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Tooele Valley
A Utah Inland Port Project Area
Project Area Plan & Budget
December 5, 2023
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DEFINITIONS
Term
Definitions
Authority
Infrastructure
Bank
“Authority Infrastructure Bank” or “AIB” means the UIPA infrastructure revolving loan fund,
established in Utah Code 63A-3-
402, with the purpose of providing funding, through
infrastructure loans, for infrastructure projects undertaken by a borrower for use within a Project
Area.
Base Taxable
Value
The taxable value of property within any portion of a Project Area, as designated by board
resolution, from which the property tax differential will be collected, as shown upon the
assessment roll last equalized before the year in which UIPA adopts a project area plan for that
area.
Development
Project
A project for the development of land within a Project Area
Effective Date
Date designated in the UIPA board resolution adopting the Project Area Plan on which the Project
Area Plan becomes effective. It is also the beginning date UIPA will be paid Differential generated
from a Project Area.
Project Area
As to land outside the authority jurisdictional land, whether consisting of a single contiguous area
or multiple non-contiguous areas, real property described in a project area plan or draft project
area plan, where the development project set forth in the project area plan or draft project area
plan takes place or is proposed to take place. The authority jurisdictional land (see Utah Code
Ann. sections 11-58-102(2) and 11-58-501(1)) is a separate project area.
Legislative
Body
For unincorporated land, the county commission or council. For land in a municipality, it is the
legislative body of such municipality.
Loan Approval
Committee
Committee consisting of the individuals who are the voting members of the UIPA board.
Project Area
Budget
Multiyear projection of annual or cumulative revenues and expenses and other fiscal matters
pertaining to a Project Area.
Project Area
Plan
Written plan that, after its effective date, guides and controls the development within a Project
Area.
Property
Tax(es)
Includes a privilege tax and each levy on an ad valorem basis on tangible or intangible personal or
real property.
Property Tax
Differential
The difference between the amount of property tax revenues generated each tax year by all
Taxing Entities from a Project Area, using the current assessed value of the property and the
amount of Property Tax revenues that would be generated from that same area using the Base
Taxable Value of the property but excluding an assessing and collecting levy, a judgment levy, and
a levy for a general obligation bond. This is commonly referred to as tax increment.
Taxing Entity
Public entity that levies a Property Tax on property within a Project Area, other than a public
infrastructure district that UIPA creates.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................. 4
LOGISTICS INFRASTRUCTURE & VALUE PROPOSITION ............................................................ 5
Tooele Valley Project Area ................................................................................................................... 5
Importers and Exporters in the Area .................................................................................................... 7
OVERVIEW ................................................................................................................................ 8
Purposes and Intent .............................................................................................................................. 8
Area Boundaries ................................................................................................................................... 8
Legislative Body Consent ...................................................................................................................... 8
Landowner Exclusion ............................................................................................................................ 8
Project Area Budget ............................................................................................................................. 8
Initial Environmental Review ................................................................................................................. 8
Recruitment Strategy ........................................................................................................................... 9
Project Area Performance Indicators ................................................................................................. 10
Conclusion .......................................................................................................................................... 10
Staff Recommendation ....................................................................................................................... 11
REQUIREMENTS ...................................................................................................................... 12
BOARD FINDINGS & DETERMINATION .................................................................................... 13
Public Purpose ..................................................................................................................................... 13
Public Benefit ...................................................................................................................................... 13
Economic Soundness and Feasibility ....................................................................................................14
Promote Statutory Goals and Objectives............................................................................................. 15
APPENDICES ........................................................................................................................... 17
Appendix A: Legal Description of Project Area .................................................................................... 17
Appendix B: Maps & Imagery of the Project Area ................................................................................ 18
Appendix C: Legislative Body Written Consent .................................................................................... 19
Appendix D: Project Area Budget Summary ........................................................................................ 21
Appendix E: Initial Environmental Review ........................................................................................... 22
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EXECUTIVE SUMMARY
The Utah Inland Port Authority (UIPA) was established to facilitate appropriate development of the
Inland Port’s jurisdictional land and other Project Areas within the state of Utah to further the policies
and objectives of the Port outlined in Chapter 58, Title 11 Utah Code Annotated 1953, as amended (UIPA
Act). One mechanism for achieving these purposes is the creation of a Project Area where a
Development Project is proposed to take place (Project Area). A Project Area is created as explained
below under the Requirements section.
In order for a Project Area to be established by UIPA, the legislative body of the county or municipality in
which the Project Area is located must provide written consent. The following public entities passed
formal resolutions requesting the establishment of a UIPA Project Area on the following dates:
● Tooele County passed a resolution on April 11, 2023.
This move aims to tap into the funding, resources and benefits provided by UIPA that will support and
enhance the development of the subject properties. In doing so, the entities expect that development of
the Tooele County Project Area, with the support and participation of UIPA, will not only meet the
business needs of those within the Project Area, but also contribute to the needs of the immediate
community and the region as a whole.
The Tooele County Project Area fits the area’s economic development vision by encouraging the
retention and expansion of existing companies and the recruitment of new companies to create
employment opportunities for residents in the greater Tooele County area. This Project Area enjoys a
very strategic location with proximity to: Interstate 80, Interstate 15, the Salt Lake International Airport,
the Salt Lake International Center, and the Union Pacific Intermodal Yard. As this Project Area develops
out, right-sizing future logistical assets to improve freight movement will leverage new opportunities
throughout the region. Additionally, this Project Area will fit the City’s general plan and the zoning for
this area.
Statute requires the drafting of a Project Area Plan and a public process to adopt the plan. This
document, once adopted, would constitute the plan (Tooele Valley Project Area Plan or Project Area
Plan).
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LOGISTICS INFRASTRUCTURE
& VALUE PROPOSITION
Tooele Valley Project Area
The Tooele Valley Project Area is a proposed development in northern Tooele County. The project area
totals 243 acres and is located within the boundaries of Tooele County. The project area is connected to
Burmester Road and Interstate 80 via Higley Road. It is anticipated that more routes will be constructed
with project area maturity.
SUPPLY AND DEMAND
Tooele County is the seventh largest county in the state, with a population of 72,698 residents according
to the 2020 Census. Between 2010 and 2020, Tooele County grew by 14,480 residents, primarily driven
by net migration. Tooele County’s population is projected to grow from 73,149 on July 1, 2020 to 148,890
in 2060. This figure represents an almost 50% increase to the total population over 40 years.
Tooele County is part of the Greater Salt Lake Region. This 12-county economic region functions largely
as a single consumer market and labor market. Tooele County’s employment is projected to increase
from 23,903 in 2020 to 41,676 in 2060. Leading growth sectors include administrative, support, waste
management, and remediation services, construction, health care and social assistance, and local
government, which account for 52% of employment growth.
Auto retailer Carvana announced in 2021 that it will locate 173 new jobs with a $43.5 million capital
investment in Tooele County. The operation will include an inspection and reconditioning center.
Additionally, Plastic Ingenuity, a packaging manufacturer, also announced in 2021 that it will open a new
operation in Tooele City that includes 96 new jobs and a $90 million capital investment. In 2023, Leitner-
Poma of America, an aerial lift manufacturer, announced 236 new jobs with a $35 million capital
investment. Central States Manufacturing, a company that produces industry-leading metal building
components for residential, commercial, and agricultural projects, also announced plans in 2023 to
establish operations in Tooele City. The $25 million project will create 90 jobs over the next five years. All
told, the county stands to add an additional 600 high paying jobs with a $200 million capital investment.
Tooele County has long been a hub for distribution and manufacturing given its large tracts of available
land and ease of access to national transportation networks. Cabela’s opened a major distribution
center in 2015 bringing 265 full-time jobs and lots of seasonal jobs with a $88 million capital investment.
Walmart opened a distribution center in 2005 that now employs more than 1,000 individuals. The
Department of Defense operates both the Tooele Army Depot and the Dugway Proving Ground with
several thousand employed at both installations.
Recent census data indicates that most of Tooele County’s residents — more than 27,500 of them in
2020 — commute out of the county for work. Only about 9,000 both lived and worked in the county.
RAIL
Tooele County has had a long and storied relationship with the railroad. Beginning with Salt Lake, Sevier
Valley and Pioche Railroad narrow gauge railroad connecting Stockton to the Smelter Yard in 1872 to
the Western Pacific Railroad completing the second transcontinental link in 1907 to eventually Union
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Pacific Railroad acquiring all present-day rail infrastructure in Tooele County with their acquisition of the
Western Pacific Railroad in 1982. Today the Union Pacific Railroad controls ∼95% of the existing rail
infrastructure in Tooele County with the United States Army and the Peterson Industrial Depot
controlling the remaining infrastructure. BNSF Railway does have trackage rights on Union Pacific’s
Shafter Subdivision that parallels the Great Salt Lake.
In Utah, the weight of freight moved by rail has experienced some fluctuation with a significant shift
downward in volume from 2007 to 2012. This is attributed to increased scrutiny around coal as a power
source. Both Class I carriers and several short lines relied heavily on coal for originating carloads in the
state. Volumes have shifted to other business units with coal trending downward in recent years. Freight
moved by rail is projected to remain steady with marginal increases.
Both the Shafter Subdivision and the Lynndyl Subdivision (both owned and operated by Union Pacific)
are restricted mainlines connecting Utah to the ports of Oakland, Los Angeles, and Long Beach. Union
Pacific classifies a restricted mainline as a line with frequent intermodal trains that may carry UPS traffic
as well as other high priority intermodal business. These trains, colloquially referred to as “Z trains” are
becoming an increasingly important part of Union Pacific’s strategy for business growth. A mainline can
also be restricted due to Amtrak utilizing the mainline for revenue passenger service. Amtrak is an
operator on the Shafter Subdivision. BNSF also runs manifest service across the Shafter Subdivision
connecting to their system at Denver and Oakland.
Tooele County has 19 rail-served customers. None are located in the present boundaries of the proposed
project area.
TRUCK
The freight system is the backbone of the economy supporting the production and consumption of goods
throughout the state of Utah. The weight of freight moved by truck grew by 30 percent from 1997
(98,605 thousand tons) to 2017 (128,530 thousand tons). However, this has not been a steady increase.
Between 2007 and 2012 there was a precipitous 32 percent drop followed by a 63 percent surge
between 2012 and 2017. In 2050 the weight moved by truck is projected to increase by 42 percent to
182,999 thousand tons.
Important freight routes include Burmester Road that connects the proposed project area to other area
routes, including Interstate 80 and SR 138.
Truck traffic is driven by the increasing number of warehouse and manufacturing operations choosing to
locate in Tooele County. Major truck users include Walmart, Cabela’s, and Carvana. The majority of
truck traffic originating around the proposed project area and surrounding areas is directly related to
product distribution.
INFRASTRUCTURE: CURRENT STATE
The proposed project area is largely undeveloped. Connectivity to the proposed project area is provided
via Higley Road to Burmester Road. Burmester Road is a paved county road with an interchange at
Interstate 80 and is the primary access road.
Roads will continue to be constructed as the project area matures.
INFRASTRUCTURE: SHORT TERM CONSIDERATIONS (3 - 5 YEARS)
Savage Services has submitted an application to the Surface Transportation Board to establish the
Savage Tooele Railroad Company, which will bring rail service adjacent to the Tooele Valley Project
Area via Union Pacific’s former Warner Branch Line. The Warner Branch Line leaves the Union Pacific’s
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mainline north of Interstate 80 near Burmester and travels southeast through Erda. The original spur
was 15.5 miles. It ended at Warner Station about a mile west of downtown Tooele City. If approved, the
Savage Tooele Railroad Company will rehabilitate approximately the first 7 miles of the spur, ending at
the Lakeview Business Park.
It is anticipated that the interchange at Burmester Road with Interstate 80 will remain sufficient to
handle the increased demand from the growth of the project area. Area roads will most likely require
improvement with the increased demand. UIPA will work closely with Tooele County, UDOT, and
surrounding municipalities to plan for future improvements.
Water wise construction will become increasingly important with the projected growth of the Tooele
Valley. The primary shareholders of water rights in the valley are Rio Tinto Kennecott and the Church of
Jesus Christ of Latter-day Saints (LDS Church). Given the scope of development, it is recommended that
the proposed project area have a strategic plan with regard to water use, which is currently under
development.
INFRASTRUCTURE: LONG TERM CONSIDERATIONS (5+ YEARS)
Collaborate with UDOT and Metropolitan Planning Organizations (MPOs) for strategic, long-term
planning of truck parking and freight in the project area and nearby regions. These studies will guide
targeted resource allocation to drive sustainable freight growth.
Assess current railroad operations and infrastructure, aiming to create future planning around capacity
and efficiency. Continue exploring opportunities to attract new rail users to the project area.
Coordinate with systems of higher education to bring workforce training programs to the area to bring
new opportunities for residents to have meaningful, high wage employment that allows reinvestment
back into local communities and regions.
Importers and Exporters in the Area
Maritime imports for Tooele County that could leverage these project areas total 640 TEU (7,302 Metric
Tons) for the period of September 1, 2022 to September 1, 2023.
Maritime exports for Tooele County that could leverage these project areas total 2 TEU (21.44 Metric
Tons) for the period of September 1, 2022 to September 1, 2023.
Tooele County is an import heavy market with the majority of imports being for support activities for
metal mining, cosmetics, beauty supplies, and perfume retailers, and all other health and personal care
retailers.
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OVERVIEW
Purposes and Intent
By adopting this Project Area Plan and creating the Tooele County Project Area, UIPA will be maximizing
long-term economic benefits to the Project Area, the region, and the State; maximize the creation of
high-quality jobs, and other purposes, policies, and objectives described herein and as outlined in the
Port Authority Act.
Area Boundaries
A legal description of the proposed area boundaries and a map can be found in Appendices A and B.
Legislative Body Consent
Written consent from the Tooele County Council was passed on April 11, 2023, and a copy of the
resolution can be found in Appendix C
.
Landowner Exclusion
Pursuant to UCA 11-58-501,”an owner of land proposed to be included within a project area may request
that the owner's land be excluded from the project area.” A project area exclusion request must be
submitted by the respective landowner in writing to the UIPA board no more than 45 days after their
public meeting under Subsection 11-58-502(1), which states, “the board shall hold at least one public
meeting to consider and discuss a draft project area plan.” Landowners may submit notarized written
requests either in person or via certified mail to Attn: Larry Shepherd, 111 S. Main Street, Ste. 550, Salt
Lake City, UT 84111.
Project Area Budget
UIPA will prepare a yearly budget for each year prior to expending tax differential revenues. A
preliminary summary budget for the project area can be found in Appendix D
.
Initial Environmental Review
For the UIPA Board to adopt a Project Area Plan, an initial environmental review for the project area
must be completed. To ensure that any required environmental studies, documentation, or action is
conducted according to federal, state, and local regulatory standards, the project area site location and
history, scope of work, prior studies, as well as environmental resources located in and adjacent to the
project area will be reviewed to provide recommendations for next steps and/or approval before work,
which could pose environmental impacts, may commence. The environmental review report can be
found in Appendix E
.
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The initial environmental review will consist of a desktop review that considers the following elements as
applicable:
● Environmental Justice
● NEPA Reporting Requirements, if any
● Past and Present Land Uses
● Geotechnical Resources
o Geology and Soils
o Hydrogeology and Hydrology
● Historical and Cultural Resources
o Tribal Lands
● Natural Resources
o Threatened and Endangered Species & Critical Habitats
o Forest Practices
o Prime, Important, Unique, or of Local Importance Farmland
● Water Resources
o Wetlands
o Floodplains
o National Rivers
● Environmental Quality
o Identified Sources of Contamination
o Hazardous Materials
o Waste Generation, Storage, and Disposal
o Above-Ground and Underground Storage Tanks (ASTs and USTs)
● Air Quality
Recruitment Strategy
UIPA will coordinate with Tooele County on the recruitment sourcing strategy and may work in
conjunction with the Governor's Office of Economic Opportunity, EDCUtah and other State and regional
agencies on recruitment opportunities.
Incentives, if awarded, will be offered as post-performance rebates on generated property tax
differential, based on capital investment dollars spent. UIPA will not be tracking wages of jobs created,
but rather will target industries that create high-wage jobs.
UIPA may utilize tax differential on any given parcel in the Project Area. Generally incentive amounts will
not exceed 30% of the revenue generated by any business for more than 25 years. All incentives must be
approved by the UIPA Board in a public meeting, following agreement with Tooele County and land
owners in the Project Area.
No businesses are guaranteed an incentive and the UIPA Board may decline an application at any
time for any reason.
Incentives will generally favor industries such as those listed below:
● Light Industrial
● Manufacturing
● Distribution
● Data Centers
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General guidelines for incentives are for businesses that are creating new growth as follows:
New Capital Investment
% of Tax Differential
$ 25M
10%
$ 50M
20%
$ 100M
30%
Variables that could impact the percent of tax differential awarded include the following:
● Internships
● On-the-Job Training
Project Area Performance Indicators
1. UIPA will monitor and record the economic benefit of the Tooele Valley Project Area and report
this information bi-annually to the UIPA Board and Tooele County. UIPA will work with Tooele
County to determine the right key performance indicators. The following represent likely
performance indicators that UIPA will report on:
2. Number of high paying jobs as defined by state statute (average county wage or higher)
3. Change in county poverty rate
4. Total jobs created
5. Total attrition values
6. Commodity flow by type and value
7. Improvements to road and rail
8. Infrastructure improvements including power, water, sewage, fiber, etc.
9. Improvements to total power output generated inside the project area
10. Capital investment into the project area
11. Targeted recruiting of industries inside the project area
Conclusion
While the Utah Inland Port Authority views this Tooele Valley project area as strategic, we recognize this
sits in proximity to important wetlands. As such, the Port will be vigilant in working with developers to
ensure that this area balances the best available technology to create a development that is harmonious
with its natural environment. As Tooele County has deemed that this site is appropriate for development,
and have zoned the site accordingly, the Port will bring its tools and capabilities to ensure that the
development reaches its optimal potential for targeted growth and environmental balance.
The Port recognizes that its project areas that have adjacency to the Great Salt Lake need particular
attention so as not to destroy any part of the Great Salt Lake’s ecosystem. The Port will not support any
development or rail infrastructure that destroys wetlands on this or adjacent to this site.
The Port will work with the developer to bring quality manufacturing jobs to this area. This Tooele
County site represents a strategic opportunity to create an economic focus area that will allow county
residents to find employment within their community as opposed to traveling to Salt Lake. The Inland
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Port looks forward to working with all stakeholders to create a development that can both protect the
natural environment and foster the creation of high-paying jobs.
Staff Recommendation
The administrative staff of the Utah Inland Port Authority recommends the board create the Tooele Valley
Project Area.
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REQUIREMENTS
The UIPA Act outlines certain steps that must be followed before the Tooele Valley Project Area Plan is
adopted. The requirements are as follows:
Statutory Requirement
A draft of the Project Area Plan must be prepared.
A Project Area Plan shall contain:
(a) Legal description of the boundary of the project area;
(b) The Authority’s purposes and intent with respect to the project area; and
(c) The board's findings and determination that:
(i) there is a need to effectuate a public purpose;
(ii) there is a public benefit to the proposed development project;
(iii) it is economically sound and feasible to adopt and carry out the project area plan; and
(iv) carrying out the project area plan will promote the goals and objectives stated in
Subsection 11-58-203(1).
Adoption of the Project Area Plan is contingent on the UIPA Board receiving written consent to the
land’s inclusion in the project areas from:
● Legislative Body (See Exhibit C)
Source: UCA 11-58-501 Preparation of project area plan -- Required contents of project area plan.
The UIPA Board shall hold at least one public meeting to consider the draft Project Area Plan.
At least 10 days before holding the public meeting, the board shall give notice of the public meeting:
(a) to each Taxing Entity;
(b) to a municipality where the proposed project area is located or any municipality that is
located within one-half mile of the proposed area; and,
(c) on the Utah Public Notice Website.
After public input is received and evaluated and at least one public meeting is held, the UIPA Board
may adopt this Project Area Plan, which such modifications as it considers necessary or
appropriate.
Source: UCA 11-58-502 Public meeting to consider and discuss draft project are plan – Notice – Adoption of plan
In addition, after the Project Area Plan is adopted, its adoption must be property advertised and
notice given to certain governmental entities, along with an accurate map or plat, all as provided
in the UIPA Act.
Source: UCA 11-58-503 Notice of project area plan adoption – Effective date of plan – Time for challenging a project area plan or project
area
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BOARD FINDINGS & DETERMINATION
Pursuant to UIPA Act, the Board makes the following findings and determination:
Public Purpose
“There is a need to effectuate a public purpose.”
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The Utah Inland Port Authority was created to, among other things, “enhance and maximize long-term
economic benefits to the area, the region, and the State, maximize the creation of high-quality jobs,
respect and maintain sensitivity to the unique natural environment, promote and encourage
development, and facilitate the transportation of goods. The UIPA Board has determined and found that
use of its authority under the UIPA Act will develop the Burmester Spur Project Area, assist the local
governments in fulfilling their purposes, and fulfill its public purpose.
The public purpose for the Burmester Spur Project Area is for community development throughout
Tooele County. Utah Code provides the following definition of “Community Development:” development
activities within a community, including the encouragement, promotion, or provision of development.
[Utah Code Ann. § 17C-1-102 (16)]
The creation of the Lakeview Business Park Project Area furthers the attainment of the purposes of Title
17C by addressing the following objectives:
Provision of development that enhances economic and quality of life basis
The labor market in Tooele County added more than 200 jobs in 2022. Its unemployment rate is
comparable with the state average at 2.4%; however, the Kem Gardner Institute estimates that 75% of
the Tooele County labor force leaves the county for work. The average time spent in traffic is nearly 30
minutes each way.
The Tooele Valley Project Area, and its sister project area the Grantsville City Project Area, seek to
attract companies in targeted industries that will provide good jobs for residents of Grantsville City and
Tooele County. By increasing the percentage of Tooele County residents able to work within the county,
this will reduce commute times improving their quality of life. Furthermore, it will reduce retail leakage to
neighboring counties.
Stimulation of associated business and economic activity by the development
The Tooele Valley Project Area recruitment strategy has identified targeted industries which could be
eligible for incentives. These industries will include industrial and manufacturing jobs which are currently
among the highest paying jobs in Tooele County. These jobs will have a multiplying effect throughout the
economy by increasing local expenditures on housing, food, fuel, and other commercial services.
Public Benefit
“There is a public benefit to the proposed Project Area.”
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https://tooeleco.org/wp-content/uploads/2023/02/economic-development-plan-2023.pdf
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Seventy-five percent (75%) of the workers from Tooele County commute outside the County to work. As
a result, job quality and retail leakage, along with the quality of existing retail and restaurant offerings,
are concerns for County residents and officials alike. Tooele County’s economic development strategy
espouses the benefits of business retention, expansion, and attraction strategy that focuses on
collaboration with local and regional partners focused on the County’s growth potential.
Tooele County recognizes that commercial growth is inevitably going to occur in the incorporated cities.
The Tooele Valley Project Area will accelerate the bringing of jobs and property tax revenue to fund
needed county services.
With the adjacency to the Union Pacific main line and inclusion of the Savage Railways spur, this project
area also has the opportunity to maximize rail usage for future businesses.
Economic Soundness and Feasibility
“It is economically sound and feasible to adopt and carry out the Project Area plan.”
UIPA determines and finds that development of the Tooele County Port Project Area, as contemplated
by UIPA, property owners, and the local governments, will be economically sound and feasible. A Project
Area budget summary based on current estimates is included as Appendix D
. Through the investment of
Property Tax Differential, the Project Area will grow faster and in a more coordinated manner than
would be possible otherwise. This will result in long-term financial returns for the Taxing Entities that are
greater than would be achieved if the Project Area is not undertaken. The Project Area has
infrastructure needs in order to optimize the project area and fully utilize rail in the area, and the Project
Area will enable the use of property tax incentives to recruit companies that will provide jobs and make
substantial economic investments in the area. The Project Area will allow for the reinvestment of
Differential in the area.
The Property Tax Differential collected from the Tooele County Port Project Area is 75 percent of the
difference between the Property Tax revenues and the Property Tax revenue that would be generated
from the Base Taxable Value, with the remaining 25 percent flowing through to the Taxing Entities.
Differential collected shall begin on the date specified by board resolution and continue for 25 years and
may be extended for an additional 15 years by the board if it is determined that doing so produces a
significant benefit. The expected trigger date for the tax differential is 2025.
In addition to the Differential and with a positive recommendation from Tooele County, UIPA may
sponsor a Public Infrastructure District (PID) in the Project Area. A PID is a separate taxing entity that
may levy taxes and issue bonds. A PID is formed following consent of property owners and is governed
by a separate board. UIPA will not manage or control the PID, and no liability of the PID will constitute a
liability against UIPA; however, the UIPA board must authorize the issuance of bonds from a PID. PIDs
also require the creation of governing documents, which define the membership and tax rate of the PID.
The purpose of PID-assessed taxes and bonds is to pay for public infrastructure needs in the district,
especially those with a large benefit across the project area. Bonds issued by the district may be
guaranteed and paid back by tax differential revenues. An Authority Infrastructure Bank (AIB) loan for
rail infrastructure needs could also be granted via separate approval by the UIPA board, and such loans
would be repayable from tax differential proceeds.
Projected tax differential received by UIPA for the 25-year term of the Project Area are approximately
$54 million. UIPA will prepare and adopt a formal budget prior to expending tax differential funds, and
current projections are preliminary and expected to change. UIPA may apply the funds collected to
encourage the Project Area as deemed appropriate by UIPA and the participating entities as
contemplated in the Project Area Plan, including but not limited to the cost and maintenance of public
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infrastructure and other improvements located within or benefitting the Project Area. UIPA will contract
with qualified developers and other parties to spend Tax Differential on public infrastructure that
benefits the community. Allowable uses of tax differential include:
● Administrative expenses retained by UIPA of 5 percent
● Infrastructure bank loan repayment
● Repayment of PID bonds used for public infrastructure
● Rail infrastructure and rail crossings
● Other logistics infrastructure
● Affordable housing
● Roads
● Utilities
● Associated costs of public utilities
● Wetlands mitigation
● Business recruitment incentives
UIPA will establish auditing rights with developers to ensure provided funding is used only for allowable
uses and report findings to participating entities. Following the initial planned development and
agreements, UIPA staff will coordinate with participating entities to determine if unencumbered
Differential should be used for additional development or on other public infrastructure. Not less than
every five years, UIPA will review with major Taxing Entities the Differential being remitted to UIPA and
determine if any adjustments to the amount passed through to Taxing Entities or the administration
percentage should be adjusted.
Promote Statutory Goals and Objectives
“Carrying out the Project Area Plan will promote UIPA goals and objectives.”
The Tooele Valley Project Area promotes the following goals and objectives (U.C.A. 11-58-203) to be
considered a UIPA Project Area:
(a) maximize long-term economic benefits to the area, the region, and the state;
(b) maximize the creation of high-quality jobs;
(c) respect and maintain sensitivity to the unique natural environment of areas in proximity to the
authority jurisdictional land and land in other authority project areas;
(d) improve air quality and minimize resource use;
(e) respect existing land use and other agreements and arrangements between property owners
within the authority jurisdictional land and within other authority project areas and applicable
governmental authorities;
(f) promote and encourage development and uses that are compatible with or complement uses in
areas in proximity to the authority jurisdictional land or land in other authority project areas;
(g) take advantage of the authority jurisdictional land's strategic location and other features,
including the proximity to transportation and other infrastructure and facilities, that make the authority
jurisdictional land attractive to:
(I) businesses that engage in regional, national, or international trade; and
(ii) businesses that complement businesses engaged in regional, national, or international
trade;
(h) facilitate the transportation of goods;
(i) coordinate trade-related opportunities to export Utah products nationally and internationally;
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(j) support and promote land uses on the authority jurisdictional land and land in other authority
project areas that generate economic development, including rural economic development;
(k) establish a project of regional significance;
(m) support uses of the authority jurisdictional land for inland port uses, including warehousing, light
manufacturing, and distribution facilities;
(n) facilitate an increase in trade in the region and in global commerce;
(o) promote the development of facilities that help connect local businesses to potential foreign
markets for exporting or that increase foreign direct investment;
(q) encourage the development and use of cost-efficient renewable energy in project areas; and
(r) aggressively pursue world-class businesses that employ cutting-edge technologies to locate
within a project area
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APPENDICES
Appendix A: Legal Description of Project Area
Parcels: 05-054-0-0025, 05-054-0-0010, 05-054-0-0036, 05-054-0-0035, 05-054-0-0034, 05-
054-0-0039
A part of Sections 5,8, Township 2 South, Range 5 West, Salt Lake Base and Meridian, US Survey,
Beginning at a point, said point being N 89° 48' 08" E for a distance of 2,663.68 feet from the Northwest
Quarter of the Northwest Quarter of Section 8, Township 2 South, Range 5 West or POINT OF
BEGINNING; and running thence, N 00° 33' 03.5" W for a distance of 2,645.71 feet to a point on a line,
thence, N 89° 08' 09" W for a distance of 1,322.24 feet to a point on a line, thence, S 89° 31' 57" W for a
distance of 1,343.38 feet to a point on a line, thence, N 0° 00' 24" E for a distance of 1,325.78 feet,
thence, N 89° 35' 05.8" E for a distance of 921.99 feet to a point on a line, thence, S 23° 10' 33.0" E for a
distance of 1436.89 feet to a point on a line, thence, N 89° 46' 31.8" E for a distance of 49.99 feet to a
point on a line, thence, S 23° 11' 20.3" E for a distance of 1437.40 feet to a point on a line, thence, N 89°
47' 24.1" E for a distance of 3.94 feet to a point on a line, thence, S 23° 10' 32.8" E for a distance of
1437.58 feet to a point on a line, thence, S 89° 10' 30.6" W for a distance of 3.78 feet to a point on a line,
thence, S 23° 00' 39.5" E for a distance of 0.57 feet to a point on a line, thence S 89° 49' 30.9" W a
distance of 2631.47 feet to the POINT OF BEGINNING; Containing 242.74 acres more or less.
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Appendix B: Maps & Imagery of the Project Area
19
Appendix C: Legislative Body Written Consent
20
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Appendix D: Project Area Budget Summary
22
Appendix E: Initial Environmental Review
INTRODUCTION
For the Utah Inland Port Authority (UIPA) Board to adopt a Project Area Plan, an initial environmental
review for the Project Area must be completed. This document provides an overview to ensure
compliance with all federal, state, and local requirements related to future opportunities associated with
the development and optimization of the project area. The Utah Inland Port Authority, in conjunction
with development parties and the government stakeholders, will review these environmental
considerations prior to moving forward with development.
PROJECT AREA DESCRIPTION
The Tooele Valley Project Area (Figure 1) is located near Burmester Road and Higley Road north of the
City of Grantsville. The project area comprises approximately 240 acres that consist of several parcels,
most of which contain vacant land or land that has been used for agricultural purposes. The project area
is bounded to the west by Burmester Road, to the south by Higley Road, to the north by a vacant
property, and to the east edge by an old railroad. There is a portion along Higley road that is not part of
the project area that consists of a few homes.
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FIGURE 1: TOOELE VALLEY PROJECT AREA CANDIDATE
ENVIRONMENTAL JUSTICE CONSIDERATIONS
Environmental Justice considerations are key components for federal funding opportunities.
It is important to consider the composition of the affected area, to determine whether minority
populations, low-income populations, or Indian tribes are present and if so whether they may incur
disproportionately high and adverse human health or environmental effects. The Bureau of the Census
(BOC) has data available that can be used to identify the composition of the potentially affected
population.
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Geographic distribution by race, ethnicity, and income, as well as a delineation of tribal lands and
resources, should all be examined.
Public engagement and participation in the decision-making process can help assure meaningful
community representation throughout the process. Opportunities for the public, especially nearby
community members, to provide public comment and voice concerns should be provided.
The Environmental Protection Agency (EPA) has an environmental justice mapping and screening tool
called EJScreen
. It is based on nationally consistent data and an approach that combines environmental
and demographic indicators in maps and reports. The EJScreen community report for Tooele County is
below.
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26
27
28
29
PAST AND PRESENT LAND USES
Public land records—including historical city directories, fire insurance maps, topographic maps, and
aerial imagery—can be accessed online and reviewed to help determine previous ownership and identify
any structures on properties/adjacent properties in the project area, or indications of environmental
contamination.
A visual site inspection should be conducted to observe properties in the project area, any structures on
the properties and adjacent properties to identify indications of environmental contamination that may
have resulted from activities that took place on the site or from activities at neighboring properties.
Past and present landowners, operators, and/or occupants of properties, along with any knowledgeable
local government officials should be interviewed to gather information around past and present land
uses of properties in the project area.
A visual site inspection of the project area was performed by Ensign Engineering on March 28, 2023. The
following observations were made during the visual inspection completed by Ensign Engineering.
The project area has relatively few variances in elevation with minimal slopes. The natural topography of
the project area slopes down from south to north and slopes gradually east and west, with the high point
being in the middle of the site. The slope is minimal across the project area, with the highest slope from
north to south of approximately 0.13 %. The slope from east to west is relatively flat. The high side of the
project area is at the south end and has an elevation of approximately 4,230 feet and the low side is on
the north side with an elevation of approximately 4,220 feet.
Current Land Use
The project area consists of several parcels of primarily vacant land that has been used for livestock
grazing and farming. There are a few homes on the southern portion of the project area along with
farming equipment. There are large sprinklers on much of the vacant land used for irrigating the
farmland.
Four small homes and one abandoned mobile home were observed on the southern portion of the project
area. Some homes appear to be temporarily vacant, while others appear to be regularly occupied and
maintained.
Large farm equipment including tractors, trucks, and diesel vehicles were observed within the project
area. Several old vehicles along with trash are being stored in the project area; however, indications of a
presence of significant oil or other petroleum product contamination was not observed.
Large shipping containers, several sticks of PVC pipe, as well as some concrete pipes were observed
within the project area. Several old buckets and barrels that contained fertilizers and pesticides for
farming were observed in the project area; however, the amounts of fertilizers and pesticides observed
were small and likely would not have wide spread impact on the environmental impacts of the site.
The northwest corner of the project area appears to have a big metal building that could be used as a
shop of some sort, with several vehicles located outside; however, the vehicles appeared to be in
operation rather than in junkyard storage.
Utilities
30
Several utilities were observed on and around the project area. A few large power lines were observed
crossing through the middle of the project area from east to west. A large radio tower was observed on
the northwest corner of the project area. Several wells that are used for irrigation and stock watering
were observed in the project area.
Electrical Transformers and Other Potential PCB Sources
Some older electrical transformers, capacitors, generators, and fluorescent light ballasts may contain
polychlorinated biphenyl (PCB) dielectric fluid. PCB is recognized as a toxic substance by the federal
government under the Toxic Substance Control Act (TSCA). Transformers containing PCBs at a
concentration of 50 parts per million (ppm) or greater may require management as hazardous waste.
Under the TSCA the production of PCB was banned in 1979. Leakage from transformers containing PCBs
onto soil or other permeable surfaces could present an area of environmental concern.
Electrical distribution transformers were not observed within the project area during the visual site
inspection. No indication of PCBs was observed within the project area.
Contamination Indicators
Contamination indicators could include: stressed vegetation (other than weather-related);
spillage/leakage of hazardous materials; stained soil or other permeable surfaces; leachate or waste
seeps; waste materials; disposal areas; construction/demolition debris; drums, barrels, or containers
which presently or could have formerly contained hazardous or suspect materials; unusual odors,
apparent noxious industrial air emissions, or appurtenant structures such as laboratory hoods or
incinerators; and surface water discoloration, odor, sheen, or free floating product.
Indications of potential contamination were not observed within the project area during the visual site
inspection. No indication of contamination near the railway was observed within the project area during
the visual site inspection.
Wastewater/Effluent Discharges
Wastewater/effluent discharge could include existing or former oil-water separators, sumps, dry wells,
catch basins, injection wells, groundwater/wastewater treatment systems, septic tanks, leach fields,
floor drains, compressor blowdown, and exterior pipe discharges.
No sewer lines were observed within the project area. Domestic water for the homes located within the
project area is provided by on-site wells. It is assumed that the existing homes use septic systems near
their homes for sewer. None of these utilities show any signs of environmental concern for the project
area.
The project area is not located close to an existing sewer collection system. Additional development in
the project area will require either septic tanks or on-site wastewater treatment.
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Adjoining Property Reconnaissance
A reconnaissance of adjoining properties was performed by Ensign Engineering at the same time as the
visual site inspection of the project area. Additionally, current aerial imagery from Google Earth was
reviewed. The reconnaissance consisted of observing the surrounding properties from all sides of the
project area.
The project area is surrounded by vacant land, roadways, railway, residential property, and agricultural
properties. The project area is bounded by the following streets, properties, or land uses:
● North: vacant land and Great Salt Lake drainage
● East: railway and vacant land
● South: vacant land, agricultural land, petting zoo
● West: vacant land
● Middle Properties Not part of Project Area: residential/agricultural uses with storage of old
equipment
The reconnaissance of adjoining properties did not reveal apparent indications of environmental
concern or significant potential to impact the project area. The residential area and vacant land do not
have any significant environmental effect on the project area. The property to the south has a petting
zoo with several animals and agricultural operations, but no environmental threats were observed. The
railway to the east of the project area is an inactive railway with potential to be active in the future. The
properties to the north are vacant lands that receive drainage from the Great Salt Lake. The middle
properties house a few residential homes and are mostly used to store old equipment and vehicles.
Significant amounts of trash were observed on these properties and within the project area.
Historical Aerial Photographs
Historical aerial photographs were reviewed to obtain information concerning the history of
development on and near the project area. Although generally flown at medium to high altitudes, aerial
photographs may be useful in visually comparing historic and current conditions. The photographs may
also be helpful in determining whether conditions of apparent environmental concern existed on or near
the project area at the time they were taken.
The date at which the photograph was taken, and observations noted during the review, are summarized
below. Utah UGS Aerial Imagery Collection and Google Earth were used to show the historical imagery
of the site. The following years were reviewed: 1953, 1969, 1971, 1978, 1980, 1985, 1993, 1997, 2011, 2014
and 2018. Copies of the aerial photographs are attached in the appendix.
1943 AERIAL PHOTOGRAPH
In the 1943 aerial photograph, the project area was a parcel of vacant land, and it appears to be
used for agricultural purposes. The railway was existing at this time. The entire area appears to
be vacant land or farm land.
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1953 AERIAL PHOTOGRAPH
In the 1953 aerial photograph, the project area was a parcel of vacant land, and it appears to be
used for agricultural purposes. The entire area appears to be vacant land or farm land.
Residential/Agricultural buildings can be seen on site.
1969 AERIAL PHOTOGRAPH
In the 1969 aerial photograph, the project area was a parcel of vacant land, and it appears to be
used for agricultural purposes. The entire area appears to be vacant land or farm land.
Residential/Agricultural buildings can be seen on site.
1971 AERIAL PHOTOGRAPH
In the 1971 aerial photograph, the project area was a parcel of vacant land, and it appears to be
used for agricultural purposes. The entire area appears to be vacant land or farm land.
Residential/Agricultural buildings can be seen on site. Burmester Road had been laid out for
construction.
1978 AERIAL PHOTOGRAPH
In the 1978 aerial photograph, the project area was a parcel of vacant land, and it appears to be
used for agricultural purposes. The entire area appears to be vacant land or farm land.
Residential/Agricultural buildings can be seen on site. Burmester Road had been constructed
1980 AERIAL PHOTOGRAPH
In the 1980 aerial photograph, the project area was a parcel of vacant land, and it appears to be
used for agricultural purposes. The entire area appears to be vacant land or farm land.
Residential/Agricultural buildings can be seen on site.
1985 AERIAL PHOTOGRAPH
In the 1985 aerial photograph, the project area is shown as a vacant piece of land used for
agriculture. There were no changes from 1980.
1993 AERIAL PHOTOGRAPH
No change from the 1985 image except for construction of a shop in the top North West Parcel of
the project area.
1997 AERIAL PHOTOGRAPH
There were no Changes from the 1993 image.
2011 AERIAL PHOTOGRAPH
There were no major changes from the 1997 image.
2014 AERIAL PHOTOGRAPH
There were no major changes from the 2014 image.
2018 AERIAL PHOTOGRAPH
There were no major changes from 2014 image to project area, other than a change in how the
field was watered.
33
Based on the aerial imagery, it was observed that the project area has always been used for
agricultural purposes with some small residential homes. There is no evidence that any
recognised environmental conditions (RECs) would be located within the project area.
Interview
On March 28, 2023, Ensign Engineering interviewed Dennis Higley within the project area. Dennis
reported that his family has owned their property, located within the project area, for nearly 100 years
and have always used it for agriculture purposes. Dennis reported that he is not aware of any other uses
for the property. Dennis reported that the homes within the project area belong to members of his
family, and they still do most of the farming on the property. Dennis reported that they have a 10,000-
gallon tank to store diesel fuel, but it is located outside of the project area. Dennis reported that this tank
is not registered as an above-ground storage tank (AST) and is used for their farming equipment. Due to
the small size of this tank and its location outside of the project area, it is not considered an
environmental concern to the project area. Based on this evidence, it was concluded that there is no
evidence that the project area has had any other uses besides agriculture for over 100 years.
GEOTECHNICAL RESOURCES
In order to characterize subsurface conditions and provide design parameters needed to proceed with
site development, geotechnical constraints must be identified for the project area.
Potential geotechnical constraints may include:
● anticipated foundation system
● anticipated excavation equipment
● pavement
● anticipated seismic site class
● anticipated frost depth
● bedrock constraints
● blasting anticipated
● groundwater constraints
● dewatering anticipated
● corrosive soils
● karst constraints
● sinkholes
● seismic liquefaction
● settlement monitoring likely required
● fill anticipated on-site
● site usage
Field explorations via soil borings and/or test pits are recommended to determine the geotechnical
constraints for the project area.
GEOLOGY AND SOILS
Geological constraints of a project area that should be considered include:
34
● soil grade,
● soil composition,
● soil permeability and compressibility,
● soil stability,
● soil load-bearing capacity,
● soil corrosivity,
● soil shrink-swell potential,
● soil settlement potential, and
● soil liquefaction potential.
The USDA maintains the Web Soil Survey
(WSS), which provides soil data and information produced by
the National Cooperative Soil Survey. It is operated by the USDA Natural Resources Conservation
Service (NRCS) and provides access to the largest natural resource information system in the world. The
site is updated and maintained online as the single authoritative source of soil survey information.
Figure
2 displays the WSS map for the Tooele Valley Project Area. Map units are defined below.
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FIGURE 2: TOOELE VALLEY PROJECT AREA SOIL SURVEY MAP
Map Unit
Symbol
Map Unit Name Acres in AOI
Percent of
AOI
59
Skumpah silt loam, saline, 0 to 2 percent slopes
118.7
48.8
65
Taylorsflat loam, saline, 0 to 3 percent slopes
124.3
51.1
Total for Area of Interest
243.0
100.0%
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HYDROGEOLOGY AND HYDROLOGY
Groundwater constraints of the project area that should be considered include:
● depth to groundwater,
● groundwater flow direction, and
● contamination migration potential.
The direction of shallow groundwater flow in the vicinity of the project area is towards the north, which
reflects the existing topography and natural drainage.
HISTORICAL AND CULTURAL RESOURCES
The National Register of Historical Places (NRHP) lists cultural resources previously recorded on the
official list of the Nation's historic places worthy of preservation.
Additional previously recorded resources may be on-file at the Utah State Historic Preservation Office
(SHPO). If additional information is needed from the Utah SHPO, a qualified cultural resource
professional will need to be consulted.
The table below lists cultural resources in Tooele County that have been previously recorded on the
official list of the Nation's historic places worthy of preservation.
Property Name State County City Street & Number
Anderson-Clark Farmstead UTAH TOOELE Grantsville 378 W. Clark St.
Benson Mill UTAH TOOELE Mills Junction SW of Mills Junction on UT 138
Black Rock Site UTAH TOOELE Lake Point 2.5 mi. west of jct. UT 202 and I 80
Bonneville Salt Flats Race Track UTAH TOOELE Wendover 3 mi. E of Wendover off U.S. 40
Clegg, Peter, House UTAH TOOELE Tooele 8 South 100 East
Danger Cave UTAH TOOELE Wendover Address Restricted
Davis, David E. House UTAH TOOELE Rush Valley 400 E. UT 199
Erickson, Hilda, House UTAH TOOELE Grantsville 247 W. Main St.
GAPA Launch Site and Blockhouse UTAH TOOELE Knolls NE of Knolls
Grantsville First Ward Meetinghouse UTAH TOOELE Grantsville 297 Clark St.
Grantsville School and Meetinghouse UTAH TOOELE Grantsville 90 N. Cooley Ln.
Iosepa Settlement Cemetery UTAH TOOELE Iosepa Skull Valley
Johnson Hall-Deseret Mercantile Building UTAH TOOELE Grantsville 4 W. Main St.
Johnson, Alex and Mary Alice, House UTAH TOOELE Grantsville 5 W. Main St.
Kirk Hotel, The UTAH TOOELE Tooele 57 West Vine St.
Lawrence Brothers and Company Store UTAH TOOELE Ophir 31 W. Main St.
Lincoln Highway Bridge UTAH TOOELE
In Dog Area on 2nd St. over Government
Creek
Ophir Town Hall UTAH TOOELE Ophir 43 S. Main St.
Reddick Hotel-Ophir LDS Meetinghouse UTAH TOOELE Ophir 2nd bldg. W. of Moore St., S. Side of Main St.
Rich, John T., House UTAH TOOELE Grantsville 275 W. Clark St.
Sharp, John C., House UTAH TOOELE Vernon Off UT 36
Soldier Creek Kilns UTAH TOOELE Stockton Address Restricted
Stockton Jail UTAH TOOELE Stockton Off UT 36
Stockton School UTAH TOOELE Stockton 18 N Johnson St.
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Tooele Carnegie Library UTAH TOOELE Tooele 47 E. Vine St.
Tooele County Courthouse and City Hall UTAH TOOELE Tooele 71 E. Vine St.
Tooele Valley Railroad Complex UTAH TOOELE Tooele 35 N. Broadway
Wendover Air Force Base UTAH TOOELE Wendover S of Wendover off U.S. 40
Wrathall, James and Penninah, House UTAH TOOELE Grantsville 5 N. Center St.
TRIBAL LANDS
The U.S. Domestic Sovereign Nations: Indian Lands of Federally-Recognized Tribes of the United States
map (commonly referred to as Indian lands) identifies tribal lands with the Bureau of Indian Affairs (BIA)
Land Area Representation (LAR).
There are no land-areas of federally recognized tribes located in or near the project area.
NATURAL RESOURCES
The Endangered Species Act (ESA) provides a program for the conservation of threatened and
endangered plants and animals and the habitats in which they are found per 50 CFR 17
.
The lead federal agencies for implementing ESA are:
● U.S. Fish and Wildlife Service (FWS)
○ The FWS maintains a worldwide list of endangered species. Species include birds, insects,
fish, reptiles, mammals, crustaceans, flowers, grasses, and trees
● U.S. National Oceanic and Atmospheric Administration (NOAA) Fisheries Service
The U.S. Fish & Wildlife Information for Planning and Consultation (IPaC) tool
identifies any listed
species, critical habitat, migratory birds, or other natural and biological resources that may be impacted
by a project.
Monarch butterflies are listed as candidate species and may exist in the project area. Critical habitat for
monarch butterflies has not been designated. There are no critical habitats listed in the project area. It is
recommended to determine whether project area is likely to adversely affect threatened and candidate
plant and animal species in the project area.
There are 5 migratory bird species that occur on the US Fish and Wildlife Service (USFWS) Birds of
Conservation Concern (BCC) list or warrant special attention in the project area with breeding seasons
ranging between March 1st and August 31st. These migratory bird species of concern include the
California Gull, Franklin’s Gull, Lesser Yellowlegs, Sage Thrasher, and Willet. It is recommended that
construction activities are completed outside of the BCC breeding season (3/1 - 8/31).
Utah Natural Heritage Program
The Utah Natural Heritage Program (UNHP), an integral part of the Utah Division of Wildlife Resources
and the Utah Department of Natural Resources (UDNR), is the central repository for information on
Utah's native plant and animal species, with a focus on rare and other high-interest species. The UNHP
Online Species Search Report for the Tooele Valley Project area is below.
38
39
40
The Utah Division of Wildlife Resources maintains a Utah Species of Greatest Conservation Need map
that represents Utah's federally and state listed threatened, endangered, and sensitive animal and plant
species occurrences as compiled by the UNHP.
According to this map, the White-faced Ibis is classified in the State of Utah as a Species of Greatest
Conservation Need (SGCN). The Utah Division of Wildlife Resources Utah Species Field Guide
states that
“It is likely that the largest white-faced ibis nesting colony in the world can be found in the marshes
around the Great Salt Lake in Utah.” This field guide also states that “In northern Utah, [White-faced Ibis
populations] generally arrive in early April, most depart by late August, occasionally linger[ing] into
December.”
WATER RESOURCES
The Clean Water Act (CWA) establishes the basic structure for regulating discharges of pollutants into
the waters of the United States and regulating quality standards for surface waters.
The southern edge of the Great Salt Lake is within a mile north of the project area.
Water Wells
According to the Utah Division of Water Rights, there are several water wells located within a one-mile
radius of the project area. Additionally, there are several wells located within the project area that are
used for the existing stock watering and irrigation. Some of the wells are also used for domestic water
purposes for existing homes located within the project area. Some wells located within the project area
are used by Grantsville and Stansbury Park. Some existing well logs for well within the project area show
a static water level of approximately 8 to10 feet below ground surface and a total well depth of
approximately 400 feet.
With the project area being located in near proximity to the Great Salt Lake and with the soil consisting
mostly of clay, it is reasonable to expect shallow groundwater in the project area. Several of the wells
have been abandoned due to the water being very salty and not usable for culinary or irrigation needs.
Some of the other wells are used as monitoring wells for the United States Geological Survey (USGS).
WETLANDS
Section 404 of the Clean Water Act (CWA) establishes a program to regulate the discharge of dredged
or fill material into waters of the United States, including wetlands. Activities in waters of the United
States regulated under this program include fill for development, water resource projects (such as dams
and levees), infrastructure development (such as highways and airports) and mining projects. Section
404 requires a permit before dredged or fill material may be discharged into waters of the United
States, unless the activity is exempt from Section 404 regulation (e.g., certain farming and forestry
activities).
An individual permit may be required if the project poses potentially significant impacts to a nearby
wetland, or if fill from the project area would be discharged into a nearby wetland. Individual permits are
reviewed by the U.S. Army Corps of Engineers, which evaluates applications under a public interest
review, as well as the environmental criteria set forth in the CWA Section 404(b)(1)
Guidelines.
Figure 3 displays national wetlands located in the project area.
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F
IGURE 3: TOOELE VALLEY PROJECT AREA NATIONAL WETLANDS INVENTORY MAP
FLOODPLAINS
Congress established the National Flood Insurance Program (NFIP) with the passage of the National
Flood Insurance Act of 1968. Since the inception of NFIP, additional legislation has been enacted. The
NFIP goes through periodic Congressional reauthorization to renew the NFIP’s statutory authority to
operate.
Flood maps are one tool that communities use to know which areas have the highest risk of flooding.
FEMA maintains and updates data through flood maps and risk assessments
.
FEMA’s National Flood Hazard Layer (NFHL) Viewer is a map tool that identifies flood hazard areas.
42
The flood hazard survey map for the project area is below (Figure 4).
F
IGURE 4: TOOELE VALLEY PROJECT AREA FLOOD HAZARD SURVEY MAP
PREVIOUSLY IDENTIFIED SOURCES OF CONTAMINATION
To determine whether previously identified sources of contamination are present at the project area,
federal, state, and local government records of sites or facilities where there has been a release of
hazardous substances and which are likely to cause or contribute to a release or threatened release of
hazardous substances on the property, including investigation reports for such sites or facilities; Federal,
State, and local government environmental records, obtainable through a Freedom of Information Act
request, of activities likely to cause or contribute to a release or threatened release of hazardous
43
substances on the property, including landfill and other disposal location records, underground storage
tank records, hazardous waste handler and generator records and spill reporting records; and such
other Federal, State, and local government environmental records which report incidents or activities
which are likely to cause or contribute to release or threatened release of hazardous substances on the
property can be reviewed. These data sources include the following regulatory database lists and files,
and the minimum search distances in miles, as well as other documentation (if available and applicable):
● Comprehensive Environmental Response, Compensation, and Liability Information System
(CERCLIS), -.5 mile;
● National Priorities List (NPL), - 1.0 mile;
● Facility Index Listing (FINDS), - subject sites;
● Federal Agency Hazardous Waste Compliance Docket, - 1.0 mile;
● Federal RCRA TSD Facilities List, - 1.0 mile; and
● Federal RCRA Generators List, - Subject sites and adjoining properties.
For additional information regarding previously identified sources of contamination, it is recommended
that property owners complete a Freedom of Information Act request for federal, state, and local
government environmental records.
Environmental Data Resources Review
Environmental Data Resources (EDR) perform a radius review of all federal and state databases to
determine if any sites of interest/concern are located within a minimum of 1 mile of the project area. A
copy of this report is attached.
The review determined that there are no sites located within the search area. The following table gives a
summary of the databases searched and if any sites are located within the search area.
44
DATABASE
SEARCH DISTANCE
(MILES)
TOTAL
PLOTTED
FEDERAL RECORDS
NPL 1.00 0
PROPOSED NPL 1.00 0
NPLE LIENS TP 0
DELISTED NPL 1.00 0
CERCLA-SEMS 0.50 1
FEDERAL FACILITY 0.50 0
CERC-NFRAP 0.50 0
CORRACTS 1.00 0
RCRA-TSDF 0.50 0
RCRA-LQG 0.25 0
RCRA-SQG 0.25 0
RCRA-VSQG 0.25 0
US ENG CONTROLS 0.50 0
US INST CONTROL 0.50 0
LUCIS 0.50 0
ERNS TP 0
STATE/TRIBAL RECORDS
SWF/LF 0.50 0
LUST 0.50 0
LAST 0.50 0
INDIAN LUST 0.50 0
UST 0.25 0
AST 0.25 0
INDIAN UST 0.25 0
FEMA UST 0.25 0
INST CONTROL 0.50 0
VCP 0.50 0
BROWNFIELDS 0.50 0
ADDITIONAL ENVIRONMENTAL RECORDS
US BROWNFIELDS 0.50 0
ODI 0.50 0
RCRA-NONGEN 0.25 0
DOD 1.00 0
FUDS 1.00 0
MINES 0.25 0
NPDES TP 0
MANUFACTURED GAS PLANTS 1.00 0
2020 COR ACTION 0.25 0
ROD 1.00 0
PADS 0.001 0
PRP 0.001 0
US MINES 0.25 0
DOCKET HWC 0.001 0
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ENVIROFACTS
Envirofacts is a single point of access to select U.S. EPA environmental data. This website provides
access to several EPA databases to provide information about environmental activities that may affect
air, water, and land anywhere in the United States.
Envirofacts allows the search of multiple environmental databases for facility information, including
toxic chemical releases, water discharge permit compliance, hazardous waste handling processes,
Superfund status, and air emission estimates.
There are no EPA-Regulated Facilities (Figure 5) located within the project area. Additional facility
information reports regarding toxic chemical releases, water discharge permit compliance, hazardous
waste handling processes, Superfund status, and air emission estimates is publicly available and
accessible on the Envirofacts website
.
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F
IGURE 5: EPA-REGULATED FACILITIES
UTAH ENVIRONMENTAL INTERACTIVE MAP
The Utah Department of Environmental Quality (UDEQ) maintains an Environmental Interactive Map
that contains information about drinking water, water quality, air quality, environmental response and
remediation, waste management and radiation control, and environmental justice.
The information contained in this interactive map has been compiled from the UDEQ database(s) and is
provided as a service to the public. This interactive map is to be used to obtain only a summary of
information regarding sites regulated by UDEQ.
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HAZARDOUS MATERIALS
Information gathered relating to past and present land use as well as previously identified sources of
contamination can be used to evaluate if readily available evidence indicates whether the presence or
likely presence of hazardous materials on or under the property surface exist and attempt to determine
if existing conditions may violate known, applicable environmental regulations.
The range of contaminants considered should be consistent with the scope of the Comprehensive
Environmental Response, Compensation, and Liability Act (CERCLA) and should include petroleum
products. The EPA maintains a List of Lists
, which serves as a consolidated chemical list and includes
chemicals subject to reporting requirements under the Emergency Planning and Community Right-to-
Know Act (EPCRA), also known as Title III of the Superfund Amendments and Reauthorization Act of 1986
(SARA),the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA), and
section 112(r) of the Clean Air Act (CAA).
No hazardous materials were observed within the project area during the visual site inspection. Any oil
used for farming equipment would be
de minimums
and does not present a REC.
WASTE GENERATION, STORAGE, AND DISPOSAL
To determine whether hazardous or non-hazardous waste generation, storage, and disposal activities
currently exist, it is necessary to conduct a visual site inspection of properties, associated facilities,
improvements on real properties, and of immediately adjacent properties. The site inspection should
include an investigation of any chemical use, storage, treatment, and disposal practices on the
properties. Review of Federal, State, and local government environmental records, including landfill and
other disposal location records, may determine whether hazardous or non-hazardous waste generation,
storage, and disposal activities existed previously on the property.
ABOVEGROUND AND UNDERGROUND STORAGE TANKS (ASTS AND USTS)
Aboveground Storage Tanks are typically regulated by local fire departments. Cleanup of petroleum
spills may be handled through Utah State’s Underground Tank Program. Additionally, permitting of
tanks may be required through the State’s air quality program.
AIR QUALITY
The Clean Air Act (CAA) is a federal law that requires the Environmental Protection Agency (EPA) to
establish National Ambient Air Quality Standards (NAAQS) for pollutants that are harmful to public
health and the environment. NAAQS are established for criteria pollutants which include carbon
monoxide (CO), lead (Pb), nitrogen dioxide (NO2), ozone (O3), particle pollution (PM10 and PM2.5), and
sulfur dioxide (SO2). Current Nonattainment Counties for All Criteria Pollutants
are maintained by the
EPA and updated regularly.
Tooele County is currently in serious nonattainment for PM2.5, moderate nonattainment for 8-hour
ozone, and nonattainment for sulfur dioxide.
REFERENCES
Bureau of Indian Affairs (BIA) U.S. Domestic Sovereign Nations: Indian Lands of Federally-Recognized
Tribes of the United States Map.
https://www.bia.gov/sites/default/files/dup/assets/bia/ots/webteam/pdf/idc1-028635.pdf.
Accessed on September 19, 2023.
48
National Park Service (NPS) National Register of Historic Places.
https://www.nps.gov/subjects/nationalregister/database-research.htm
. Accessed September 19,
2023.
U.S. Department of Agriculture (USDA) National Resource Conservation Service (NRCS) Web Soil
Survey. https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx
. Accessed on November
14, 2023.
U.S. Environmental Protection Agency (EPA) EJScreen, EPA's Environmental Justice Screening and
Mapping Tool (Version 2.11). https://ejscreen.epa.gov/mapper/
. Accessed on September 19, 2023.
U.S. Environmental Protection Agency (EPA) Envirofacts, Envirofacts System Data.
https://enviro.epa.gov/
. Accessed on September 19, 2023.
U.S. Environmental Protection Agency (EPA) Green Book, Current Nonattainment Counties for All
Criteria Pollutants. https://www3.epa.gov/airquality/greenbook/ancl.html
. Accessed on September
19, 2023.
U.S. Fish & Wildlife Service (USFWS) Information for Planning and Consultation (IPaC) tool.
https://ipac.ecosphere.fws.gov/
. Accessed on November 14, 2023.
Utah Department of Environmental Quality (UDEQ) Utah Environmental Interactive Map, 1.9.1.
https://enviro.deq.utah.gov/
. Accessed on September 19, 2023.
Utah Division of Wildlife Resources Natural Heritage Program Data Request Form.
https://dwrapps.utah.gov/HeritageDataRequest/
. Accessed on November 14, 2023.
Utah Division of Wildlife Resources Utah Species of Greatest Conservation Need.
https://utahdnr.maps.arcgis.com/apps/webappviewer/index.html?id=f2a182a16a4b45698d9d96b96285
2302. Accessed on November 14, 2023.