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.
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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
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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.
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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
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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:
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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:
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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.
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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;
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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:
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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.
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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:
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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
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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
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