face of the Markagunt Plateau), which are up to 2000 feet high (Hamblin, 1970).","research":"17-cedar-city-corpus.md §5.6 Faults","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]}]},{"topic":"climate","heading":"The seasons","facts":[{"fact":"Cedar City's NOAA 1991–2020 normals come from station USW00093129, Cedar City Municipal Airport, at 1,702.6 meters.","quote":"station **USW00093129, \"CEDAR CITY MUNI AP, UT US\"**","research":"17-cedar-city-corpus.md §6.1 The station","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City's normal daily high in July is 91.0°F.","quote":"Cedar City's July normal daily high is 91.0°F","research":"17-cedar-city-corpus.md §6.2 Monthly normals","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City's normal daily low in January is 18.0°F, and 16.3°F in December.","quote":"| December | 42.1°F | **16.3°F** | 29.2°F | 0.88 in |","research":"17-cedar-city-corpus.md §6.2 Monthly normals","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The normal daily low in Cedar City is below freezing every month from October through April.","quote":"The normal daily minimum is below freezing in every month from October through April","research":"17-cedar-city-corpus.md §6.2 Monthly normals","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City averages about 168 nights a year at or below 32°F, against about 62 in St. George.","quote":"Cedar City has about 168 nights a year at or below freezing. St. George has about 62.","research":"17-cedar-city-corpus.md §6.3 Freeze, heat and degree days, against St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City averages 5.4 nights a year at or below 0°F; St. George averages none.","quote":"| Days with low at or below 0°F | **5.4** | 0.0 |","research":"17-cedar-city-corpus.md §6.3 Freeze, heat and degree days, against St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City averages 1.4 days a year at or above 100°F, against 63.1 in St. George.","quote":"| Days with high at or above 100°F | **1.4** | 63.1 |","research":"17-cedar-city-corpus.md §6.3 Freeze, heat and degree days, against St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City's normal is 6,002 heating degree days a year, nearly twice St. George's 3,205, and 678 cooling degree days against St. George's 2,416.","quote":"Cedar City needs nearly twice St. George's heating (6,002 heating degree days against 3,205) and about a quarter of its cooling (678 cooling degree days against 2,416).","research":"17-cedar-city-corpus.md §6.3 Freeze, heat and degree days, against St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The median last spring freeze in Cedar City is May 21 and the median first fall freeze is September 29.","quote":"| Median last spring freeze (32°F, 50% probability) | **May 21** | March 14 |","research":"17-cedar-city-corpus.md §6.3 Freeze, heat and degree days, against St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City's median growing season is 130 days, against 239 in St. George.","quote":"| Median growing season (days) | **130** | 239 |","research":"17-cedar-city-corpus.md §6.3 Freeze, heat and degree days, against St. George","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Both Cedar City ZIP codes, 84720 and 84721, are USDA hardiness zone 6b on the 2023 map; St. George's 84770 is 8b.","quote":"Both Cedar City ZIP codes are **zone 6b** (average annual extreme minimum −5 to 0°F).","research":"17-cedar-city-corpus.md §6.5 USDA hardiness zone","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Iron County is Building America climate \"Cold\" and IECC 2021 Climate Zone 5B; Washington County is the only Utah county in Zone 3B.","quote":"| Beaver, Davis, Emery, Garfield, Grand, Iron, Juab, Kane, Millard, Piute, Salt Lake, San Juan, Sanpete, Sevier, Tooele, Utah, Wayne, Weber | Cold | 5B |","research":"15-hvac-corpus.md §5.1 Washington County is the only county in Utah in Climate Zone 3B","docs":["ecfr-40-84","epa-608","ecfr-430-32"]}]},{"topic":"housing","heading":"The houses","facts":[{"fact":"Cedar City has 13,572 housing units (ACS 2020–2024, Table B25001).","quote":"| Housing units | 13,572 (±370) | 23,550 (±37) |","research":"17-cedar-city-corpus.md §7.1 Units and tenure","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"About 57% of Cedar City's occupied homes are owner-occupied (7,077 of 12,480), against 68% in Iron County (ACS 2020–2024, Table B25003).","quote":"Owner-occupied share, by arithmetic: **56.7% in Cedar City**, 68.3% in Iron County.","research":"17-cedar-city-corpus.md §7.1 Units and tenure","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The median Cedar City housing unit was built in 1999 (ACS 2020–2024, Table B25035).","quote":"\"Median year structure built 1999\" in Cedar City (±2)","research":"17-cedar-city-corpus.md §7.2 Age of the housing","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"About 23% of Cedar City housing units (3,064 of 13,572) were built before 1980 (ACS 2020–2024, Table B25034).","quote":"**3,064 of 13,572 Cedar City units (22.6%) were built before 1980**","research":"17-cedar-city-corpus.md §7.2 Age of the housing","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"3,414 Cedar City units were built in 2010 or later: 2,667 in 2010–2019 and 747 since 2020 (ACS 2020–2024, Table B25034).","quote":"| 2010–2019 | 2,667 | ±324 |","research":"17-cedar-city-corpus.md §7.2 Age of the housing","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"6,900 of Cedar City's housing units are single-family detached homes and 368 are mobile homes (ACS 2020–2024, Table B25024).","quote":"6,900 single-family detached (±432), 2,364 single-family attached (±365), 368 mobile homes (±154)","research":"17-cedar-city-corpus.md §7.3 Structure type","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The median value of an owner-occupied home in Cedar City is $377,000 (ACS 2020–2024, Table B25077).","quote":"median value of owner-occupied units, **$377,000** (±$14,144) in Cedar City","research":"17-cedar-city-corpus.md §7.4 Value","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]}]},{"topic":"rebates","heading":"Rebates and easements","facts":[{"fact":"Cedar City is in the Central Iron County Water Conservancy District, not the Washington County Water Conservancy District.","quote":"WHEREAS, the District service boundaries include the municipalities of Cedar City, Enoch City, Kanarraville Town, and the unincorporated areas within Cedar Valley, Iron County","research":"17-cedar-city-corpus.md §8.1 Which program applies — and which does not","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The district estimates the Cedar Valley aquifer is being overdrawn by 7,000 acre-feet a year and that homes use about 60% of their water outdoors.","quote":"WHEREAS, residences within the Cedar Valley Community use approximately 60% of their annual water use outdoors","research":"17-cedar-city-corpus.md §8.1 Which program applies — and which does not","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Cedar City residents qualify for the State of Utah's landscape incentive, run by the Utah Division of Water Resources through Utah Water Savers.","quote":"Communities outside of a partner water district's service area, including unincorporated areas, should work with the Division of Water Resources.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The state incentive pays $2.00 per square foot of lawn replaced with water-efficient landscaping, up to $50,000 per application.","quote":"Incentives are for $2.00 per square foot of grass removed and replaced with water-efficient landscaping (maximum incentive amount of $50,000/application).","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Lawn must not be removed before the application is approved and the participation agreement is signed.","quote":"Do not remove any lawn until the application has been approved and the participation agreement has been completed.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The project area must be at least 200 square feet.","quote":"Project area must be 200 square feet or larger.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Plants must cover at least 50% of the converted area at maturity, and the area must be watered by drip.","quote":"Waterwise perennials and/or shrubs must cover (canopy cover) at least 50% of the converted project area at maturity.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Artificial turf, pools, water features and concrete do not count as water-efficient landscaping for the incentive.","quote":"Water efficient landscaping does NOT include; artificial turf, a swimming pool, water feature, or concrete.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Projects must be finished within 365 days of approval, and homes on private wells are not eligible.","quote":"Properties not served by a retail water provider (private well) are not currently eligible for state funds.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The state inspects the finished project and mails the incentive check to the property owner.","quote":"an incentive check will be mailed to the property owner from the State of Utah.","research":"17-cedar-city-corpus.md §8.2 The state landscape incentive, and Cedar City's place in it","docs":["uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Utah Water Savers pays up to $100 for a WaterSense-labeled smart irrigation controller, open to all Utah homes.","quote":"Get paid up to $100 when you purchase and install a WaterSense-labeled smart controller that adjusts the water applied to your yard based on local weather and yard conditions. All Utah residential properties are eligible.","research":"17-cedar-city-corpus.md §8.4 Other state incentives open to Cedar City homes","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"The state's toilet replacement rebate closes November 1, 2026.","quote":"The Toilet Replacement Rebate Program will retire on November 1, 2026.","research":"17-cedar-city-corpus.md §8.4 Other state incentives open to Cedar City homes","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]},{"fact":"Utah Water Savers, the state program that pays Cedar City's landscape rebate, limits its rebates to one rebate per property every five years.","quote":"Rebates are limited to one rebate per property every five years.","research":"17-cedar-city-corpus.md §8.4 Other state incentives open to Cedar City homes","docs":["cedar-city-code","ugs-hazards-portal","uws-eligibility","conservewater-rebates","uws-program-details"]}]}]}],"communities":[{"slug":"coral-canyon","name":"Coral Canyon","town":"Washington City","url":"https://stgeorgehomeservices.com/hoa/coral-canyon","manager":"CCMC","groups":[{"heading":"Design review","facts":[{"fact":"The Coral Canyon Design Review Committee meets the 2nd and 4th Thursday of each month at 9:00 a.m. at the Clubhouse.","quote":"DRC meets the 2nd and 4th Thursday of each month at 9:00 a.m. at the Clubhouse","research":"03-hoa-corpus.md — §4.5 Coral Canyon — DRC calendar and process","docs":["coral-canyon-faq"]},{"fact":"Applications are due the Friday before the meeting, and homeowners are notified within 48 hours after it.","quote":"Coral Canyon: DRC meets the 2nd and 4th Thursday; applications due the Friday before; homeowners notified within 48 hours after the meeting","research":"03-content-briefs.html — brief 07, Design review calendars, by community","docs":[]},{"fact":"Variance decisions are issued within 45 days.","quote":"variance decisions within 45 days","research":"03-content-briefs.html — brief 07, Design review calendars, by community","docs":[]},{"fact":"Any exterior alteration requires a DRC form, and the association names security cameras, light fixtures, landscaping, solar panels, windows, painting and gates specifically.","quote":"\"Any exterior alterations\" require a DRC form — explicitly including security cameras, light fixtures, landscaping, solar panels, windows, painting, and gates","research":"03-hoa-corpus.md — §4.5 Coral Canyon — DRC calendar and process","docs":["coral-canyon-faq"]},{"fact":"Staff may approve items drawn from the pre-approved plant and paint lists, but a DRC form still has to be filled out and submitted.","quote":"Staff may approve items from pre-approved plant and paint lists, but \"a DRC form will still need to be filled out and submitted\"","research":"03-hoa-corpus.md — §4.5 Coral Canyon — DRC calendar and process","docs":["coral-canyon-faq"]},{"fact":"Interior alterations are explicitly exempt from pre-approval at Coral Canyon, as are dead-plant removal, like-for-like replanting and seasonal decorations.","quote":"Interior alterations explicitly exempt from pre-approval — as are dead-plant removal, like-for-like replanting, and seasonal decorations.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]}]},{"heading":"Landscape rules","facts":[{"fact":"Coral Canyon publishes an approved plant list and a pre-approved Sherwin-Williams paint palette.","quote":"Published approved plant list and pre-approved Sherwin-Williams palette.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"Weeds must be pulled or otherwise removed; spraying to kill them does not clear the violation.","quote":"Weeds must be \"pulled or otherwise removed\" — spraying to kill them does not clear the violation","research":"03-hoa-corpus.md — §4.5 Coral Canyon — DRC calendar and process","docs":["coral-canyon-faq"]},{"fact":"Washington City's residential lawn ordinance is nearly identical to St. George's cap of 8% of lot size to a maximum of 1,500 square feet, and it applies to rehabilitated landscaping, not only to new work.","quote":"Nearly identical — and applies to rehabilitated landscaping, not just new","research":"02-washington-county-playbook.html — §3 The city layer","docs":[]},{"fact":"Washington City's water rate curve roughly doubles from tier 1 at $2.41 to tier 9 at $5.03.","quote":"Washington City's water rate curve roughly doubles from tier 1 ($2.41) to tier 9 ($5.03)","research":"02-washington-county-playbook.html — §3 The city layer","docs":[]},{"fact":"The Washington County Water Conservancy District's Water Efficiency Standards, October 2023, §2 state that where the standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"The county rebate pays $3 per square foot on the first 1,000 square feet and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The rebate has no approved plant list of its own; the district requires only that plants cover at least 50% of the converted area at maturity, and it does not dictate species.","quote":"The program doesn't dictate plant selections. We only require that when fully mature, the plants cover at least 50 percent of the converted area.","research":"02-landscape-hardscape-corpus.md — §2.3 The 50% plant coverage rule — how it is actually measured","docs":["uws-program-details"]},{"fact":"The district's rebate requires living grass at the pre-conversion inspection, and states that demolishing a lawn before the approval email arrives voids eligibility.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"A rebated conversion carries a conservation easement that continues in perpetuity, is recorded with the Washington County Recorder, and restricts only the converted portion of the property.","quote":"This Easement shall continue in perpetuity ... This Conservation Easement restricts only those portions of your property where you received an incentive.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]}]},{"heading":"Structure and management","facts":[{"fact":"Coral Canyon is three associations: the Coral Canyon Master association, The Petroglyphs and The Views.","quote":"Three associations. Manager: CCMC, CoralCanyonHOA@CCMCnet.com, 435-634-1699.","research":"03-hoa-corpus.md — §6.2 Coral Canyon (Washington City) — dues and sub-association structure verified","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"All three are managed by CCMC, reachable at CoralCanyonHOA@CCMCnet.com and 435-634-1699.","quote":"CCMC — ccmcnet.com. Known: Coral Canyon (Master, Petroglyphs, Views) 435-634-1699; Desert Color 435-562-5483.","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Assessment invoices are mailed one month before the due date.","quote":"Invoices mailed one month before the due date.","research":"03-hoa-corpus.md — §6.2 Coral Canyon (Washington City) — dues and sub-association structure verified","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Key fobs cost $10, with a maximum of two per homeowner.","quote":"Key fobs $10, max two per homeowner","research":"03-hoa-corpus.md — §4.5 Coral Canyon — DRC calendar and process","docs":["coral-canyon-faq"]}]},{"heading":"What the statute adds","facts":[{"fact":"Utah Code § 57-8a-212(4)(n), as amended effective May 6, 2026, provides that a declaration may not impose a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots — which matches Coral Canyon's own exemption of interior alterations from pre-approval.","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-content-briefs.html — brief 02, Does my HOA have to approve a bathroom remodel?","docs":[]},{"fact":"Utah Code § 57-8a-701 provides that no governing document other than a declaration may prohibit solar, and that size or location restrictions must not cut efficiency or raise cost by more than 5%.","quote":"§ 57-8a-701 says no governing document other than a declaration may prohibit solar, and size/location restrictions must not cut efficiency or raise cost by more than 5%.","research":"02-washington-county-playbook.html — §2 The HOA layer","docs":[]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(4) requires that a written denial specify each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"(a) each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so the 48-hour notification is an association commitment rather than a statutory clock.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-218(22)(c)(iii) and § 57-8a-212 bar restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list, or lacks a license that is not required by law.","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-content-briefs.html — brief 04, Your HOA can't force you to use their contractor","docs":[]},{"fact":"Utah Code § 57-8a-208 requires a written warning before any fine, stating the violation and the provision violated, with not less than 48 hours to cure a continuing violation, and gives the owner 30 days to request an informal hearing.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Under Utah Code § 57-8a-227(4)(a), an association must comply with a written records request within 10 business days, and § 57-8a-227(5)(b) gives the owner $25 per day beginning the eleventh business day if it does not.","quote":"An association shall comply ... within 10 business days after the day on which the association receives the request.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]}]}]},{"slug":"desert-color","name":"Desert Color","town":"St. George","url":"https://stgeorgehomeservices.com/hoa/desert-color","manager":"CCMC","groups":[{"heading":"Structure and management","facts":[{"fact":"The master association is the Desert Color Community Association, association ID 182, professionally managed by CCMC, with an association office line of 435-562-5483.","quote":"Master: Desert Color Community Association (ID 182), professionally managed by CCMC, association office 435-562-5483","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Desert Color (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Desert Color assessments are due the first day of each quarter, in January, April, July and October; the amounts are not published publicly.","quote":"Assessments due the first day of each quarter (Jan/Apr/Jul/Oct); amounts not published publicly","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Desert Color (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Three condominium sub-associations sit inside Desert Color: Skyline Condos, Auburn Hills Condos and Cove Condos.","quote":"Three condominium sub-associations identified: Skyline Condos (460), Auburn Hills Condos (536), Cove Condos (584) — relevant Ch. 8 stock","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Desert Color (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Online assessment payment carries a fee of $2.95 by eCheck, $5.00 by debit card, and 3.5% by credit card.","quote":"Online payment fees: eCheck $2.95; debit card $5.00; credit card 3.5%","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Desert Color (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"CCMC also manages Coral Canyon's master, Petroglyphs and Views associations in Washington City.","quote":"CCMC — ccmcnet.com. Known: Coral Canyon (Master, Petroglyphs, Views) 435-634-1699; Desert Color 435-562-5483.","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Which chapter governs you","facts":[{"fact":"The Condominium Ownership Act, Title 57 Chapter 8, applies if the declaration says it applies or, where the declaration is silent, if the association's plats are designated as condominium plats.","quote":"if the association's declaration does not state whether this chapter applies, the plats of the association are designated as condominium plats.","research":"03-hoa-corpus.md — §2.1 Which chapter governs — brand-new bright-line test (2026)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"The Community Association Act, Title 57 Chapter 8a, applies if the declaration says so or, where the declaration is silent, if the plats within the association are not designated as condominium plats.","quote":"the declaration says so, or — if silent — \"the plats within the association are not designated as condominium plats.\"","research":"03-hoa-corpus.md — §2.1 Which chapter governs — brand-new bright-line test (2026)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]}]},{"heading":"Design review","facts":[{"fact":"Under Utah Code § 57-8a-109(4), a written denial must name each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee exceeding the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so a review clock exists only where a community's own document creates one.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Under Utah Code § 57-8a-217, a board must give lot owners at least 15 days' notice and an open forum before adopting or amending a rule or design criterion, and the action is disapproved if within 60 days at least 51% of all allocated voting interests vote it down at a special meeting.","quote":"The action is disapproved if within 60 days at least 51% of all allocated voting interests vote to disapprove at a special meeting called for that purpose","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"In the condominium sub-associations: who owns the pipe","facts":[{"fact":"Under Utah Code § 57-8-7(7), unless the declaration or the insurance statute provides otherwise, the association is responsible for maintaining, repairing and replacing common areas and facilities, and the unit owner for the unit.","quote":"an association of unit owners is responsible for the maintenance, repair, and replacement of common areas and facilities; and (b) a unit owner is responsible for","research":"03-hoa-corpus.md — §2.5 The default rule — § 57-8-7(7)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Under Utah Code § 57-8-7.2(2), finished surfaces such as wallboard, tile, paint and finished flooring are part of the unit, and any portion of a wall, floor or ceiling not listed there is part of the common areas and facilities.","quote":"Any portion of a wall, floor, or ceiling not listed in Subsection (2)(a) is part of the common areas and facilities.","research":"03-hoa-corpus.md — §2.5 The boundary rule — § 57-8-7.2","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Under Utah Code § 57-8-7.2(3), a pipe lying partly inside and partly outside the unit boundary is limited common area if it serves only that unit, and common area if it serves more than one unit or any portion of the common areas.","quote":"(a) the portion serving ONLY that unit is LIMITED COMMON AREA (b) the portion is COMMON AREA if it serves more than one unit, or serves any portion of the common areas","research":"03-hoa-corpus.md — §2.5 The boundary rule — § 57-8-7.2","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"In Advisory Opinion No. 2026-19 the ombudsman held that the association must repair a broken common-area line and that its property policy is primary, while diagnostic costs remained the homeowner's responsibility.","quote":"Diagnostic costs remained the homeowner's responsibility","research":"03-hoa-corpus.md — §2.5 The confirming real case","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Under Utah Code § 57-8-43(9)(g)(ii) a unit owner's share of a covered loss is the unit damage percentage multiplied by the association's deductible.","quote":"Owner's share = unit damage percentage × the association's deductible.","research":"03-hoa-corpus.md — §2.6 Condo insurance and a water-damage claim — § 57-8-43","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"An association entering a unit for planned common-area repair must give written notice hand-delivered at least 24 hours ahead; for an emergency repair, notice reasonable under the circumstances.","quote":"reasonable notice = written notice hand-delivered at least 24 hours ahead","research":"03-hoa-corpus.md — §2.5 The practical line for a plumber","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Utah Code § 57-8-7.6, enacted in 2026, requires a condominium management committee to prepare and adopt a budget at least annually; before 2026 condominium associations had no statutory budget requirement.","quote":"at least annually the management committee shall prepare and adopt a budget","research":"03-hoa-corpus.md — §2.7 Condo reserves and budget (2026 changes)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]}]},{"heading":"Working on your house","facts":[{"fact":"Utah Code § 57-8-8.1(13)(b)(ii) bars a condominium rule from restricting an owner from hiring a contractor or worker solely because the contractor is not on the association's preferred vendor list.","quote":"hiring a contractor or worker solely because the contractor or worker: (A) is not on the association's preferred vendor list","research":"03-hoa-corpus.md — §2.2 § 57-8-8.1 — Rule limits for condominiums","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Utah Code § 57-8-10(9)(n) bars a condominium declaration from imposing a restriction on a unit interior except as reasonably necessary for the safety of adjacent units and their occupants.","quote":"impose a restriction on a unit interior, except as reasonably necessary for the safety of adjacent units and the occupants of the units.","research":"03-hoa-corpus.md — §2.4 Are condo owners covered by water-wise and interior-restriction protections?","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Utah Code § 57-8a-212(4)(n) bars a community association declaration from imposing a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots.","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-content-briefs.html — brief 02, \"Does my HOA have to approve a bathroom remodel?\"","docs":[]},{"fact":"Under the Fair Housing Act an association cannot deny grab bars, ramps, walk-in showers or widened doorways where there is a disability nexus, and it may not require a specific contractor, extra insurance, higher deposits, or medical records; the resident pays.","quote":"HOAs cannot deny grab bars, ramps, walk-in showers or widened doorways where there's a disability nexus. They may not require a specific contractor, extra insurance, higher deposits","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The four statutes that matter to your three pillars\"","docs":[]},{"fact":"Late fees in both acts are capped at the greater of 10% of the assessment or $50, with interest up to 1.5% per month, and a fee schedule must be adopted by rule and distributed to every owner before any such fee is imposed.","quote":"greater of 10% of the assessment or $50, plus interest up to 1.5% per month","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Before any fine, Utah Code § 57-8a-208 requires a written warning naming the violation and the provision violated, and for a continuing violation a cure period of not less than 48 hours.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours.","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Landscape rules","facts":[{"fact":"Utah Code § 57-8a-231 does not cover condominiums, and within the Community Association Act it protects only owners of detached dwellings.","quote":"§ 57-8a-231 does not cover condominiums, and within Ch. 8a it protects only owners of DETACHED dwellings.","research":"03-hoa-corpus.md — §9 Priority corrections and additions for the existing corpus","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8-8.1(8), effective May 6, 2026, requires a condominium association to adopt rules supporting water wise landscaping for areas maintained by unit owners, and bars it from prohibiting or restricting conversion of a grass park strip under eight feet wide except where reasonably necessary for erosion control.","quote":"may not prohibit or restrict the conversion of a grass park strip of less than 8 feet wide to water-efficient landscaping","research":"03-hoa-corpus.md — §2.4 Are condo owners covered by water-wise and interior-restriction protections?","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"St. George caps residential lawn at 8% of lot size to a maximum of 1,500 square feet and prohibits lawn in park strips and in any landscape area under 8 feet wide.","quote":"St. George caps residential lawn at 8% of lot size, max 1,500 sq ft, and prohibits lawn in park strips and any landscape area under 8 feet wide.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The synthesis nobody has published\"","docs":[]},{"fact":"The Washington County Water Conservancy District pays $3 per square foot on the first 1,000 square feet of lawn converted and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]}]}]},{"slug":"entrada","name":"Entrada at Snow Canyon","town":"Santa Clara","url":"https://stgeorgehomeservices.com/hoa/entrada","manager":"PMP Management (Entrada Property Owners Association); The Cliffs of Snow Canyon is managed by Paul Properties and Lava Cove POA by Monarch","groups":[{"heading":"Design review","facts":[{"fact":"The Entrada Design Review Committee meets the 1st and 3rd Thursday of each month at 9:00 a.m.","quote":"Entrada (EDRC): 1st and 3rd Thursday at 9am; submissions due the prior Thursday.","research":"03-content-briefs.html — brief 07, Design review calendars, by community","docs":[]},{"fact":"Submissions are due the Thursday before the meeting.","quote":"EDRC 1st & 3rd Thursday, 9am; submit prior Thursday","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"All exterior changes need EDRC approval, and the association names paint, landscaping, stone, barbecues, spas, solar and landscape lighting specifically.","quote":"All exterior changes need EDRC approval — paint, landscaping, stone, BBQ, spa, solar, landscape lighting.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]}]},{"heading":"Structure and management","facts":[{"fact":"The Entrada Property Owners Association covers thirteen subdivisions, but The Cliffs of Snow Canyon, Lava Cove POA and Lava Falls are separate associations with different managers.","quote":"Entrada is not one association. EPOA covers 13 subdivisions, but The Cliffs of Snow Canyon (Paul Properties), Lava Cove POA (Monarch) and Lava Falls are separate associations with different managers.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"The Cliffs of Snow Canyon is managed by Paul Properties and Lava Cove POA by Monarch.","quote":"The Cliffs of Snow Canyon (Paul Properties), Lava Cove POA (Monarch) and Lava Falls are separate associations","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"The Entrada Property Owners Association is managed by PMP Management.","quote":"Entrada EPOA","research":"02-washington-county-playbook.html — §2 How HOAs actually buy","docs":[]},{"fact":"Paul Properties Inc. can be reached at 435-674-3444.","quote":"Paul Properties Inc. — 435-674-3444; https://www.paulpropertiesinc.com/. Known: The Casitas at Sienna Hills.","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Entrada has eight gates and a manned gatehouse; fobs are $30 each, one per garage bay, pedestrian keys are $15, and guest access runs through the MyQ app.","quote":"8 gates; fobs $30 each (one per garage bay), pedestrian keys $15, MyQ guest access, manned gatehouse.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]}]},{"heading":"Landscape and lighting","facts":[{"fact":"Landscape lighting at Entrada is one of the items that requires EDRC approval before it goes in.","quote":"All exterior changes need EDRC approval — paint, landscaping, stone, BBQ, spa, solar, landscape lighting.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"Snow Canyon State Park was designated an International Dark Sky park in December 2025, which bears directly on Ivins and Santa Clara — the two submarkets where lighting rules bite hardest.","quote":"Snow Canyon State Park was designated in December 2025 — which directly affects Ivins and Santa Clara, the two submarkets where lighting rules bite hardest.","research":"02-washington-county-playbook.html — §3 The city layer","docs":[]},{"fact":"The county rebate pays $3 per square foot on the first 1,000 square feet and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The rebate requires living grass at the pre-conversion inspection, and the district states that demolishing a lawn before the approval email arrives voids eligibility — which matters here, because the EDRC approval has to be obtained as well.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch and stay inside the rebated area, while poured concrete and grouted or mortared work are subtracted from the incentive calculation.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch. ... We will subtract these nonpermeable areas from those that meet our conditions when determining your incentive.","research":"02-landscape-hardscape-corpus.md — §5.1 The rebate-relevant hardscape rules (fully verified)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"A rebated conversion carries a conservation easement that continues in perpetuity, is recorded with the Washington County Recorder, and restricts only the converted portion of the property.","quote":"This Easement shall continue in perpetuity ... This Conservation Easement restricts only those portions of your property where you received an incentive.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"The water district invites homeowners whose association compels them to keep grass to email conservation@wcwcd.org, and says associations may still enforce design standards for water-efficient landscape.","quote":"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org.","research":"02-landscape-hardscape-corpus.md — §2.7 Other rebates","docs":["wcwcd-incentives"]}]},{"heading":"What the statute adds","facts":[{"fact":"Utah Code § 57-8a-701 provides that no governing document other than a declaration may prohibit solar, and that size or location restrictions must not cut efficiency or raise cost by more than 5% — worth reading against Entrada's requirement that solar go through the EDRC.","quote":"§ 57-8a-701 says no governing document other than a declaration may prohibit solar, and size/location restrictions must not cut efficiency or raise cost by more than 5%.","research":"02-washington-county-playbook.html — §2 The HOA layer","docs":[]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(4) requires that a written denial specify each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"(a) each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so any silence-equals-approval rule at Entrada would have to come from the declaration or design guidelines themselves.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(3) bars an association from prohibiting, unreasonably restricting, denying or delaying a plan because it includes fire-resistant material — Class A roofing, non-combustible siding, fiber cement, metal roofing, fire-rated gypsum — in an area with heightened wildfire risk.","quote":"An association may not prohibit, unreasonably restrict, deny, or delay a plan because it includes fire-resistant material ... in an area with heightened wildfire risk","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-218(15)(b)(iii), added by H.B. 215 in 2026, bars a rule that prohibits, or has the effect of prohibiting, removal of vegetation from a lot within a designated wildland-urban interface area.","quote":"prohibit, or have the effect of prohibiting, removal of vegetation from a lot within a designated wildland-urban interface area","research":"03-hoa-corpus.md — §5.1 The full current statutory stack (beyond 57-8a-231)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-218(22)(c)(iii) and § 57-8a-212 bar restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list, or lacks a license that is not required by law.","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-content-briefs.html — brief 04, Your HOA can't force you to use their contractor","docs":[]},{"fact":"Under Utah Code § 57-8a-227(4)(a), an association must comply with a written records request within 10 business days, and § 57-8a-227(5)(b) gives the owner $25 per day beginning the eleventh business day if it does not.","quote":"An association shall comply ... within 10 business days after the day on which the association receives the request.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]}]}]},{"slug":"kayenta","name":"Kayenta","town":"Ivins","url":"https://stgeorgehomeservices.com/hoa/kayenta","manager":null,"groups":[{"heading":"Design review","facts":[{"fact":"The Kayenta ACC meets the third Tuesday of each month at 1:00 p.m.","quote":"ACC meets the third Tuesday of each month at 1:00 p.m.","research":"03-hoa-corpus.md — §4.3 What a complete submission looks like — Kayenta as the documented Washington County model","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Under Kayenta ACC Handbook §3.2 (rev. August 17, 2021), applications and preliminary plans are due at least seven days before the meeting to be placed on the agenda.","quote":"Applications and preliminary plans due at least 7 days before the meeting to be agendized","research":"03-hoa-corpus.md — §4.3 Calendar and mechanics — Handbook §3.2","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Handbook §3.2 requires the owner or the owner's representative to present in person, and states that if the presentation is not ready it shall be postponed.","quote":"The owner or owner's representative must present in person; \"If the presentation is not ready, it shall be postponed\"","research":"03-hoa-corpus.md — §4.3 Calendar and mechanics — Handbook §3.2","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Handbook §3.2 requires the written decision to be mailed or emailed within 10 days, and states that the owner must have written approval before proceeding with any work.","quote":"Written decision mailed/emailed within 10 days ... \"The owner must have written approval before proceeding with any work.\"","research":"03-hoa-corpus.md — §4.3 Calendar and mechanics — Handbook §3.2","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta expressly rules out deemed approval: Handbook §3.2 states that failure of the ACC to act within the ten day period does not act as a deemed approval of the preliminary plans.","quote":"Failure of the ACC to act within the ten (10) day period does not act as a deemed approval of the preliminary plans.","research":"03-hoa-corpus.md — §4.3 Calendar and mechanics — Handbook §3.2","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"On the Schedule of Fees and Deposits dated August 18, 2020, a new residence carries a $1,000 ACC application fee, and an addition or modification carries a $500 fee.","quote":"New residence | $1,000 ... Addition/modification with structural change ... | $500","research":"03-hoa-corpus.md — §4.3 Fees and deposits (Schedule dated Aug 18, 2020)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Repainting, reroofing, changing doors or windows, driveway changes including gravel color, drainage changes, courtyard modifications and landscape changes from the original plan carry a $0 fee and a $0 deposit — but they still require an approved application.","quote":"repaints, reroofs, window/door swaps and driveway work still require an approved application — the fee is just zero.","research":"03-hoa-corpus.md — §4.3 Fees and deposits (Schedule dated Aug 18, 2020)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"The HOA construction deposit for a new residence is $2,500 plus $0.75 per square foot of house and casita in Taviawk, and $2,500 plus $0.40 per square foot of all enclosed square footage in Shonto; an addition or modification carries a $1,250 deposit.","quote":"Taviawk: $2,500 + $0.75/sq ft of house and casita ($50 nonrefundable); Shonto: $2,500 + $0.40/sq ft of all enclosed sq ft","research":"03-hoa-corpus.md — §4.3 Fees and deposits (Schedule dated Aug 18, 2020)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"For a new home, the Neighbor Notification form is mailed to neighboring owners with a copy to the ACC Chair 15 days before review, and story poles must be in place seven days before the meeting and removed within seven days after.","quote":"Neighbor Notification form mailed to neighboring owners with a copy to the ACC Chair 15 days before review ... Story poles in place 7 days before the meeting, removed within 7 days after","research":"03-hoa-corpus.md — §4.3 New-home sequence — Handbook §§ intro, 3.5","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]}]},{"heading":"Landscape rules","facts":[{"fact":"Handbook §6.1 requires a landscape plan and Form L, approved in writing by the ACC, before any dwelling is completed, detailing courtyard, transitional and natural areas with species location and quantity, and showing all hardscape including chat and boulder placement.","quote":"landscape plan + Form L required for written ACC approval before any dwelling is completed; must detail courtyard, transitional and natural areas with species location and quantity","research":"03-hoa-corpus.md — §4.3 Landscaping — Handbook §6.1","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Handbook §6.1 prohibits cinders, requires approval for non-indigenous stone, and gives the owner one year from approval to implement the landscape plan.","quote":"cinders prohibited; non-indigenous stone requires approval; owner has one year from approval to implement the landscape plan.","research":"03-hoa-corpus.md — §4.3 Landscaping — Handbook §6.1","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Handbook §6.3.1 lists the approved indigenous stone as Kayenta Sandstone, Navajo Sandstone and Shinarump Sandstone, provided 90% of the surface is a reddish hue.","quote":"Approved indigenous stone (§6.3.1): Kayenta Sandstone, Navajo Sandstone, Shinarump Sandstone — if 90% of the surface is a reddish hue.","research":"03-hoa-corpus.md — §4.3 Approved indigenous stone (§6.3.1)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Kayenta publishes a Landscape Regulations document, a \"User-Friendly Guide to Kayenta Plants\" whose latest version is July 2025, a Landscape Plan Submittal Process, and Form Q for a new or modified landscape plan.","quote":"Landscape Regulations, \"User-Friendly Guide to Kayenta Plants\" (latest version July 2025), Landscape Plan Submittal Process, and Form Q (new/modified landscape plan)","research":"03-hoa-corpus.md — §4.3 Landscape documents","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Ungrouted pavers and dry-set flagstone count as mulch and stay inside the rebated area, while poured concrete and grouted or mortared work are subtracted from the incentive calculation.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch. ... We will subtract these nonpermeable areas from those that meet our conditions when determining your incentive.","research":"02-landscape-hardscape-corpus.md — §5.1 The rebate-relevant hardscape rules (fully verified)","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]}]},{"heading":"Working on your house","facts":[{"fact":"Under Form A ¶4 (rev. August 17, 2021), noise- or smoke-producing tools and equipment may be operated only between 6:30 a.m. and 5:00 p.m. from May through September, and 7:30 a.m. to 5:00 p.m. from October through April, on weekdays and Saturdays except holidays; concrete pours may start an hour earlier in each season.","quote":"may be operated ONLY during the periods between 6:30 AM and 5:00 PM (May through September) and from 7:30 AM to 5:00 PM (October through April) on weekdays and Saturdays (except Holidays)","research":"03-hoa-corpus.md — §4.4 Construction hours (Form A ¶4)","docs":["kayenta-problem-avoidance"]},{"fact":"Form A ¶5 requires substantial completion within 15 months of commencement, extendable at the ACC's sole discretion.","quote":"Completion deadline (¶5): substantial completion within 15 months of commencement, extendable at ACC's sole discretion.","research":"03-hoa-corpus.md — §4.4 Completion deadline (¶5)","docs":["kayenta-problem-avoidance"]},{"fact":"Form A ¶6 requires a refundable security deposit posted with the HOA in advance of commencement, covering street and landscape repair, debris removal and compliance with the CC&Rs, and makes all construction damage — including damage by construction-related vehicles — the owner's or contractor's to repair promptly.","quote":"for \"repairing streets and landscaping damaged during construction, removing debris from streets and construction sites and insuring compliance with conditions of the CC&Rs.\"","research":"03-hoa-corpus.md — §4.4 Damage deposit (¶6)","docs":["kayenta-problem-avoidance"]},{"fact":"Form A ¶12 and Handbook §5.4 require a dumpster with a lid or cover in place before any construction work begins other than excavation and grading, kept out of the undisturbed natural area, with contents confined by the lid daily and emptied before overflowing.","quote":"dumpster with lid or cover placed before any construction work begins (excluding excavation/grading); not in the undisturbed natural area; contents confined by lid daily; emptied before overflowing","research":"03-hoa-corpus.md — §4.4 Dumpsters (¶12, §5.4)","docs":["kayenta-problem-avoidance"]},{"fact":"Burning construction debris is absolutely prohibited in Kayenta, and burying debris on site is not allowed.","quote":"burning is \"ABSOLUTELY PROHIBITED\"; no burying debris on site.","research":"03-hoa-corpus.md — §4.4 Dumpsters (¶12, §5.4)","docs":["kayenta-problem-avoidance"]},{"fact":"Form A ¶13 and Handbook §5.6 require a commercial portable toilet on site before any work including excavation and grading, serviced weekly or more often, secured with metal stakes, colored brown or beige, and removed as soon as construction is complete.","quote":"commercial portable toilet on site before any work including excavation and grading; serviced weekly or more; secured with metal stakes; must be brown or beige","research":"03-hoa-corpus.md — §4.4 Portable toilet (¶13, §5.6)","docs":["kayenta-problem-avoidance"]},{"fact":"Handbook §5.8 states that the HOA or the City owns the asphalt plus roughly six feet adjacent, varying by area, and that all modifications in that area — rockwork, gravel, monuments, walls, landscape, address boulders, lighting, concrete aprons, and paved or gravel driveways — require ACC approval and are at the owner's liability.","quote":"All modifications in these areas — rockwork, gravel, monuments, walls, landscape, address boulders, lighting, concrete aprons, paved or gravel driveways — require ACC approval","research":"03-hoa-corpus.md — §4.4 Right-of-way / easements (§5.8)","docs":["kayenta-problem-avoidance"]}]},{"heading":"Lighting","facts":[{"fact":"Handbook §4.22 conforms to the Ivins City ordinance and caps all exterior light color temperature at 2700K or less, with wall sconces, pathway, landscape and driveway lights directed downward and no direct point source.","quote":"All light color temperature 2700K or less ... Wall sconces, pathway, landscape and driveway lights directed downward, no direct point source","research":"03-hoa-corpus.md — §4.3 Lighting — Kayenta is a dark-sky community (Handbook §4.22)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Handbook §4.22 limits pathway, landscape and driveway fixtures to 120–150 lumens each, mounted no more than 24 inches above the surface, at least 12 inches from a vertical surface, and staggered at least 20 feet apart.","quote":"Pathway/landscape/driveway fixtures ≤120–150 lumens each, source ≤24 inches above the surface, ≥12 inches from a vertical surface, staggered ≥20 feet apart","research":"03-hoa-corpus.md — §4.3 Lighting — Kayenta is a dark-sky community (Handbook §4.22)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"Handbook §4.22 states that exterior lighting is not allowed between 11:00 p.m. and sunrise, with the address marker excepted, and that solar lights require ACC approval.","quote":"\"Exterior lighting is not allowed between 11:00 pm and sunrise\" (address marker excepted); solar lights require ACC approval","research":"03-hoa-corpus.md — §4.3 Lighting — Kayenta is a dark-sky community (Handbook §4.22)","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]}]},{"heading":"Structure and management","facts":[{"fact":"Kayenta runs a self-administered master architectural control committee serving multiple sub-HOAs — Shonto (Shonto Point), Taviawk and Kwavasa/Posovi — each with its own supplemental declaration and its own deposit schedule.","quote":"a master ACC serving multiple sub-HOAs — Shonto (Shonto Point), Taviawk, Kwavasa/Posovi — each with its own Supplemental Declaration and its own deposit schedule","research":"03-hoa-corpus.md — §6.2 Kayenta (Ivins) — FULLY DOCUMENTED","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"What the statute adds","facts":[{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans, which is worth reading alongside Kayenta's published fee schedule.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-218(22)(c)(iii) and § 57-8a-212 bar restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list, or lacks a license that is not required by law.","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-content-briefs.html — brief 04, Your HOA can't force you to use their contractor","docs":[]}]}]},{"slug":"sand-hollow-resort","name":"Sand Hollow Resort","town":"Hurricane","url":"https://stgeorgehomeservices.com/hoa/sand-hollow-resort","manager":null,"groups":[{"heading":"Design review","facts":[{"fact":"Sand Hollow Resort's ACC meets weekly on Thursday afternoon, and the submission packet is due by 5 p.m. the preceding Monday.","quote":"Weekly, Thursday PM; packet due Mon 5pm.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Sand Hollow Resort charges an ACC review fee of $1,000 for new construction and $250 for changes.","quote":"ACC review $1,000 new / $250 changes.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Sand Hollow Resort's §3.10 review backstop runs 60 days plus a 14-day written demand.","quote":"Sand Hollow Resort (§3.10) runs 60 days plus a 14-day written demand.","research":"03-content-briefs.html — brief 03, \"Your HOA denied your project\"","docs":[]},{"fact":"Approved construction at Sand Hollow Resort is subject to four mandatory inspections.","quote":"Four mandatory inspections.","research":"03-content-briefs.html — brief 07, \"Design review calendars, by community\"","docs":[]},{"fact":"Pulling a building permit before ACC approval at Sand Hollow Resort carries a $500 fine.","quote":"$500 fine for pulling a permit before ACC approval.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so a clock like §3.10 exists only because the community's own document creates it.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Landscape rules","facts":[{"fact":"Sand Hollow Resort caps grass at 50% of the setback landscape area.","quote":"Grass capped at 50% of setback landscape area.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Sand Hollow Resort prohibits artificial turf regardless of placement.","quote":"Artificial turf prohibited regardless of placement.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Rock at Sand Hollow Resort must be a reddish-brown earth tone at a 2-inch minimum.","quote":"Rock must be reddish-brown earth tone, 2\" min.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Drip irrigation is mandatory at Sand Hollow Resort and spray is permitted only on turf.","quote":"Drip mandatory, spray only on turf.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"A landscape plan at Sand Hollow Resort must be prepared by a Utah-licensed landscape architect.","quote":"Landscape plan requires a Utah-licensed landscape architect.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]}]},{"heading":"Where the CC&R meets the rebate","facts":[{"fact":"The Washington County Water Conservancy District pays $3 per square foot on the first 1,000 square feet of lawn converted and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The district accepts artificial turf in lieu of mulch inside a rebated conversion when it is permeable to air and water, which is the option Sand Hollow Resort's blanket prohibition takes off the table.","quote":"We accept artificial turf in lieu of mulch if it is permeable to air and water.","research":"02-landscape-hardscape-corpus.md — §2.4 Permeable vs. impermeable in the rebate calculation","docs":["conservewater-requirements"]},{"fact":"The rebate's conservation easement, Exhibit B, requires the converted area to carry 50% living plant and tree cover at maturity and to be free of grass.","quote":"The Conversion has fifty percent (50%) living plant and tree cover at maturity, using water-efficient vegetation. The Conversion is free of grass.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]},{"fact":"The easement requires a drip system with a filter, a pressure regulator, and emitters rated at 20 gallons per hour or less, which is consistent with Sand Hollow Resort's own drip mandate.","quote":"it includes a filter, pressure regulator, and emitters rated at twenty (20) gallons per hour or less.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]},{"fact":"A homeowner who removes or kills the lawn before receiving the district's written approval loses the rebate.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The conservation easement granted in exchange for the rebate continues in perpetuity and prohibits irrigated grass, spray irrigation, pools, ponds and water features inside the converted area.","quote":"the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features upon or within the Conversion.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]}]},{"heading":"Working on your house","facts":[{"fact":"Construction hours at Sand Hollow Resort run 7 a.m. to 5:30 p.m., Monday through Friday.","quote":"Hours 7a–5:30p M–F.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Sand Hollow Resort requires a damage deposit of $1,500 to $5,000.","quote":"Damage deposit $1,500–5,000.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Sand Hollow Resort prohibits RVs on lots, including inside garages.","quote":"No RV on lots, including garages.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Before any fine, Utah Code § 57-8a-208 requires a written warning naming the violation and the provision violated, and for a continuing violation a cure period of not less than 48 hours.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours.","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"What the statute adds","facts":[{"fact":"Sand Hollow Resort's 2023 Design Code requires a homeowner to select an Official or Preferred Builder to supervise construction, with a strike system and revocation.","quote":"Sand Hollow Resort's 2023 Design Code requires homeowners to select an Official or Preferred Builder to supervise construction, with a strike system and revocation.","research":"03-content-briefs.html — brief 04, \"Your HOA can't force you to use their contractor\"","docs":[]},{"fact":"Utah Code § 57-8a-212 and § 57-8a-218(22)(c)(iii) each bar an association from restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list.","quote":"both bar restricting a lot owner from hiring a contractor \"solely because the contractor or worker… is not on the association's preferred vendor list\"","research":"03-content-briefs.html — brief 04, \"Your HOA can't force you to use their contractor\"","docs":[]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee exceeding the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Under Utah Code § 57-8a-109(4), a written denial must name each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-231(3)(a) still lets an association require site-plan review, healthy plant maintenance, and its own water-wise design requirements, including restrictions on mulches and on non-water-wise plant material.","quote":"Association MAY still require site-plan review, healthy plant maintenance, and its own water-wise design requirements — including restricting mulches detrimental to operations","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Under Utah Code § 57-8a-217, a board must give lot owners at least 15 days' notice before adopting or amending a rule or design criterion, and the action is disapproved if within 60 days at least 51% of all allocated voting interests vote it down at a special meeting.","quote":"The action is disapproved if within 60 days at least 51% of all allocated voting interests vote to disapprove at a special meeting called for that purpose","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-701 provides that no governing document other than a declaration may prohibit solar, so a rule or design guideline alone cannot ban it, and size or location restrictions must not cut efficiency or raise cost by more than 5%.","quote":"no governing document other than a declaration may prohibit solar — so a rule or design guideline alone cannot ban it, and size/location restrictions must not cut efficiency","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The four statutes that matter to your three pillars\"","docs":[]}]}]},{"slug":"sienna-hills","name":"Sienna Hills","town":"Washington City","url":"https://stgeorgehomeservices.com/hoa/sienna-hills","manager":"Community Association Management (CAM), the Southern Utah arm of HOALiving, for ten of the twelve neighborhood associations; ERA Brokers Consolidated and Paul Properties for the others","groups":[{"heading":"Design review","facts":[{"fact":"The Sienna Hills Design Review Committee runs a 30-day window on both the preliminary and the final submittal.","quote":"Sienna Hills' DRC has a 30-day window on both preliminary and final submittals.","research":"03-content-briefs.html — brief 03, Your HOA denied your project","docs":[]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so whether that 30-day window operates as a deadline or as silence-equals-approval depends on the wording of Sienna Hills' own documents.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(4) requires that a written denial specify each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"(a) each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Landscape rules","facts":[{"fact":"Sienna Hills recommends lawn at no more than 15% of the front yard and no more than 30% of the rear yard.","quote":"Lawn recommended ≤15% front, ≤30% rear.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"The community's landscape rules ask homeowners to minimize colored rock and pea gravel.","quote":"Minimize colored rock and pea gravel.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"White is not allowed on paint or on roofing at Sienna Hills.","quote":"White not allowed on paint or roof.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"Perimeter walls are limited to six feet and retaining walls to four feet.","quote":"Perimeter walls 6 ft, retaining 4 ft.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"Washington City's residential lawn ordinance is nearly identical to St. George's cap of 8% of lot size to a maximum of 1,500 square feet, and it applies to rehabilitated landscaping, not only to new work.","quote":"Nearly identical — and applies to rehabilitated landscaping, not just new","research":"02-washington-county-playbook.html — §3 The city layer","docs":[]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that, except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack (beyond 57-8a-231)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"The Washington County Water Conservancy District's Water Efficiency Standards, October 2023, §2 state that where the standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"The county rebate pays $3 per square foot on the first 1,000 square feet and $2 per square foot after that, for projects completed before June 1, 2027, and requires living grass at the pre-conversion inspection.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The district accepts rock, bark, ungrouted stepping stones and permeable artificial turf as mulch, and requires the converted area to be free of bare soil and impermeable barriers.","quote":"The Conversion is covered by a layer of mulch permeable to air and water, such as rock, bark, ungrouted steppingstones, permeable artificial turf, and/or living groundcovers","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"A rebated conversion carries a conservation easement that continues in perpetuity, is recorded with the Washington County Recorder, and restricts only the converted portion of the property.","quote":"This Easement shall continue in perpetuity ... This Conservation Easement restricts only those portions of your property where you received an incentive.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]}]},{"heading":"Working on your house","facts":[{"fact":"Patio covers at Sienna Hills must match the roof surface, and enclosing a patio cover is prohibited.","quote":"Patio covers must match roof surface; enclosure prohibited.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"Landscape lighting must be low voltage and approved by the DRC.","quote":"Landscape lighting must be low voltage, DRC-approved.","research":"02-washington-county-playbook.html — §2 What the actual CC&Rs say","docs":[]},{"fact":"Utah Code § 57-8a-218(22)(c)(iii) and § 57-8a-212 bar restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list, or lacks a license that is not required by law.","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-content-briefs.html — brief 04, Your HOA can't force you to use their contractor","docs":[]},{"fact":"Construction work hours in Washington County come from association documents rather than city code; no municipal code reviewed in this research contained them.","quote":"Construction work hours from city code. Found in no municipal code reviewed. HOAs do set them (6a–6p, 7a–6p, 7a–5:30p, none Sunday) — cite the CC&R, not the city.","research":"02-washington-county-playbook.html — §7 Do not publish these","docs":[]}]},{"heading":"Structure and management","facts":[{"fact":"The master association is the Sienna Hills Community Association, 1593 Grapevine Crossing Rd, Washington UT 84780, 435-272-3621.","quote":"Master: Sienna Hills Community Association, 1593 Grapevine Crossing Rd, Washington UT 84780, 435-272-3621.","research":"03-hoa-corpus.md — §6.2 Sienna Hills (Washington City) — complete sub-HOA and manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Master dues are $15 per month, included within each neighborhood's own dues.","quote":"Master dues $15, included in each neighborhood's dues.","research":"03-hoa-corpus.md — §6.2 Sienna Hills (Washington City) — complete sub-HOA and manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"There are twelve neighborhood associations: Copperleaf, Sienna Heights, Garden Homes, The Villas, The Casitas, Arroyo, Ladera, Paseos phases 1 to 3, Paseos phase 4, Desert Ravine, Escondido and Sendera.","quote":"Copperleaf ... Sienna Heights ... Garden Homes ... The Villas ... The Casitas ... Arroyo ... Ladera ... Paseos (Ph. 1–3) ... Paseos (Ph. 4) ... Desert Ravine ... Escondido ... Sendera","research":"03-hoa-corpus.md — §6.2 Sienna Hills (Washington City) — complete sub-HOA and manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Community Association Management manages ten of the twelve neighborhoods and can be reached at 435-627-1776; CAM is the Southern Utah arm of HOALiving.","quote":"HOALiving / Community Association Management (CAM) — Southern Utah arm; 435-627-1776 ... Known: 10 of the 12 Sienna Hills sub-HOAs.","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Copperleaf and Ladera are managed by ERA Brokers Consolidated at 435-628-3950, and The Casitas by Paul Properties at 435-674-3444.","quote":"Copperleaf | ERA Brokers Consolidation | 435-628-3950 ... The Casitas | Paul Properties | 435-674-3444 ... Ladera | ERA Brokers Consolidation | 435-628-3950","research":"03-hoa-corpus.md — §6.2 Sienna Hills (Washington City) — complete sub-HOA and manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Published neighborhood dues range from $30 a month at Arroyo to $226 a month at Escondido, so which neighborhood you are in changes the bill substantially.","quote":"Arroyo | CAM | 435-627-1776 | $30 ... Escondido | CAM | 435-627-1776 | $226","research":"03-hoa-corpus.md — §6.2 Sienna Hills (Washington City) — complete sub-HOA and manager map","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"What the statute adds","facts":[{"fact":"Under Utah Code § 57-8a-217, a board must deliver notice to lot owners at least 15 days before the meeting at which it adopts, amends or cancels a rule or design criterion, provide an open forum, and deliver the approved change within 15 days after.","quote":"(2)(a) deliver notice to lot owners at least 15 days before the meeting (2)(b) provide an open forum for owners to be heard before the board acts","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-217(4) provides that a rule or design criterion is disapproved if, within 60 days, at least 51% of all allocated voting interests vote to disapprove it at a special meeting called for that purpose.","quote":"The action is disapproved if within 60 days at least 51% of all allocated voting interests vote to disapprove at a special meeting called for that purpose","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-208 requires a written warning before any fine, stating the violation and the provision violated, with not less than 48 hours to cure a continuing violation, and gives the owner 30 days to request an informal hearing.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Late fees are capped at the greater of 10% of the assessment or $50, with interest up to 1.5% per month, and a fee schedule must be adopted by rule and distributed to every owner before any such fee is imposed.","quote":"greater of 10% of the assessment or $50, plus interest up to 1.5% per month ... A fee schedule must be adopted by rule and distributed to every owner before any such fee is imposed","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Under Utah Code § 57-8a-227(4)(a), an association must comply with a written records request within 10 business days, and § 57-8a-227(5)(b) gives the owner $25 per day beginning the eleventh business day if it does not.","quote":"An association shall comply ... within 10 business days after the day on which the association receives the request.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"If the association has an active website, § 57-8a-227(2)(a)(ii) requires the governing documents, the most recent approved minutes and the most recent budget and financial statement to be posted there free of charge.","quote":"If the association has an active website, the governing documents, most recent approved minutes, and most recent budget/financial statement must be posted there free of charge","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]}]}]},{"slug":"stone-cliff","name":"Stone Cliff","town":"St. George","url":"https://stgeorgehomeservices.com/hoa/stone-cliff","manager":"PMP Management","groups":[{"heading":"Structure and management","facts":[{"fact":"Stone Cliff was established in 1996, is gated, and comprises more than 450 homes and home sites, with the community still in its final development phases.","quote":"Established 1996; gated; \"more than 450 homes and home sites\"; still in final development phases.","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Stone Cliff (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Stone Cliff is governed by the Stone Cliff Owners Association board and managed by PMP.","quote":"Governed by the Stone Cliff Owners Association board, managed by PMP (care@pmpmanage.com, 435-287-3061).","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Stone Cliff (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"PMP Management's St. George office is at 1449 N 1400 W, and its owner portal runs on Vantaca at connect.pmpmanage.com with community sites on pmpwebsites.com.","quote":"PMP Management — 1449 N 1400 W, St. George; care@pmpmanage.com; (435) 287-3061. Portal: connect.pmpmanage.com (Vantaca).","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Stone Cliff's public documents portal is a JavaScript application and is reachable only through a browser.","quote":"public documents portal (JS-only, not machine-readable): https://connect.pmpmanage.com/community/documents/?c=1377","research":"03-hoa-corpus.md — §6.2 Communities with real data obtained, Stone Cliff (St. George)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Getting your own documents","facts":[{"fact":"Under Utah Code § 57-8a-227, an association must comply with a written records request within 10 business days after the day it receives the request.","quote":"An association shall comply ... within 10 business days after the day on which the association receives the request.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"An association owes the owner $25 per day for each day a request for governing documents, minutes, or the budget and financial statement goes unfulfilled, beginning the eleventh business day after the request.","quote":"$25 per day to the owner for each day the request for governing documents / minutes / budget-and-financial-statement remains unfulfilled, beginning the eleventh business day","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"Copy charges may not exceed the actual third-party cost or 10 cents per page and $20 per hour of staff time, and an association may not charge the owner anything for electronic transmission of the documents.","quote":"The association may not charge the unit owner for any costs associated with fulfilling a request for the electronic transmission of the documents.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"If an association has an active website, the governing documents, the most recent approved minutes, and the most recent budget and financial statement must be posted there free of charge.","quote":"If the association has an active website, the governing documents, most recent approved minutes, and most recent budget/financial statement must be posted there free of charge","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"Where the governing documents conflict with the statute, the statute governs.","quote":"Where the governing documents conflict with the statute, the statute governs","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"Recorded declarations, amendments, plats and notices of reinvestment fee covenant are held by the Washington County Recorder at 111 East Tabernacle, St. George, UT 84770, (435) 301-7680.","quote":"Washington County Recorder — recorded declarations, amendments, plats, and notices of reinvestment fee covenant. Recorder/Surveyor, 111 East Tabernacle, St. George, UT 84770, (435) 301-7680.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"The state HOA registry does not hold governing documents; it holds contacts only.","quote":"The state registry does NOT hold governing documents — it holds contacts only.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"PMP delivers resale and escrow document packages through HomeWiseDocs.","quote":"Known: SunRiver St. George, Stone Cliff. Escrow via HomeWiseDocs.","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Design review","facts":[{"fact":"Under Utah Code § 57-8a-109(4), a written denial must name each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee exceeding the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so a review clock exists only where a community's own document creates one.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Under Utah Code § 57-8a-217, a board must give lot owners at least 15 days' notice and an open forum before adopting or amending a rule or design criterion, and any challenge to a procedural failure must be commenced within 18 months.","quote":"Any action challenging a (2) procedural failure must be commenced within 18 months","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Working on your house","facts":[{"fact":"Before any fine, Utah Code § 57-8a-208 requires a written warning naming the violation and the provision violated, and for a continuing violation a cure period of not less than 48 hours; an owner may request an informal hearing within 30 days and appeal by civil action within 180 days.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours.","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-212(4)(n) bars a declaration from imposing a restriction on the interior of a dwelling except as reasonably necessary for the safety of adjacent lots.","quote":"a declaration may not \"impose a restriction on the interior of a dwelling, except as reasonably necessary for the safety of adjacent lots.\"","research":"03-content-briefs.html — brief 02, \"Does my HOA have to approve a bathroom remodel?\"","docs":[]},{"fact":"Utah Code § 57-8a-212 and § 57-8a-218(22)(c)(iii) each bar an association from restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list.","quote":"both bar restricting a lot owner from hiring a contractor \"solely because the contractor or worker… is not on the association's preferred vendor list\"","research":"03-content-briefs.html — brief 04, \"Your HOA can't force you to use their contractor\"","docs":[]},{"fact":"Under the Fair Housing Act an association cannot deny grab bars, ramps, walk-in showers or widened doorways where there is a disability nexus, and it may not require a specific contractor, extra insurance, higher deposits, or medical records; the resident pays.","quote":"HOAs cannot deny grab bars, ramps, walk-in showers or widened doorways where there's a disability nexus. They may not require a specific contractor, extra insurance, higher deposits","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The four statutes that matter to your three pillars\"","docs":[]},{"fact":"Under Utah Code § 57-8a-224 an association is responsible for maintenance, repair and replacement of common areas and a lot owner for the lot, except as otherwise provided in the declaration or the insurance provisions.","quote":"Except as otherwise provided in the declaration or Part 4, Insurance: (a) an association is responsible for the maintenance, repair, and replacement of common areas","research":"03-hoa-corpus.md — §2.5 PUD/townhome parallel — § 57-8a-224","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"An association entering a lot for planned common-area repair must give written notice hand-delivered at least 24 hours ahead; for an emergency repair, notice reasonable under the circumstances.","quote":"reasonable notice = written notice hand-delivered at least 24 hours ahead","research":"03-hoa-corpus.md — §2.5 The practical line for a plumber","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"Utah Code § 57-8a-701 provides that no governing document other than a declaration may prohibit solar, so a rule or design guideline alone cannot ban it, and size or location restrictions must not cut efficiency or raise cost by more than 5%.","quote":"no governing document other than a declaration may prohibit solar — so a rule or design guideline alone cannot ban it, and size/location restrictions must not cut efficiency","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The four statutes that matter to your three pillars\"","docs":[]}]},{"heading":"Landscape rules","facts":[{"fact":"St. George caps residential lawn at 8% of lot size to a maximum of 1,500 square feet and prohibits lawn in park strips and in any landscape area under 8 feet wide.","quote":"St. George caps residential lawn at 8% of lot size, max 1,500 sq ft, and prohibits lawn in park strips and any landscape area under 8 feet wide.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The synthesis nobody has published\"","docs":[]},{"fact":"An HOA in St. George or Washington City cannot lawfully require more lawn than the city permits.","quote":"So an HOA in St. George or Washington City cannot lawfully require more lawn than the city permits.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The synthesis nobody has published\"","docs":[]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"The Washington County Water Conservancy District pays $3 per square foot on the first 1,000 square feet of lawn converted and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]}]},{"heading":"What the statute adds","facts":[{"fact":"Utah Code § 57-8a-218(22)(c)(ii) and § 57-8a-212(4)(o) bar restricting a properly maintained basketball standard on a driveway or property that is both privately owned and maintained and abutting a public street.","quote":"bar restricting a properly maintained basketball standard on a driveway/property that is (A) privately owned and maintained AND (B) abutting a public street","research":"03-hoa-corpus.md — §4.3 What a complete submission looks like","docs":["kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping"]},{"fact":"The Office of the Homeowners' Association Ombudsman may not provide any service that requires interpreting an association's governing documents, including determining whether a provision is reasonable.","quote":"The office may not provide any service that requires interpreting the governing documents of an association of lot owners","research":"03-hoa-corpus.md — §1.2 What it does and does NOT do","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"An advisory opinion from the ombudsman carries a $150 nonrefundable filing fee, must be filed within one year of when the requester knew or should have known of the alleged act, and requires the association's own dispute resolution procedures to be exhausted first.","quote":"Filing fee | $150, nonrefundable | 13-79-104(2)(a)(ii)","research":"03-hoa-corpus.md — §1.3 The advisory-opinion process","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]}]},{"slug":"sunriver","name":"SunRiver St. George","town":"St. George","url":"https://stgeorgehomeservices.com/hoa/sunriver","manager":"PMP Management","groups":[{"heading":"Structure and management","facts":[{"fact":"The association is the SunRiver St. George Community Association.","quote":"Association name | SunRiver St. George Community Association","research":"03-hoa-corpus.md — §6.1 SunRiver St. George — highest-value target, PARTIALLY BLOCKED","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"SunRiver is managed by PMP Management at 1449 N 1400 W, St. George, reachable at care@pmpmanage.com and (435) 287-3061.","quote":"PMP Management — 1449 N 1400 W, St. George; care@pmpmanage.com; (435) 287-3061. Portal: connect.pmpmanage.com (Vantaca).","research":"03-hoa-corpus.md — §6.3 Manager map — expanded","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"SunRiver is age-restricted to 55 and over, with homes built between 1998 and 2019 ranging from 1,008 to 3,184 square feet across more than 20 floor plans.","quote":"Age restriction | 55+ ... Years built | 1998–2019 ... Home sizes | 1,008–3,184 sq ft, 20+ floor plans","research":"03-hoa-corpus.md — §6.1 SunRiver St. George — highest-value target, PARTIALLY BLOCKED","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"SunRiver's published add-ons are $70 per month for the gated Reflections section, $54 per month for optional rear-yard maintenance, and $10 per month for the walking-mower option.","quote":"Reflections (gated) surcharge | +$70/month ... Optional rear-yard maintenance | +$54/month ... Walking-mower option | +$10/month","research":"03-hoa-corpus.md — §6.1 SunRiver St. George — highest-value target, PARTIALLY BLOCKED","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Landscape rules","facts":[{"fact":"SunRiver's dues cover maintenance of all the front yards in the community, plus common areas, the community center, pool, sports courts and amenity maintenance.","quote":"The HOA dues cover maintenance of all the front yards in the community, plus common areas, the community center, pool, sports courts, and all additional amenity maintenance","research":"03-hoa-corpus.md — §6.1 SunRiver St. George — THE SINGLE MOST IMPORTANT OPERATIONAL FACT","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Rear-yard maintenance in SunRiver is not included in base dues; it is an optional add-on at $54 per month.","quote":"Optional rear-yard maintenance | +$54/month | sunriver.com FAQ","research":"03-hoa-corpus.md — §6.1 SunRiver St. George — highest-value target, PARTIALLY BLOCKED","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-218(15)(a) requires an association to adopt rules supporting water-wise landscaping only for areas where the lot owners, not the association, do the landscape maintenance.","quote":"For any area where owners (not the association) do the landscape maintenance, the association shall adopt rules supporting water-wise landscaping","research":"03-hoa-corpus.md — §5.1 The full current statutory stack (beyond 57-8a-231)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-231(2) bars an association from enforcing a governing document that prohibits, or has the effect of prohibiting, a lot owner of a detached dwelling from incorporating water-wise landscaping.","quote":"Association may not enact/enforce a governing document that prohibits, or has the effect of prohibiting, a lot owner of a detached dwelling from incorporating water-wise landscaping","research":"03-hoa-corpus.md — §5.1 The full current statutory stack (beyond 57-8a-231)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that, except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack (beyond 57-8a-231)","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"St. George City caps residential lawn at 8% of lot size with a maximum of 1,500 square feet, and prohibits lawn in park strips, in any area under eight feet wide, and on slopes over 15%.","quote":"Residential lawn cap | 8% of lot, max 1,500 sq ft ... Lawn prohibited | Park strips, any area under 8 ft wide, slopes over 15%","research":"02-washington-county-playbook.html — §3 The city layer","docs":[]},{"fact":"The Washington County Water Conservancy District's Water Efficiency Standards, October 2023, §2 state that where the standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"The district's rebate pays $3 per square foot on the first 1,000 square feet and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The rebate requires living grass at the pre-conversion inspection, and the district states that demolishing a lawn before the approval email arrives voids eligibility.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program — verified mechanics","docs":["wcwcd-incentives"]},{"fact":"A rebated conversion carries a conservation easement that continues in perpetuity and restricts only the converted portion of the property, not the whole lot.","quote":"This Easement shall continue in perpetuity ... This Conservation Easement restricts only those portions of your property where you received an incentive.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement — full terms","docs":["wcwcd-easement-2019"]},{"fact":"The water district invites homeowners whose association compels them to keep grass to email conservation@wcwcd.org, and says associations may still enforce design standards for water-efficient landscape.","quote":"If your homeowners' association (HOA) compels you to have grass, email us at conservation@wcwcd.org.","research":"02-landscape-hardscape-corpus.md — §2.7 Other rebates","docs":["wcwcd-incentives"]}]},{"heading":"Design review","facts":[{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(4) requires that a written denial specify each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"(a) each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so any “if they don't answer in X days it's approved” rule has to come from the community's own declaration or design guidelines.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Under Utah Code § 57-8a-217, a board must deliver notice to lot owners at least 15 days before the meeting at which it adopts, amends or cancels a rule or design criterion, provide an open forum, and deliver the approved change within 15 days after.","quote":"(2)(a) deliver notice to lot owners at least 15 days before the meeting (2)(b) provide an open forum for owners to be heard before the board acts","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-217(4) provides that a rule or design criterion is disapproved if, within 60 days, at least 51% of all allocated voting interests vote to disapprove it at a special meeting called for that purpose.","quote":"The action is disapproved if within 60 days at least 51% of all allocated voting interests vote to disapprove at a special meeting called for that purpose","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Working on your house","facts":[{"fact":"Utah Code § 57-8a-218(22)(c)(iii) and § 57-8a-212 bar restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list, or lacks a license that is not required by law.","quote":"is not on the association's preferred vendor list; or… does not have a professional or occupational license, unless the license is required by law.","research":"03-content-briefs.html — brief 04, Your HOA can't force you to use their contractor","docs":[]},{"fact":"Utah plumbing work does require a state license, so the license exception in that provision does not reach a licensed plumber; the effect is that an association cannot force an owner to use the association's preferred plumber for work inside the owner's own home.","quote":"Utah plumbing work does require a state license, so subparagraph (B) does not let an HOA-hostile board bar a licensed plumber","research":"03-hoa-corpus.md — §2.2 § 57-8-8.1 — Rule limits for condominiums (current)","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026"]},{"fact":"There is no statewide requirement that an association publish its governing documents to the public; the duty runs to members, and the state HOA registry holds contacts, not documents.","quote":"There is no statewide requirement that an HOA publish its governing documents to the public.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"Under Utah Code § 57-8a-227(4)(a), an association must comply with a written records request within 10 business days of receiving it.","quote":"An association shall comply ... within 10 business days after the day on which the association receives the request.","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"If the association misses that deadline, § 57-8a-227(5)(b) provides $25 per day to the owner for each day the request for governing documents, minutes or the budget and financial statement remains unfulfilled, beginning the eleventh business day.","quote":"$25 per day to the owner for each day the request for governing documents / minutes / budget-and-financial-statement remains unfulfilled, beginning the eleventh business day","research":"03-hoa-corpus.md — §4.6 Where a homeowner gets their own CC&Rs","docs":["washco-property-search","washco-recorder-fees"]},{"fact":"Construction work hours in Washington County come from association documents rather than city code; no municipal code reviewed in this research set contained them.","quote":"Construction work hours from city code. Found in no municipal code reviewed. HOAs do set them (6a–6p, 7a–6p, 7a–5:30p, none Sunday) — cite the CC&R, not the city.","research":"02-washington-county-playbook.html — §7 Do not publish these","docs":[]}]}]},{"slug":"ledges-cinder-bluffs","name":"The Ledges: Cinder Bluffs","town":"St. George","url":"https://stgeorgehomeservices.com/hoa/ledges-cinder-bluffs","manager":null,"groups":[{"heading":"Design review","facts":[{"fact":"The Ledges at Cinder Bluffs §3.7 deems a plan approved if the committee fails to act within 30 days.","quote":"The Ledges at Cinder Bluffs (§3.7) deems approval if the ACC fails to act within 30 days.","research":"03-content-briefs.html — brief 03, \"Your HOA denied your project\"","docs":[]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so the §3.7 clock exists only because the Cinder Bluffs document creates it.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"The Ledges Cinder Bluffs mandates a Southwest Contemporary architectural style.","quote":"Style mandated \"Southwest Contemporary.\"","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"The Ledges Cinder Bluffs requires perimeter fencing on golf and rear frontages.","quote":"Perimeter fencing required on golf/rear frontages.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"White Rocks and Cinder Bluffs carry different tree height limits, different construction start times and different solar language, so any claim about The Ledges has to name which document it comes from.","quote":"The Ledges: White Rocks and Cinder Bluffs are different documents with different rules — 20 ft vs 25 ft tree limits, 6am vs 7am construction start, different solar language.","research":"03-content-briefs.html — brief 07, \"Design review calendars, by community\"","docs":[]}]},{"heading":"Landscape rules","facts":[{"fact":"Trees at The Ledges Cinder Bluffs are capped at 25 feet.","quote":"Trees 25 ft.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"The Ledges Cinder Bluffs sets no irrigated-area cap and instead requires compliance with Washington County Water Conservancy District conservation provisions.","quote":"No irrigated-area cap — instead requires compliance with WCWCD conservation provisions.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"The district's Water Efficiency Standards of October 2023 cap single-family lawn at 8% of the lot or 2,500 square feet, whichever is less, and allow up to 600 square feet on lots under 7,500 square feet.","quote":"8% of lot, or 2,500 sq ft, whichever is less","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"The district's Water Efficiency Standards provide that no lawn shall be less than 8 feet in any dimension and prohibit lawn on a slope exceeding 25%.","quote":"No lawn shall be less than 8 feet in any dimension","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"The Water Efficiency Standards provide that where the standards conflict with a municipal ordinance or with the requirements of a common interest community, the regulation giving the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"St. George caps residential lawn at 8% of lot size to a maximum of 1,500 square feet and prohibits lawn in park strips and in any landscape area under 8 feet wide.","quote":"St. George caps residential lawn at 8% of lot size, max 1,500 sq ft, and prohibits lawn in park strips and any landscape area under 8 feet wide.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The synthesis nobody has published\"","docs":[]},{"fact":"In St. George the city's 1,500 square foot lawn cap and 15% slope limit are the governing numbers, because each is the more conservative of the two overlapping rules.","quote":"So in St. George, the 1,500 sq ft cap and the 15% slope limit govern","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]}]},{"heading":"Where the CC&R meets the rebate","facts":[{"fact":"The Washington County Water Conservancy District pays $3 per square foot on the first 1,000 square feet of lawn converted and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The rebate's conservation easement, Exhibit B, requires the converted area to carry 50% living plant and tree cover at maturity and to be free of grass.","quote":"The Conversion has fifty percent (50%) living plant and tree cover at maturity, using water-efficient vegetation. The Conversion is free of grass.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]},{"fact":"The easement requires either no irrigation system or a low-volume drip system with a filter, a pressure regulator, and emitters rated at 20 gallons per hour or less.","quote":"it includes a filter, pressure regulator, and emitters rated at twenty (20) gallons per hour or less.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]},{"fact":"The district credits each tree with 350 square feet of plant cover toward the 50% coverage requirement, and mature size at installation does not matter.","quote":"We estimate mature plant size to determine plant coverage; the size of the plant at installation doesn't matter. As a guideline, we assign trees 350 square feet of plant cover","research":"02-landscape-hardscape-corpus.md — §2.3 The 50% plant coverage rule — how it is actually measured","docs":["uws-program-details"]},{"fact":"A homeowner who removes or kills the lawn before receiving the district's written approval loses the rebate.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The conservation easement granted in exchange for the rebate continues in perpetuity and prohibits irrigated grass, spray irrigation, pools, ponds and water features inside the converted area.","quote":"This Easement shall continue in perpetuity.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]}]},{"heading":"Working on your house","facts":[{"fact":"Construction hours at The Ledges Cinder Bluffs run 7 a.m. to 6 p.m.","quote":"Hours 7a–6p.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Parking violations at The Ledges Cinder Bluffs carry a fine of $100 per day.","quote":"Parking violations $100/day.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Contractors working at The Ledges must carry commercial general liability of $1 million per occurrence and $2 million aggregate.","quote":"The Ledges contractually requires $1M per occurrence / $2M aggregate.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"How HOAs actually buy\"","docs":[]},{"fact":"Construction work hours were found in no municipal code the research reviewed, so hours in Washington County come from the CC&R rather than from the city.","quote":"Construction work hours from city code. Found in no municipal code reviewed. HOAs do set them (6a–6p, 7a–6p, 7a–5:30p, none Sunday) — cite the CC&R, not the city.","research":"02-washington-county-playbook.html — §7 Do not publish these","docs":[]},{"fact":"Before any fine, Utah Code § 57-8a-208 requires a written warning naming the violation and the provision violated, and for a continuing violation a cure period of not less than 48 hours.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours.","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"What the statute adds","facts":[{"fact":"Under Utah Code § 57-8a-109(4), a written denial must name each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-109(2) provides that an association may not charge a plan fee exceeding the actual cost of reviewing and approving the lot plans.","quote":"An association may not charge a plan fee that exceeds the actual cost of reviewing and approving the lot plans.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-218(15)(a) requires an association to adopt rules supporting water-wise landscaping for any area where owners rather than the association do the landscape maintenance.","quote":"the association shall adopt rules supporting water-wise landscaping, including drought low-water-use requirements, design criteria, and limiting plant material to water-wise plant material","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-701 provides that no governing document other than a declaration may prohibit solar, so a rule or design guideline alone cannot ban it, and size or location restrictions must not cut efficiency or raise cost by more than 5%.","quote":"no governing document other than a declaration may prohibit solar — so a rule or design guideline alone cannot ban it, and size/location restrictions must not cut efficiency","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The four statutes that matter to your three pillars\"","docs":[]},{"fact":"Utah Code § 57-8a-212 and § 57-8a-218(22)(c)(iii) each bar an association from restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list.","quote":"both bar restricting a lot owner from hiring a contractor \"solely because the contractor or worker… is not on the association's preferred vendor list\"","research":"03-content-briefs.html — brief 04, \"Your HOA can't force you to use their contractor\"","docs":[]},{"fact":"Under Utah Code § 57-8a-217, a board must give lot owners at least 15 days' notice and an open forum before adopting or amending a rule or design criterion, and the action is disapproved if within 60 days at least 51% of all allocated voting interests vote it down at a special meeting.","quote":"The action is disapproved if within 60 days at least 51% of all allocated voting interests vote to disapprove at a special meeting called for that purpose","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]}]},{"slug":"ledges-white-rocks","name":"The Ledges: White Rocks","town":"St. George","url":"https://stgeorgehomeservices.com/hoa/ledges-white-rocks","manager":null,"groups":[{"heading":"Design review","facts":[{"fact":"Exterior paint at The Ledges White Rocks must be 38% reflectance or less, and a 4-foot test patch is required.","quote":"Paint ≤38% reflectance, 4-ft test patch required.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"The Ledges White Rocks permits tile roofs only.","quote":"Tile roofs only.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"The Ledges White Rocks prohibits chain link, wood, plastic and composite fencing.","quote":"No chain link, wood, plastic or composite fence.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Retaining walls at The Ledges White Rocks are limited to 4 feet.","quote":"Retaining walls 4 ft max.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"White Rocks and Cinder Bluffs carry different tree height limits, different construction start times and different solar language, so any claim about The Ledges has to name which document it comes from.","quote":"The Ledges: White Rocks and Cinder Bluffs are different documents with different rules — 20 ft vs 25 ft tree limits, 6am vs 7am construction start, different solar language.","research":"03-content-briefs.html — brief 07, \"Design review calendars, by community\"","docs":[]},{"fact":"Utah has no statutory deemed-approval provision and no statutory review deadline, so any review clock in a Ledges submittal comes from the community's own document.","quote":"There is no statutory deemed-approval provision and no statutory review deadline in Utah.","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]}]},{"heading":"Landscape rules","facts":[{"fact":"The Ledges White Rocks caps irrigated area at 5,000 square feet.","quote":"Max 5,000 sq ft irrigated.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Trees at The Ledges White Rocks are capped at 20 feet for view protection.","quote":"Trees capped at 20 ft for view protection.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"St. George caps residential lawn at 8% of lot size to a maximum of 1,500 square feet and prohibits lawn in park strips and in any landscape area under 8 feet wide.","quote":"St. George caps residential lawn at 8% of lot size, max 1,500 sq ft, and prohibits lawn in park strips and any landscape area under 8 feet wide.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The synthesis nobody has published\"","docs":[]},{"fact":"An HOA in St. George or Washington City cannot lawfully require more lawn than the city permits.","quote":"So an HOA in St. George or Washington City cannot lawfully require more lawn than the city permits.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The synthesis nobody has published\"","docs":[]},{"fact":"The Washington County Water Conservancy District's Water Efficiency Standards provide that where the standards conflict with a municipal ordinance or with the requirements of a common interest community, the regulation giving the greatest water conservation benefit applies.","quote":"Where these standards conflict with a municipal ordinance or the requirements of a common interest community, the regulation providing the greatest water conservation benefit shall apply.","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"In St. George the city's 1,500 square foot lawn cap and 15% slope limit are the governing numbers, because each is the more conservative of the two overlapping rules.","quote":"So in St. George, the 1,500 sq ft cap and the 15% slope limit govern","research":"02-landscape-hardscape-corpus.md — §4.6 The three overlapping lawn rules — and which one wins","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]}]},{"heading":"Where the CC&R meets the rebate","facts":[{"fact":"The Washington County Water Conservancy District pays $3 per square foot on the first 1,000 square feet of lawn converted and $2 per square foot after that, for projects completed before June 1, 2027.","quote":"$3/sq ft on the first 1,000 sq ft, $2/sq ft thereafter, for projects completed before June 1, 2027; standard rate $2.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The district credits each tree with 350 square feet of plant cover toward the 50% coverage requirement, and mature size at installation does not matter.","quote":"We estimate mature plant size to determine plant coverage; the size of the plant at installation doesn't matter. As a guideline, we assign trees 350 square feet of plant cover","research":"02-landscape-hardscape-corpus.md — §2.3 The 50% plant coverage rule — how it is actually measured","docs":["uws-program-details"]},{"fact":"Existing trees and plants inside the conversion area that survive the work count toward the district's plant cover calculation.","quote":"Existing trees or plants in the lawn area that are sustained after the conversion will be applied to the plant cover calculation.","research":"02-landscape-hardscape-corpus.md — §2.3 The 50% plant coverage rule — how it is actually measured","docs":["uws-program-details"]},{"fact":"Ungrouted pavers and dry-set flagstone are treated as mulch and stay inside the rebated area, while poured concrete and mortared work are subtracted from the incentive calculation.","quote":"patios or walkways using ungrouted pavers or flagstone that allow water and air to pass through can be considered mulch. ... We will subtract these nonpermeable areas from those that meet our conditions when determining your incentive.","research":"02-landscape-hardscape-corpus.md — §5.1 The rebate-relevant hardscape rules","docs":["uws-eligibility","uws-program-details","wcwcd-incentives","conservewater-requirements","wcwcd-easement-2019","wcwcd-urban-heat","wcwcd-efficiency-standards","sg-backflow","utah-hb48-2025","conservewater-rebates"]},{"fact":"A homeowner who removes or kills the lawn before receiving the district's written approval loses the rebate.","quote":"Never demolish your lawn until you get an email stating you've been approved for the program. Doing so will void your eligibility.","research":"02-landscape-hardscape-corpus.md — §2.2 WCWCD Water Efficient Landscape Program, verified mechanics","docs":["wcwcd-incentives"]},{"fact":"The conservation easement granted in exchange for the rebate continues in perpetuity and prohibits irrigated grass, spray irrigation, pools, ponds and water features inside the converted area.","quote":"the installation of irrigated grass, spray irrigation systems, swimming pools, ponds, or other bodies of water, or water features upon or within the Conversion.","research":"02-landscape-hardscape-corpus.md — §2.5 The conservation easement, full terms","docs":["wcwcd-easement-2019"]}]},{"heading":"Working on your house","facts":[{"fact":"Construction hours at The Ledges White Rocks run 6 a.m. to 6 p.m. Monday through Saturday, with no work on Sunday.","quote":"Hours 6a–6p Mon–Sat, none Sunday.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"The Ledges White Rocks imposes fines of $500 per day after 15 days' notice.","quote":"$500/day after 15 days' notice.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Contractors working in The Ledges White Rocks must carry commercial general liability of $1 million per occurrence and $2 million aggregate.","quote":"Contractor CGL $1M/$2M.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Dumpsters at The Ledges White Rocks must sit 15 feet behind the curb.","quote":"Dumpsters 15 ft behind curb.","research":"02-washington-county-playbook.html — §2 The HOA layer, \"What the actual CC&Rs say\"","docs":[]},{"fact":"Construction work hours were found in no municipal code the research reviewed, so hours in Washington County come from the CC&R rather than from the city.","quote":"Construction work hours from city code. Found in no municipal code reviewed. HOAs do set them (6a–6p, 7a–6p, 7a–5:30p, none Sunday) — cite the CC&R, not the city.","research":"02-washington-county-playbook.html — §7 Do not publish these","docs":[]}]},{"heading":"What the statute adds","facts":[{"fact":"Under Utah Code § 57-8a-109(4), a written denial must name each governing document provision the association relied on and the specific aspect of the plan that does not conform to it.","quote":"each governing document provision on which the association relied when denying the plan; and (b) the specific aspect of the proposed plan that does not conform","research":"03-hoa-corpus.md — §4.1 What Utah law requires of an ARC/DRC decision","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Before any fine, Utah Code § 57-8a-208 requires a written warning naming the violation and the provision violated, and for a continuing violation a cure period of not less than 48 hours; an owner may request an informal hearing within 30 days and appeal by civil action within 180 days.","quote":"written warning first, stating the violation, the provision violated, that fines may follow, and for a continuing violation a cure time of not less than 48 hours.","research":"03-hoa-corpus.md — §3.2 Assessments, late fees, liens, foreclosure","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-231(3)(b) provides that except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","quote":"Except where reasonably necessary for erosion control, an association may not require a lot owner to install or keep in place lawn or turf in an area less than eight feet wide.","research":"03-hoa-corpus.md — §5.1 The full current statutory stack","docs":["utah-hb215-2026","usu-waterwise-policy"]},{"fact":"Utah Code § 57-8a-701 provides that no governing document other than a declaration may prohibit solar, so a rule or design guideline alone cannot ban it, and size or location restrictions must not cut efficiency or raise cost by more than 5%.","quote":"no governing document other than a declaration may prohibit solar — so a rule or design guideline alone cannot ban it, and size/location restrictions must not cut efficiency","research":"02-washington-county-playbook.html — §2 The HOA layer, \"The four statutes that matter to your three pillars\"","docs":[]},{"fact":"Under Utah Code § 57-8a-217, a board must give lot owners at least 15 days' notice and an open forum before adopting or amending a rule or design criterion, and the action is disapproved if within 60 days at least 51% of all allocated voting interests vote it down at a special meeting.","quote":"The action is disapproved if within 60 days at least 51% of all allocated voting interests vote to disapprove at a special meeting called for that purpose","research":"03-hoa-corpus.md — §4.2 Rule and design-criteria adoption — the owner's veto","docs":["utah-title57-ch8","utah-title57-ch8a","utah-sb122-2026","kayenta-acc-handbook","kayenta-fees","kayenta-acc","kayenta-landscaping","kayenta-problem-avoidance","coral-canyon-faq","washco-property-search","washco-recorder-fees","utah-hb215-2026","usu-waterwise-policy","utah-dwri-pws","sg-utility-rates","sg-irrigation","hurricane-pi"]},{"fact":"Utah Code § 57-8a-212 and § 57-8a-218(22)(c)(iii) each bar an association from restricting a lot owner from hiring a contractor solely because the contractor is not on the association's preferred vendor list.","quote":"both bar restricting a lot owner from hiring a contractor \"solely because the contractor or worker… is not on the association's preferred vendor list\"","research":"03-content-briefs.html — brief 04, \"Your HOA can't force you to use their contractor\"","docs":[]}]}]}]}