HomeMy Public PortalAboutRES-CC-2002-09RESOLUTION 09-2002
A RESOLUTION AMENDING THE CITY OF MOAB GENERAL PLAN
WHEREAS, the General Plan is an official statement of goals and policies for
future growth of the city of Moab, and,
WHEREAS, the General Plan is a tool to minimize land use problems and
facilitate orderly community growth, and,
WHEREAS, the general plan supports the maintenance of the area's natural
integrity and the improvement of quality of life for Moab City residents, and,
WHEREAS, the City of Moab has invited resident participation through noticed
public workshops and public hearings, and,
WHEREAS, the Utah State Code at section 10-9 301 calls for municipalities to
prepare and adopt a comprehensive long-range plan for the use of land within their
junsdiction,
NOW, THEREFORE, BE IT RESOLVED by the Moab Governing Body that
the City of Moab approves the General Plan Amendment as written and presented and
hereby adopts the General Plan as amended for the City of Moab
See Attached General Plan Amendment
PASSED, ADOPTED AND APPROVED by the Governing Body of the City of
Moab in open session this 14th day of May 2002 This resolution shall take effect
immediately upon presentation
A Fl EST
,,i).(Locgoz,,,
a.,
IL_
Rachel Ellison Dave Sakrision
City Recordei Mayor
Resolution $09 2002
welcome to Moab and the Sparash valley
Moab/ Grand County North Corridor Gateway
General elan Ani,gndrtlerit
PrVared bY
Four Comers Planning, Inc.
in association with
Charles Zucker and Gene Moser
Apnl 4, 2001
CITY OF MOAB/ GRAND COUNTY
NORTH CORRIDOR GATEWAY PLAN — A GENERAL PLAN AMENDMENT
Table of Contents
[April4, 20011
Page
I. INTRODUCTION 1
A. Authorization 1
B. Applicability 1
C. Why plan? 2
D. The planning process 2
E. Vision statement 2
II. EXISTING CONDITIONS 3
A. Base economy: hospitality 3
B. The setting 3
C. Physical constraints 6
D. Grand -fathered uses and Signs 6
E. Public facilities and services 7
F. Existing zoning pattern 7
III. GOALS AND OBJECTIVES 8
A. Land use 8
B. Corridor design character and quality 8
C. Public facilities and services 11
D. Communication, coordination and cooperation 11
IV. FUTURE LAND USE PLAN 12
A. Introduction 12
B. "Tourist Commercial' future land use category 12
C. 'Specially Planned Area' future use category 12
V. NEXT STEPS 13
A. Broken 'window panes' 13
B. Entrance features around bridge and S.H. 12W Highway 128 13
C. Non -conforming buildings and signs 13
D. Rezoning of the study area 13
E. Options for slowing traffic and enhancing corridor appeal
F. Pathways 14
G. Site development standards 14
H. Significant current issues 14
I. Public services alternatives 14
J. Gateway task force 14
VI. BIBLIOGRAPHY 14
VII. APPENDICES 15
A. List of citizen participants 15
B. Future Land Use Plan Map 15
CITY OF MOAB/ GRAND COUNTY
NORTH CORRIDOR GATEWAY PLAN
I INTRODUCTION
The natural environment and the character of development along the Highway 191 'North Comdor• entrance
to the City of Moab provide visitors with their first and lasting impressions of the Moab/Grand County
community Therefore the type and style of penndted development is of concem to all citizens This Plan
presents the community vision regarding land use preferences and development design standards related to
streetscape appearance, rather than to specific architectural design
Authority
The Utah Code authonzes sties and counties to plan their communities as provided in Tdle 10 and 17
respectively, of the Utah Code Annotated 1953 as amended and more specifically in
Municipal:6es
Title 10, Chapter 9 Land Use Development and Management Utah Code which was revised in 1991
and became effective on July 1 1992
Counties
Title 17, Chapter 27, Land Use Development and Management Utah Code
Appltcabilrty
The North Comdor Gateway Plan applies to lands along Highway 191 North as shown on the map below
including but not limited to
(1) Lands wrthin 500 feet
of the highway,
(2) Parcels or portions of
parcels with highway
frontage between the
entrance to Arches
National Park and Moab
crty Inds and
(3) The Atlas properties
The Plan shall not be
Interpreted to support
addrhonal development
on lands with slopes in
excess of 30% or on top
of the surrounding
escarpments
City of Moab/ Grand bounty
North Corndor Gateway
Study Area
MOAB/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN April 4, 2001/ PAGE 1
q'kia-
I Introduction
Why Plan?
Land use planning is a means of achieving community goals through citizen participation and rational decision
making consistent with a desired community image It is fiscally responsible to base public and pnvate finance
decisions on land use planning Both public and pnvate investment can yield greater benefits where there is an
orderly reliable program for development The North Comdor Gateway Plan is intended to provide guidance for
investment decisions that must be made by UDOT local service providers and individual landowners
Planning occurs with or without a coordinated, community planning effort All land use decision -making
whether accomplished by individuals or as a community, constitutes 'planning' — these decisions affect
everyone in the community Planning affects people s homes and investments, their peace and enjoyment the
cost of Irving, and overall quality of life With effective, coordinated planning, a community can achieve its
preferred future Without effective coordinated planning, the future of a community is determined solely through
individual decision -making that may seek to achieve personal goals without necessanly considenng community
interests or those of the neighbors
The Planning Process
The North Comdor Gateway Plan was developed based on the results of a comdor planning study
completed through and intensive, two-day public participation process — October 25-26 2000 Consultants
Charles Zucker, en Uri3an Designer from Washington, D C facilitated the project with assistance from Gene
Moser of the Utah Local Govemments Trust and Richard Gnce of Four Comers Planning The Consultants
used urban design processes and public participation to resolving area planning issues The public sessions
were well attended by the City and County officials the general! public, property owners and citizens with
design interests and/oi training Citizen participation records are included as Appendix 'A'
The Daft Plan was initially reviewed in a joint City/County Planning Commission meeting held on December
6, 2000 as a prelude to the public heanng adoption process
t
Comrnuntty Identity and Vrston Staternent
Moab is not just another tounst town — rt is bolls a community and a tounst hub Moab is a people place a
'base camp', and an oasis offenng refuge from the somewhat hostile surrounding environment People come
here pnmanly for what is around rt It has a diversity of people and views, and uniqueness of charactenstics and
scenic features that distinguishes rt from other places linkages between Moab — the 'Hub' — and the
surrounding outdoor opportunities via paths, bike trails, roads, streets and highways are key to the area s
identity
Moab is an uncommon and unknown place that newcomers often feel they have somehow 'discovered' Some
stay and call rt their own, only to later discover that rt is not a place without problems There is a pronounced
imbalance between salaries, housing costs and the cost of living —the needs of service workers often go unmet
The diverse opinions held by Its Citizens make It difficult to establish a common vision for the community Heavy
Wdx traffic through the heart of the City makes it somewhat less fnendly than rt might be to pedestrians
(residents and visitors alike) Some find the built environment to be somewhat stenle and unimaginable — it has
been described as a 'hodge-podge' Others relish the mut of styles for the diversity and self-expression rt
represents
Even so the charactenstics of the gateway comdor that are attractive to the community citizens tend to be
somewhat the same as those that are attractive to visitors This Plan focuses on improving the attractiveness
of the community to support the quality of fife for long-term residents and all aspects of the loot! economy
The following statement summarizes the community vision for the comdor
MOAB/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN Apnl 4, 2001/ PAGE 2
col
I Introduction
MOAB/ GRAND COUNTY NORTH CORRIDOR GATEWAY VISION STATEMENT
As the pnmary gateway to Moab — the community and the resort — the north comdor should
be welcoming and fnendly to pedestnans, bikers, residents, and visitors alike The built
environment should protect and complement Moab's unique character, promote economic
opportunity, demonstrate community pnde and offer a positive first Impression, without
inhibrbng design creativity
II. EXISTING CONDITIONS
Base Economy Hospitality
In the last decade since the closing of many mining operations, the economic base of the City of Moab
and Grand County has gone through a transition from more emphasis on a stnctly resource extractive
based economy to one that now includes a small regional service based economy According to the
Cdy of Moab General Plan and the Grand County General Plan in the last 10 years the local economy
has transforrned Into a tounsm community According to the Moab General Plan
The Crty has become the hub for visitors to stay while they visit the wealth of beautiful scenic
attractions and recreation sites such as Canyonlands and Arches National Park
The Setting
North of the River
The character of lands in the study area north of the rarer is predominantly rural in nature, despite the presence
of a post-industnal site, and a few campgrounds and outfitters North of the Colorado River, a highway traveler
senses the approach to Moab while enjoying long views of Moab and the Spanish Valley, the I aSal Mountains
in the distance, the East and West Portals of the Colorado River and the adjacent escarpments However, rt is
not until one reaches the Colorado Bndge that there is a sense of amval
South of the River
In contrast, a developing tourist and accommodations area charactenze lands south of the river Several new
motels and recreational facilities, including a water slide and a scenic tram, are already present and/or under
construction it seems Gear that vacant areas between new developments veil soon see additional tounst
accommodations, services and facility development
Front Door— The First Impression
The North Corridor Gateway may be accurately described as the 'Front Door' to the Crty of Moab and the
Spanish Valley of Grand County Communities are not unlike individual homeowners in that both generally
seek to put their best forward and to create a positive first impression by malung their front yard and front door
as attractive as possible This is particularly true when the base economy is hospitality
The current condrtion of the North Corridor Gateway offers considerable opportunity for impro ring the first
Impression of our community The quality of the comdor experience is diminished by the presence of a senss
of broken windowpanes — to writinue the analogy to a home and a homeowner The good news is that most of
these problems may be easily repaired
Consider the following observations, some of which apply to areas already included in the City
MOAT/GRAND COUNTY Nog ni CORRIDOR GATEWAY PLAN April 4, 2001/ PAGE 3
GIA11%
II Existing Conditions
A Atlas tailings
Soon after passing the entrance to Arches
National Park residents and visitors alike
are treated to a spectacular escarpment -
framed view of Moab and the Spanish
Valley with the La Sal Mountains in the
distance Unfortunately the view is marred
by the intrusion of the atlas tailings pile As
this area is reclaimed screening of some
sort will be needed Landscaping perhaps
with a picnic area could solve this problem
B Atlas mill site
Next the traveler is treated to a panoramic
view — the oasis of Moab and the Spanish
Valley Again the scene is flawed by the
presence of the Atlas Mill Site another
screening opportunity
C Hill of dirt
Approaching the Colorado River and one of
the Valleys most prominent geologic
features the east portal, we find an RV
Park that is busy planting trees and making
the parks as attractive and desirable as
possible However adjacent to the
highway piles of dirt occupy the foreground
and there is a large sign in the background
Landscaping, perhaps with a picnic area
could solve this problem
D Signage blocking portal
Closer still to the river and the portal
signage looms large partially blocking view
of the portal A lower and somewhat
smaller sign in this location would seem
more appropriate Perhaps, a monument -
style sign built on a base of sandstone
would better frt into the environment At a
minimum signage should not block views of
the area s assets
IC ,
.. al
aia,
•
MOAB/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN April 4, 2001/ PAGE 4
II Existing Conditions
E Colorado nver bndge
The bndge serves as a distinctive focal
point and provides a sense of amval
Opportunities exist to make the bndge more
of a celebration more eye catching This
could be accomplished with landscaping on
either end flags along the badge and/ar
monuments of some sort on each side at
either end of the bndge etc
F Intersection w/S H 128
Amving at the intersection with State
Highway 128, travelers find a stark
intersection — no landscaping no welcome
signs no directions no kiosk nothing A
spot that could be finished to create a
special Sense of place is instead lust
another intersection
G Power lines
Next power Imes assume the prominent
visual perspective and Interrupt view of the
west wall and the west portal Vaned roof
lines on the existing motel help to break up
rts mass Power Imes were recently
relocated at great private expense and may
be Impossible to underground given the
fad that they are high voltage Imes
Nonetheless opportunities for removing
anything that blocks pnncrpal views should
be pursued when possible
H Light tndustnal use
Light industnal uses are best located away
from the front door Abundant land
dedicated to light induslnal use is available
south of Moab along Highway 191 in the
County's HC District While relocation of
this facility is desirable, it may not be
practical Again an opportunity exists for
screening
MOAS/GRAND COUNTY NORTH CORRIDOR GATEWAY PUN Apnl 4, 2001/ PAGE 5
El Existing Conditions
I More power lines 3 dirt
Notice the new motel with unfinished
landscaping — it could also use some
awnings around windows and doors to add
visual distinction Again power lines Gutter
the view Also, notice the sidewalk located
directly adjacent to the highway travel
lanes Except for downtown commercial
areas sidewalks and trails are best
separated from the travel lane by green
space Pedestnans are safer and feel more
comfortable using segregated walkways
J Final approach & un-defined
access
As one makes the final approach to the City
and the pnmary pedestnan area an open
gravel -parting apron is presented on the
left Gravel parking areas without access
control to the door of commercial uses tend
to be among the least attractive of
commercial streetscapes Ingress and
egress should be defined and limited, and a
landscaped stnp (15' wide and 3' high)
should be added parallel to the highway
Physical Constraints
The study area is generally bounded geographically by escarpments and by the physical constraints posed by
the 100-year fioodplain and/or high ground water Growth in the study area is limited by these physical
constraints In addition little opportunity for growth is available to the north past the tailings, due to lack of
private property South of the Colorado River, development of properties along the southwest side of Highway
191 is constrained by the presence of a high groundwater table which is encountered to the rear or along the
west side of these properties
`Grand fathered' Uses and Signs
There are a few light industnal-type uses in the area and some relatively large signs that are inconsistent with
Moab/ Grand County North Comdor Gateway Vision Statement Light industnal uses tend to be incompatible
with residential and tounst accommodations uses, and they are better located south of the City along Highway
191 South where a substantial neighborhood of similar uses has developed Where relocation is impractical
screening may be needed Also, then: are a number of signs along the comdor that partially obscure or
othervnse detract from the area's pnncipal scenic assets — the escarpments, east portal, and long views
Utah state law places seven; limitations on the ability of local governments to phase out non -conforming signs
If a crty or county prevents a billboard company from maintaining, repainng, or restonng a billboard the actions
constitute acquisition by limitecl domain t In other words, the sign owner must be financially compensated for
the loss of the sign
i Utah Code, Tidt 17, §17-27-407(3) and Title 10 §10-9-407(3)
MOAB/GRAND COUNTY NORTH CORRIDOR GATEWAY PUN Apnl 4, 2001/ Page 6
qs��
II Existing Conditions
Public Facfhtzes and Services
Alternative service providers
Public service alternatives available include the City of Moab Grand County and the Grand Water and Sewer
Service Agency The City of Moab provides a full complement of public services including street maintenance
water and sewer services, police protection, parking and traffic control parks and recreation planning and
zoning building inspections, and etc Sales taxes and user fees fund City services
Grand County provides road maintenance limited police protection and traffic control planning and zoning
building inspections and etc Property taxes Impact fees and user fees fund county services
Grand Water and Sewer Service Agenda provides sewer services pursuant to a treatment agreement wrth the
Crty of Moab and water services to lands within rts service area Property taxes and user fees fund the agency
UDOT traffic study
Heavy truck traffic through the condor and the City of Moab is a major impediment to pedestnanism and the
development of a strong retail sales tax base The negative impact of the truck traffic on the local economy
should not be underestimated Communrhes across the country have found that in order to create a surces ful
people -place rt is important to create an environment that is fnendly to pedestnans — the creation of an
environment conducive to pedestnan-related activities is the key to economic success The traffic study should
cons,der any and all feasible alternative solutions (e g , truck by-pass underpass) to this problem as well as
possible disincentives (e g tolls weigh station, restnctrve speeds) If trucks are rerouted around the Cdy d will
be critical for land use along the route to be tightly controlled in order to avoid creating commercial competition
Commercial uses and commercial zoning should be reserved for people places
UDOT highway bid, pending
UDOT is currently soliciting bids for the reconstruction of Highway 191 between the Crty of Moab and the
Colorado River Bodge A two-lane highway would require a 5a-foot nght-ot-way however a four -lane highway
would require 84-foot nght of way This Plan provides an opportunely for the Moab/ Grand County commundy to
influence the type of improvements selected for the highway comdor
Arches visitor's center and access relocation
Arches National Park is vrorkdng on a plan to relocate its visitor's center as park visitation has exceeded
capacity of the present facdrty Along with the relocation of the visitor's center, plans are underway to relocate
the principal access to a location somewhat closer to the City of Moab The new aroogs point may make
alternate transportation between the Crty and the Park more feasible
Existing Zoning Pattern
Current County zoning in the study area is defined according to the Grand County Land Use Code, and includes
• LI Light Industnal applicable to the Atlas Mill and Tailings Site
• HC, Highway Commercial, applicable to the RV Parks north of the Colorado River and properties south
of the Colorado River within 500 feet of the Highway, and
• RG Range and Grazing applicable to fringe areas around the above areas
MOAB/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN Apnl 4, 2001/ PAGE 7
clea
III. Goals and Objectives
• i ,:
•
_ -
•
a
� Ie ,.sw
ncwarc r.
The entire cortidor tooth of the Colorado River Bridge, including 4-lane highuuy with the principal design elements _ a people place
Objectives:
1. Accentuate natural features
a. Open lines of sight_
b. Eliminate visual obstructions to lines of sight.
c. Maintain visual connection with the rim.
d. Promote pleasing night lighting,
e. Protect sensitive lands, inducing escarpments and ridgelines.
2. Create entrance experience and feeling.
a. Slow traffic by lowering speed limits and narrowing the view conidor with
landscaping.
b. Create a positive
gateway experience
by landscaping and
othenwise
enhancing the S.H.
128/ Highway 191
intersection and on
both sides of the
Colorado River
Bridge to create a
distinctive sense of
place and arrival.
c. Provide access to river (e.g. beach by lions park and downstream along north side
of river).
d. Incorporate open spaces in reclaimed taiings area plan.
e. Screen tailings clean up project and direr incompatible uses.
MOMS/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN Aprll 4, 2001/ PAGE
In. Goals and Objectives
3. Enhance alternate transit modes and establish new connections.
a. View Moab a transit hub.
b. Create distinctive multi -use pathways and connections.
c. Ensure safety.
4. Establish a sense of visual coherence.
a. Create a landscape frontage zone through corridor with due consideration to
water conservation — tall native grasses may be used effectively.
b. Include a median that will serve as pedestrian safety zone if the highway is
developed as a four -lane highway.
Two-lane cross -sedan
r Four -lane cross-section with landscaped median
c. Adopt building setback (build -to lines) that promote consistent front building
lines.
d. Establish parking lot location and design criteria that promote corridor
development as a people -place rather than a car -place.
�t
itDni
wiTrim
Design parting along highway Nic• this. Not Ec
e. Subdivide parking lots into smaller elements.
f. Screen incompatible uses.
g. Clean-up clutter and disturbed sites.
h. Work with sign owners to promote conformance.
i. Relocatefunderground power linee.
1r
NOAS/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN April 4, 2001/ PAGE 10
a1•4a
m Goals and Objectives
5 Maintain environmental quality
a Limit impervious surfaces, excavation and disturbance
b Treat street and parking lot runoff
c Protect adjacent wildlife and conservation area
d Protect historic drainage pattems
e Mitigate construction impacts
f Protect water resources, including sources
C. Public Facditnes and Services Goal Provide adequate and affordable public facilities and
services that are compatible with cdy infrastructure
Adequate and affordable public facilities and services are critical to the success of the Plan
The area must be served by central sewer facilities and culinary water The land area available
is simply not sufficient to accommodate individual sewage disposal systems (IUDS" systems
serving an intensive urban land use pattern over the long tens Use of such systems threatens
ground water quality and the delicate ecosystem of the adjacent wetlands and preserve
The County and the special service district cannot provide the same level of public services that
can be provided by the City, which has sales and lodging taxes as an additional funding source
Objectves.
1. Establish uniform infrastructure standards, regardless of jurisdiction
2 Encourage cross or through -access Connections to adjacent areas, when? possible
3 Pantidpate, acutely, in UDOT oomdorrand traffic planning
D. Communication, Coordination and Cooperation Goal Achieve the goals and
objectives of this Plan through communication, coordination and cooperation
r
Considerable cooperation will be needed for the community to reach its goals — cooperation by
and among stakeholders (i e , landowners and interested citizens) and local govemments
Communication is usually the key to understanding, dispute resolution, cooperation, and
coordination Accordingly it is recommended that a noMegislaQve task force — the Gateway
Task Force — be appointed to include landowners, city and county government representatives,
and citizen representatives The Gateway Task Force should meet regularly and take a primary
responsibility for implementation of Um Plan The Task Force could provide regular progress
reports to the City and County Planning and Zoning Commissions during regulariy scheduled
joint Commission meetings
Objectives:
1. Continue joint pluming
2. Create a naNapisietive stakeiwlders group to serve a communications hub
3. Address current issues oolaboratively, including
a. Tangs —removal and reuse,
b. New Arches visitors center and aooess road,
c. UDOT traffic study, and
d. UDOT corridor ptmmig options
NOAD/GRAND COUNTY NORTH ONUUDOR GATEWAY PLAN April 4, 2001/ PAGE 11
a.a
IV. FUTURE LAND USE PLAN
IV. Future Land Use Plan
Introduction
North Comdor Gateway Area's future land use pattern is mtended to preserve the area's distinctively different
established character— north and south of the Colorado River Bridge Open spaces, range lands, low -density
residential, reclamation activities, and minimal services will continue to characterize the area north of the bridge
A tourist hospitality zone, include accommodations and related fadlilies will dominate areas south of the bndge
Thus, the Future Land Use Plan (attached as Appendix -B, is based in large part on histonc land use patterns, with
a view to the future In addition, a suggested Maximum Density of dwellmg units is recommended per given
quantity of land area In all cases, the impact of allowable uses should be relative to that of the maximum
allowable residential density
Implementation of the Plan may be achieved through the use of a two (2) future land use categories, which will
serve as the guide to the creation of new zoning categories
Tourist Commercial (TC) Future Land Use Category
The TC' Future Land Use Category shall be applied to specific areas so designated on the Future Land Use
Plan Permitted UseS in the TC' Future Land Use Category may indude small foot -print, tounst-oriented
oommenaal uses and services such as the following and similar uses motels and hotels, restaurants, sporting
goods stores, bookfcard/gift shops, small grocery stores, gasoline service stations, general merchandise,
museums and galleries, art or photography studios, bakeries, ice cream shops, bed and breakfasts, multi -family
dwellings, home occupations, business and professional offices, and mixed uses as well as customary
accessory uses. Conditional UseS in the TC Category may indude the following and similar uses outfitters
and guides as well as customary accessory uses. Uses on Review in the TC Category may include the
following and similar uses. outdoor recreabonal uses as well ass customary accessory uses Maximum Density
of dwelling units shall not exceed 15 units per acre MaximuneDensdy of all other land uses shall be limited
based on a formula that ensures the intensity of land use on a given site vnll be similar to that of the allowable
residential development
Specially Planned Area (SPA) Future Land Use Citegory
The 'SPA' Future Land Use Category shall be applied to specific areas so designated on the Future Land Use
Plan Pnor to the transformation of Grand County into a hospitality -based economy, lands In this area were
used for mining or mming-related activities. The lands currently contain unsightly tailings piles, an abandoned
mill sde, and other remnants from the mining era These visually prominent areas along the 'mar entry to
Moab and the Spanish Valley are no longer appropriate for mining, industrial activities, or other relatively high
impact uses
Plans are undenvvay to remove the large tailings piles and to cleanup the mill site, however, these reclamation
and ['mediation &divilies am expected to take up to 15-20 years During the deanup period, d will be important
to screen these activities from view along the highway Given the long time frame projected for the cleanup, rt is
impossible to accurately identify future eommumty needs and appropriate land uses for these properties.
Under these dramistances future land use planning is premature Allowable uses shall be designated for the
SPA Category that permit a minimal, interim economic use for the land, and accommodate the anticipated
redamstion and remednation activities More spedfic land uses should be detemmined following site -specific
future land use planning as pert of a General Plan amendment
In the interim, land uses in the TPA' Future Land Use Category may include the following and similar uses
single-family dwellings, home occupations, perks and open space, as well as customary accessory uses
Conddtonal Uses in the SPA Category may indude the fallowing and similar uses reclamation and remediation
activities, outdoor recreational uses, and customary accessory uses. Maximum Density of dwelling units shall
not exceed one (1) dwelling and per fire (5) acmes of land — this density is based on the minimal residential
density permitted in other County districts and on adjacent lands rather than on preferred land use Community
preference, at this Ume, is that the land be restored to a relatively natural state and preserved as open space
Mandatory PUD clustering of all such residential density will be required on time 20 percent of the property that is
least visible from high public use areas
MOAT/GRAND coUTAY NORTH CORRIDOR GATEWAY WAN April 4, 2001/ PAGE 12
- e%
V Next Steps
V. NEXT STEPS
A Broken "window panes"
1 The minor scenic comdor problems identified in Existing Conditions may be repaired
relatively easily It will require local governments and citizens working cooperatively
with individual landowners
2 The City and County may have a financial role to play — perhaps the City and County
could budget a small amount of funds on an annual basis for scenic improvements to
the North Comdor Gateway
B Entrance features around bndge and S H 128f Highway 128
1 Hire a landscape architect to review alternatives and prepare a specific plan to
a Enhance and make the bndge and intersection to make them more interesting,
b Create a distinctive sense of amval and place, and
c Connecting the bridge and the river to landscaped plazas at each end of the
bndge as a part of intersection enhancements
2 UDOT may be able to help pay for part of these improvements Likewise, the Moab
Chamber of Commerce or the Grand County Travel Council may be possible funding
sources Area landowners may also be interesting direct or financial assistance
C Non -conforming buildings and signs It will be important to help owners of non-
conforming uses and signs to understand the adverse effects that these uses have on
surrounding properties and the community in general Owners should be encouraged to
voluntarily take the necessary steps to bnng fon-conforming uses into compliance with this
community plan Utah state law places limitslptions available for local govemment to deal with
non -conforming sign issues R may be necessary in some instances to compensate landowners
who give up non -conforming signs
D Rezoning of the study area
1. SPA, Specially Manned Area District Rezone the LI, Light Industnal area north of
the badge and as shown on the Future Land Use Map to the new zoning category of
SPA, Specially Planned Area
2 TC, Tourist Commercial District Rezone the HC, H hway Commercial area north
iie
and south of the bridge JIM llni_"�rrf that are cu�gzot C.d to the new
zoning category of TC, Tourist Commercial, as shown on the Future Land Use Map
E Options for slowing traffic and enhancing comdor appeal
1 Reduce speed limit Opbons for slowing traffic through the comdor include working
with UDOT to lower the speed limit
2 Boulevard Add a landscaped pedestrian 'safety zone' median to the highway rf it is to
be four -lane highway The addition of median would tend to skive traffic and provide a
safety zone to make it easier for pedestrians and bikers to cross the highway
3 Landscape frontage zone. Use multiple lines of extensive landscaping, between road
and pathway sections, to create a sense of enclosure along the corridor — like entering
into a long room Travel speeds tend to decrease when a road is visually narrowed with
landscaping and/or a median Plant selection for the frontage zone should emphasize
xedscape or low water use plaits The landscaping does not necessanly have to
include trees, although trees may be effective provided sufficient water is available
Alternatives to trees include large, decorative grasses and boulders
HOAR/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN Apr/ 4, 2001/ page 13
olva
V Next Steps
F Pathways. Conned the area to Moab via grade- and honzontally-separated multi -use paths
or trails along both sides of the highway, along the nver, and throughout the study area as
shown on the future land use maps The form or surface finish of the path or trail may change
along the eomdor, or it may remain the same, depending on community preference Frequent
highway crossings, from one side of the highway to the other, should be provided as well as
linkages between trails
G Srte development standards Promote human scale, pedestnan- and bike- fnendly
development
1. Mass and scale Break up mass and scale with vaned roonines, wall offsets at
frequent intervals, and venation in color
2 Setbacks Avoid a suburban feet on the south side of the Colorado River and create a
sense of connectedness by maintaining a undorm front, build -to, building line —150 feet
from centerline on southwest side of highway and 100 feet from centerline on the
northwest side North of the Colorado River, minimum setbacks should increased to
perhaps as high as 200 feet m keeping with the goal of preserving rural character
3. Landscaping Establish landscaping standards for new buildings and parking lots in
order to soften building mass and to make parlung lots more people friendly — more like
'car parks' than parking lots
4 Outdoor lighting. Outdoor lighting should be limited to that necessary for the intended
purpose — no more and no less. All such lighhng should utilize full cut-off fixtures
Lighting that screams and overwhelms the night and the night sky will not be permitted
i Signage Establish sign standards that provide reasonable land use identification and
illumination without blocking views of the landscape or adversely affecting the night sky
H Significant current issues. Current issues with potentially broad -reaching implications
include the UDOT Corridor Improvements Bid Process, the UDOT Traffic Study, Arches
National Park Visitors Center and Access Relocation, and the Arches National Park Water and
Sewer Service Extension City and County officials are encouraged to become actively
involved in these decisions with a view taiaird promoting the community preferences described
in this Plan
I. Public services alternatives City and County officials need to work with the landowners
and G W S S.A. to establish common infrastructure design standards and to ensure adequate
and affordable services and facildkes
J Gateway task force Finally, it is recommended that a non -legislative Gateway Task Force
be appointed to include landowners, city and eouMy govemment representatives, and citizen
representatives The Gateway Task Force should take a lead role and serve as a catalyst for
implementation
VI. BISLIOGRAPHY
A. Planning for Prosperity- Building Successful Communbes in the Sierra Nevada, Sierra
Business Council,1997
B Deakig with Change kr the Connecticut Rrvier Vallar• A Design Manual for Conservation and
Development, Professor Bob O Yaro, December 1990, Massachusetts Department, Uncoln
Institute of Land Policy and the Environmental Law Foundation
C Visions For New American Dream, Anton Clarence Nelessen, APA Planners Press, Chicago,
Illinois and Washington, D C ,1fl3
MOAB/GRAND COUNTY NORTH CORRIDOR GATEWAY PLAN April 4, 2001/ PAGE 14
4 ' • V
VII. APPENDICES
A Crbzen Parbcrpabon Records
VII Appendices
The two-day public participation phase of the planning protect was well attended by community
members and property owner While few persons were able to attend all sessions, participants included
the following
Bill Love Genny Carlson Karla Hancock Nate Knight
Brent Williams Hans Weibel Kathenne Hunter Paul J Moms
Constance Janke J J Wang Kim Schappert Petra Hegger
Corky Brewer Jeff Switch Kyle Bailey Phil Gwenlish
D L Taylor Jeff Whrtney Launn Johnson Rex Tanner
Dale Pierson Jennifer Redding Lillian Makeda Richard B Robertson
Dave Olsen Jerry McNeely Lisa Church Rob Sweeten
Dave Wood Jim Farrell Mackay Edwards Rocky Barresan
Debbie Gilger Jim Webster Marron Delay Rory Tyler
Donna Metzler Joseph McNeal Max Young Roscuy Bonreson
Franklin Seal Judy Carmichael Melissa Miller Russ Van Koch
Gary Carmichael Kola Hunter Michaelene Susanne Mayberry
Crary DevaIle Karen Jones Pendleton Susie Hamngton
Gary Walters Karen Robinson Murry Tyler Virginia Carlson
B Future Land Use Plan Map (attached)
NOAO/GRAND COUNTY NORTH OORRIDOR GATEWAY FLAN April 4,1001/ PAGE 15
1,4
City of Moab/Grand County
North Corridor Gateway Future Land Use Plan
Appendix "B11
Legend: [April 4, 2001 ]
N • Proposed Tnlis S Linkages
Campgrounds
!Novi Arches Aocess
Study Area Soundary
Tourist Commercial (TC) future Land Use District
Specially Planned Area (SPA) Future Lend Use District
R0, Range and Grazing Zone District
my of Moth
• Proposed Arches Visitors' Center
A/ Roads
csnegra►ey by Orend County, Osearaphle InNmlahn Systems
121 East Center toast Mesa, UT 11532
436.259.1313 Veke, or 435.219.2151 fax
Printed by Richard Ones, four Comers Planning Inc Aril te, 2001
DISCLAIMER: This map was argoted pursuant to Utah Coda Annotated 1153, a tiled.
Section 1T•27d02, et aR., for the purpossa set forth therein and to Implement Ih. an, as an
amendment be the General Plan. This map le booed upon Information ►revlded by flood moords-
Neither the City of Moab, Grand County rue Pout Camara ►unntne Ins., assumes any Hannay
for errors, omuelons, variations, paps, or avenges.
Net* of Clertflea0en: 'orbits Land Use Rounded's Include lands within 600 ft.
M Nllhwey R•454N boundaries; oxoapt wham gold boundaries appear
to fellow property, erection, quarter soden, and Ne. Ilnes.