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HomeMy Public PortalAboutORD-CC-2002-04ORDINANCE # 2002-04 AN ORDINANCE AMENDING THE CITY OF MOAB LAND USE CODE IMPLEMENTING THE GATEWAY PLAN BY THE ADOPTION OF THE RC, RESORT COMMERCIAL ZONE DISTRICT WHEREAS, the City of Moab General Plan ("General Plan") was adopted by the Moab City Council on January 8, 2002, with Resolution # 01- 2002, and it serves as the guide to zoning and rezoning decisions; WHEREAS, the Moab City Council approved the Moab/Grand County North Gateway Plan ("Gateway Plan") as an amendment to the General Plan following a public hearing on May 14, 2002 with Resolution #; 09- 2002 WHEREAS, the RC, Resort Commercial District is designed to implement the recommendations of the City of Moab/Grand County Gateway Plan, an amendment to the City of Moab General Plan; WHEREAS, the Gateway Plan was jointly funded pursuant to the INTERLOCAL AGREEMENT FOR THE COORDINATION OF NORTH CORRIDOR PLANNING BY AND BETWEEN: GRAND COUNTY AND THE CITY OF MOAB ("INTERLOCAL AGREEMENT"); WHEREAS, the Interlocal Agreement was established for the purpose of ensuring that the same land uses are allowed and the same development standards apply to all development in the North Corridor, regardless of the jurisdiction in which development occurs and to this end included the following goal: Development of a uniform set of zoning standards, including design standards, to be adopted by both jurisdictions. WHEREAS, the City of Moab Planning Commission reviewed and recommended adoption of this ordinance April 11, 2002; WHEREAS, due notice was given that the Moab City Council ("City Council") would meet to hear and consider this ordinance; and WHEREAS, the City Council has heard and considered all evidence and testimony presented with respect to the amendments and has determined, subsequent to said public hearing that the adoption of this ordinance is in the best interests of the citizens of the City of Moab, Utah. Page 1 CITY OF MOAB ORDINANCE 4. .02-04, RC, RESORT COMMERCIAL ZO NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF MOAB, UTAH, THAT Title 17, Moab Municipal Code is hereby amended by the editorial addition of the RC, Resort Commercial Zone to the list of zones in Chapter 17.15, Establishment of Zones. BE IT FINALLY ORDAINED BY THE MOAB CITY COUNCIL THAT Title 17, Moab Municipal Code is hereby amended by the addition of a new zone district Chapter 17.31, RC, Resort Commercial, to read as follows: Chapter 17.31 RC RESORT COMMERCIAL ZONE 17.31.010 Objectives and characteristics. 17.31.011 Use regulations. 17.31.013 Special Provisions. 17.31.012 Area, width and location requirements. 0 Supplementary regulations. 17.31.010 Objectives and characteristics. The RC, Resort Commercial District is intended site design concepts that implement the Moab/Grand County North Gateway Plan ("Gateway Plan"), an amendment to the City of Moab General Plan. The district is designed to create a positive first impression of the City of Moab and Grand County and to encourage mixed residential and commercial development, including resort guest- and local - oriented commercial uses in an urban setting. In addition to the use and area regulations of this section, development in the RC, Resort Commercial Zone shall be in compliance with all other applicable provisions of this Code. If conflict arises between this Ordinance and other parts of the City Code, the more restrictive shall apply. 17.31.011 Use Regulations A. Permitted uses. The following uses shall be permitted -by - right: 1. Accessory buildings and uses 2. Bed and breakfasts 3. Caretaker or guard residence, accessory 4. Custom personal services 5. Dwelling, duplex 6. Dwelling, multi -family 7. Dwelling, single-family 8. Municipal facilities and services Page 2 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE ,02-04, RC, RESORT COMMERCIAL ZOI, 9. Gasoline service station, subject to the supplementary regulations of §17.31.014B. 10. General retail (indoors) 11. Hotel or motel 12. Office, business or professional 13. Restaurant, general B. Conditional uses. Conditional uses shall be allowed pursuant to §17.09.530. 1. Outfitters and guide services and facilities 2. Outdoor recreational uses, commercial 3. Recreational vehicle/ travel trailer park, subject to the supplementary regulations of §17.31.014C. 17.31.012 Area, width, and location requirements. A. Non-residential development in the RC, Resort Commercial Zone shall be subject to the following standards: 1. Minimum lot area: 10,890 sq. ft. (14 acre) 2. Minimum front and street side setbacks: a. Highway 191 right-of-way: 0 ft. Except for single and two family dwellings which shall be 25 ft. b. All others: 25 ft. 3. Minimum interior side setback: 10 ft. 4. Minimum rear setbacks: 10 ft. 5. Minimum lot width: None 6. Maximum height: a. Principal uses: 35 ft. b. Accessory uses: 16 ft. B. Residential area and bulk standards. Residential development in the RC, Resort Commercial Zone shall be subject to the following standards: 1. Minimum lot area: a. Dwelling, single-family: 9,000 sq. ft. b. Dwelling, duplex: 9,000 sq. ft. c. Dwelling, multi -family: 2,500 sq. ft. 2. Minimum front and street side setbacks: 0 ft. Except for single and two family dwellings which shall be 25 ft. 3. Minimum rear and interior side setbacks: 10 ft. 4. Minimum lot width: a. Single-family and duplex dwellings: 80 ft. 5. Maximum height. Page 3 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE . ,02-04, RC, RESORT COMMERCIAL ZOf a. Principal uses: 24 ft. b. Accessory uses: 16 ft. 17.31.013 Special Provisions. Where the standards of this section are in conflict with other requirements of this Land Use Code, the more restrictive shall apply. A. Building design. All land uses and structures shall: 1. Be placed on a slab -on -grade or perimeter foundation. 2. Have a minimum 24 ft. horizontal wall dimension on at least two (2) non -opposite sides; i.e., other than directly opposite sides of the structure. 3. Utilize indigenous, regional architectural styles and materials for all structures - use of standard corporate image architecture is prohibited. The architectural style of all structures shall be complementary to that of other structures in the area or vicinity. 4. Exhibit a unity of design for buildings within multi - building complexes through the use of similar elements such as rooflines, materials, window arrangement, sign location, and details. 5. Incorporate, within all walls over 100 feet in length, at least four (4) recesses, off -sets, balconies, angular forms and other features within each 100 foot length to provide a visually interesting shape. 6. Utilize medium to darker earth tones and non - reflective materials on all structures, including roofs, to minimize contrast and blend with the surrounding natural landscape without calling undue attention to the development. B. Outdoor Lighting. All new development shall be required to shield the lamp (bulb) from view off site in accordance with Supplementary Regulations of §17.31.014 C. Site design. 1. Locate some or all of the structures on each lot directly adjacent to the front, Highway 191 (east side) or to the "build to" line (west side) as established by the Grand County North Corridor "Build To" Line Location Map unless it can be shown to the Page 4 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE,. ,02-04, RC, RESORT COMMERCIAL ZOI satisfaction of the Planning Commission that building to the front lot line or to the "build to" line is impractical because of topography. Parks and plazas can cover up to 20% of the frontage. 2. Locate most, at least 80%, of required parking on the side or in the rear of each land use or structure. 3. Provide public trails and/or sidewalks along all street frontages and as necessary to implement the trails plan illustrated on the Gateway Plan's Future Land Use Plan. Trails and sidewalks shall be constructed in accordance with the requirements of City standards. [See Gateway Plan for more illustrations.] 4. Each lot shall include meaningful open space intended for use by all occupants of a development. This space may include recreation -oriented areas. In no case shall open space be less than 25% of the total lot area. 5. Minimize new highway access points in accordance with the requirements of a site specific UDOT permit to be obtained for each new use or change in use. a. Provide cross or through -access connections to adjacent areas, where possible D. Parking lots. Design parking areas so as to provide reasonable connectivity between adjacent parking areas on other sites without encouraging through traffic. E. Landscaping. In addition to the supplementary regulations of §17.31.014D. , Landscaping and screening, the following standards shall apply: Page 5 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANC8, J02-04, RC, RESORT COMMERCIAL Zd 1. Landscape parking lot buffer. Maintain a minimum 35- foot depth landscape setting where parking occurs between a building and Highway 191 or its frontage roads. (Note: Parking behind buildings is preferred. Buildings may be built with zero front setbacks.) 2. Break-up large parking areas. Break-up large parking areas into smaller areas with intermittent landscaping and/or buildings. For parking lots over 4000 sq. ft., at least 50 of the interior of the lot shall be landscaped so as to define aisles and limit unbroken rows of parking. End of aisles and corner areas shall be curbed and landscaped. Unbroken parking rows shall not exceed 150 ft. 3. Right-of-way landscaping. Landscaping of all street and highway rights -of -way contiguous to the proposed development site not used for street pavements, curbs, gutters, sidewalks, or driveways shall be required. Within private property, street trees shall be provided as required by §17.31.014D. Any landscape areas in the public right-of-way shall comply with the criteria of the Utah Department of Transportation. F. Signage. All signs shall comply with the requirements this Title provided, however, that notwithstanding provisions to the contrary: 1. Illumination. Freestanding signs and wall signs may be illuminated indirectly or internally. Directional signs shall not be illuminated. Where internal illumination is employed, only the face area of the letters or logos may be illuminated and at least 50 percent of the sign face shall have an opaque background. 2. Window signs. a. Window signs may be internally illuminated with the use of exposed neon lighting; provided, however, that there shall be a maximum of one (1) window sign per use. b. Such sign shall be limited to nine (9) square feet per window panel. c. Sign copy shall be limited to business identification, "open" or "closed", and a graphic symbol, or any combination thereof. In no case shall product signs be allowed. d. Freestanding signs. All free-standing signs shall: Page 6 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE J02.04, RC, RESORT COMMERCIAL ZQ, i. Be monument -style; i.e., mounted on a base (above grade) of wood, brick or stone, which is detached from any building, and built with continuous background surface from the ground up; ii. Be limited to a maximum height of eight (8) ft., a maximum width of 10 ft., and a maximum square footage of 24 sq. ft.; provided, however, where such a sign is not internally illuminated the maximum square footage shall be 40 sq. ft.; iii. Be placed within a landscaped setting containing not less than 120 sq. ft.; iv. Be architecturally integrated with the building by including materials, shapes and/or colors utilized in the building design; and v. Identify the principal land use on site with one (1) such sign per street frontage; e. Wall signs. No part of a wall sign shall extend above a roof line, and all wall signs shall: i. Be architecturally integrated with the building by including materials, shapes and/or colors utilized in the building design; ii. Identify the principal land use on site with one (1) such sign per street frontage; iii. Be limited to 24 sq. ft.; provided, however, where such a sign is not internally illuminated the maximum square footage shall be 40 sq. ft.; iv. Be limited to a maximum height of five (5) ft.; and v. Such signs shall have a maximum width of 10 ft. f. Directional Signs. Direction signs shall be allowable off -site to provide directions to businesses located within 1,000 feet, provided: i. The maximum number for each driveway or street shall be one (1) sign. Page 7 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE'. ,02-04, RC, RESORT COMMERCIAL ZOI, ft. ii. The maximum height shall be three (3) ft. iii. The maximum area shall be four (4) square iv. The maximum area of a business name or logo shall be one (1) sq. ft. v. Where a driveway is shared the maximum area of such sign shall be eight (8) sq. ft. vi. Where a driveway is shared the maximum area of a business name or logo shall be two (2) sq. ft. 17.31.014 Supplementary regulations. Notwithstanding other provisions of this Title to the contrary, the following supplementary regulations shall apply to all development in the RC, Resort Commercial District. A. Outdoor lighting. An outdoor lighting plan shall be submitted with the site/development plan. 1. All outdoor lighting shall be directed down or toward a surface. 2. The light source or bulb for all outdoor lighting shall be shielded from view off -site. 3. No outdoor lighting shall be directed towards any adjacent residential use or public street. B. Gasoline service stations. All gasoline service station pumps shall be setback at least 20 feet from all property lines. C. Recreational vehicle/ travel trailer parks. A recreational vehicle/travel trailer park and incidental facilities shall comply with the standards in this section: 1. RV/travel trailer parks shall be occupied only by persons using travel trailers, truck campers, small cabins without plumbing (traditional KOA-style), and tents for overnight, short duration, or seasonal camping; 2. Each space RV/travel trailer space shall be at least 1200 sq. ft. in area; Page 8 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE . A2.04, RC, RESORT COMMERCIAL ZO( 3. Each cabin or tent space shall be at least 800 sq. ft. in area; 4. Each space shall be at least 30 ft. in width; 5. Each park shall be served by central water and sewer facilities; 6. No space shall be located more than 200 ft. from a water and sewage service building; 7. The City may require landscaping and screening pursuant to the provisions of the City Code; and 8. One (1) tree of a species suitable for the area shall be provided for each two (2) spaces, and shall be located in close proximity to those spaces. (Existing trees on the site may be used to satisfy this requirement.) D. Landscaping and screening 1. Purpose. This section is designed to provide standards for the installation and maintenance of landscaping, walls and screening devices so as to promote the general welfare of the community. This is accomplished by encouraging the creation of an attractive appearance along streets and highways and by screening from view those uses that may be unattractive to the public eye. Landscaping materials, including ground covers, shrubs, and trees further facilitate the control of erosion and the reduction of glare and dust, as well as the visual softening of building masses. Low water use plant materials are preferred, but not required, for required landscaping. Walls and screening devices allow for the separation of incongruous uses and for the buffering of road noise and intensive activities. Landscaping, walls and screening devices together, help to effectuate privacy, logical development, and enhancement of property values. 2. Applicability. This section shall apply to all multi -family and non-residential development, provided that a one- time expansion of the floor area of buildings on a lot or building tract not exceeding twenty-five percent (25%) of the existing floor area shall not be subject to the requirements of this article. 3. General requirements. a. Landscape and site plan. Any proposed building or use shall be shown on a landscape and site plan indicating: Page 9 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCL./02-04, RC, RESORT COMMERCIAL ZOI i.The location of existing and proposed buildings, parking areas, street improvements; ii. locations and general types of landscaped treatment areas -- i.e., lawn areas, low-water use areas, and inorganic areas; iii. proposed plant or inorganic materials to be used in each treatment area; iv. the underground irrigation system to be used in each planted area; and v. walls and screening devices. b. Location of utilities. Proposed utilities shall be located, when possible, so that their installation will not adversely affect vegetation to be retained on a site. c. Installation. Landscaping, underground irrigation systems, walls and screening structures shall be installed in accordance with the approved landscape or screening plan prior to issuance of a final Certificate of Occupancy for the building or use. The Building Official may grant a temporary Certificate of Occupancy during the winter months when installation is impracticable or not feasible. d. Maintenance requirements. i. Landscaped areas shall be reasonably maintained by the owner or the lessee of the property, including pruning, trimming, watering, and other requirements necessary to create an attractive appearance for the development. Lack of maintenance of required landscaping material shall constitute a violation of this Code. ii. Any plant materials not surviving shall be replaced within 30 days of its demise or in the next appropriate season. e. Landscaping standards. All undeveloped areas of the street yard of each lot or tract and the adjacent right-of-way shall be landscaped with trees, shrubs, grasses, ground cover or other organic and inorganic materials that create an attractive appearance in accordance with the requirements of this section. Smooth concrete or asphalt surfaces are not considered landscaping. Page 10 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE . 102-04, RC, RESORT COMMERCIAL Z0( i. Shrubs, trees and grasses. Use of locally appropriate shrubs, trees and grasses or plants with low-water demand characteristics is encouraged, but not required, in all cases in order to minimize the consumption of water. ii. Trees. One tree shall be utilized per 1,000 sq. ft., or fraction thereof (in no case closer than 35 feet apart) of required landscaped area, provided, however, the Planning Commission may waive this requirement where it finds that trees are either impractical due to water supply problems or inappropriate to the natural setting; and, iii. Shrubs, grasses, ground covers, and inorganic materials. Any combination of shrubs, grasses, ground covers, and inorganic materials may be used for the balance of the required landscaping at the developer's discretion. iv. Existing landscaping. To the extent practical, existing significant landscape features shall be preserved and incorporated into the final landscape and site plans. Existing landscaping may be used to meet the requirements of this Land Use Code if it meets the purpose and intent of this article and is included on the approved landscape plan. Such landscaping shall be protected during all phases of site development. v. Minimum plant sizes. The following minimum plant size requirements shall apply in all cases: Plant Type Minimum Size Deciduous Trees - 1-2 inch caliper (measured 1 foot above ground) Evergreen Trees -- 6 feet tall Shrubs -- 5-gallon container size + 24 inches tall Ground Cover -- 1-gallon container with 12 inch spread vi. Irrigation. All required landscaped areas shall include a permanent, underground irrigation system as defined herein to insure the long-term health and growth of the landscape. Where possible, irrigation systems shall utilize untreated, irrigation water instead of treated water. Irrigation system design shall take into consideration the xeriscape characteristics of plant materials used. vii. Screening standards. Where screening standards are required by this Code, the following screening standards shall apply: Page 11 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE 102-04, RC, RESORT COMMERCIAL ZO viii. Screening materials. Screening may be accomplished by the use of plants, earth berms, walls or fences, or trees and shrubs in combination as necessary to produce an effective screening from view off -site of the use or facility requiring screening within a reasonable time period. ix. Height of screening devices. The height of screening devices shall be measured from the highest finished adjacent grade of the element to be screened. x. Screening plant list. Plants used to satisfy any required screening standards shall be limited plants with a mature height of between 6 and 15 feet and foliage. For reference to appropriate plants and trees see the publication "Urban & Community Forest: A Guide for interior Western United States", Department of Agriculture, 1990. xi. Parking areas. The perimeter of all parking areas shall be screened to a minimum height of three (3) feet above the highest finished grade of the parking area. The minimum width of the landscaped street buffer from the street line to the parking area shall be 15 feet. xii. Outdoor storage areas. All outdoor storage areas for materials, trash, mechanical equipment, vehicles, or other similar items shall be screened from street view by a minimum six (6) foot high screening device. Such screening device shall consist either of plant material or a wall constructed of or finished with materials to match the main building of the site. BE IT FINALLY ORDAINED that Title 17, Moab Municipal Code is hereby amended by the addition of a subsection 17.03.050, Commentary, to read as follows: Chapter 17.03 TITLE, INTERPRETATION AND PURPOSE 17.03.010 Title, intent and purpose. 17.03.020 Applicability. 17.03.030 Declaration. 17.03.040 Interpretation. 17.03.050 Commentary. 17.03.050 Commentary. Whenever a provision of this Ordinance requires additional explanation to clarify its intent, a "Commentary" is included. They have no regulatory effect, but rather Page 12 of 13 Ordinance #2002-04 CITY OF MOAB ORDINANCE`',. J02-04, RC, RESORT COMMERCIAL Z0( are intended solely as a guide for administrative officials and the public to use in understanding and interpreting the Ordinance. PASSED, ADOPTED AND APPROVED by the Governing Body of the City of Moab in open session this 9TH day of JULY, 2002. This shall take effect immediately upon passage. ATTEST: Rachel Ellison, Cit Recorder Mayor Davi. L. Sakrison Page 13 of 13 Ordinance #2002-04