HomeMy Public PortalAboutORD-CC-2012-070 o
ORDINANCE #2012-07
AN ORDINANCE TO AMEND TITLE 17.80.050 OF THE MOAB LAND USE CODE, BY
AMENDING A PORTION OF THE SUPPLEMENTARY REGULATIONS FOR LARGE SCALE
RETAIL DEVELOPMENTS OVER THIRTY THOUSAND SQUARE FEET, FOR PARKING AND
LANDSCAPING
WHEREAS, the City of Moab ("City "adopted Chapter 17, Zoning, of the Moab Municipal Code
("Code") in an effort to promote the health, safety, convenience, order, prosperity, and general
welfare of the present and future inhabitants of the city by guiding development within the City of
Moab in accordance with the General Plan; and
WHEREAS, the City of Moab ("City') adopted Chapter 17.80, Supplementary Regulations for
Large Scale Retail Developments Over Thirty Thousand Square Feet, to guide the construction of
large scale retail development within the City of Moab; and
WHEREAS, it was identified by City Staff (Staff) and the Planning Commission ("Commission")
that the existing parking and landscaping regulations were insufficient to generate the appropriate
aesthetics for large areas of hard surfaced parking areas; and
WHEREAS, the Moab City Planning Commission held a duly advertised public hearing on April
12, 2012, to hear and decide the merits of said amendment; and,
WHEREAS, the Commission, after reviewing the public testimony and the recommendation of
Staff favorably recommends to Council that the suggested amendment be adopted; and,
WHEREAS, Council held duly advertised public meetings to review the recommendations from
Staff and the Planning Commission and decide the merits of said amendment on April 24, 2012
and June 12, 2012; and,
NOW, THEREFORE, Council hereby declares and ordains that the following changes shall be
made to Chapter 17.80.050, et al as amended below:
17.80.050 Site design.
Large scale retail developments as defined by this Chapter 17.09. In addition, the
following provisions shall apply:
A. Building Size. New retail establishments shall not exceed two hundred thousand
gross square feet as a single tenant or combination of tenants in a single structure.
Remodels and/or expansions of existing building shall not result in retail
establishments exceeding two hundred thousand square feet as a single tenant or
combination of tenants in a single structure.
B. Building Height. New retail establishments and remodels and/or expansions of
existing buildings in excess of thirty thousand gross square feet shall not exceed
forty feet in height.
C. Parking. These regulations are intended to:
i. Reduce the "heat island effect" of the parking surface
ii. Encourage natural on -site processing of stormwater through landscape
features designed to slow and filter polluted runoff
iii. Encourage groundwater recharge and/or reuse
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iv. Reduce the overall scale of paved surfaces
v. Minimize the utilitarian visual impact
vi. Enhance Pedestrian safety
1. Lot Orientation. Parking areas shall provide safe, convenient, and efficient access for all
types of vehicles, public transit, all alternative forms of travel, and pedestrians. They
should be distributed around larger buildings in order to shorten distances to other
buildings and public sidewalks and to reduce the overall scale of the paved surface, and
provide shared parking between businesses. Bike racks shall be located in well-Iighted
areas and placed in locations that are visible from store entrances and parking areas.
2. Parking areas shall be planned as an accessory to the buildings they serve to achieve a
high quality design and appearance. The parking area's utilitarian appearance should be
minimized [reduced) by utilizing effective landscaping, street furniture and other public
amenities.
3. Parking lots should be designed to avoid causing erosion damage to grading and
surrounding landscaping. Whenever possible, permeable paving systems shall be
evaluated and utilized especially for overflow and employee parking areas. To reduce
impervious surfaces, one-way drive aisles shall be incorporated into the design to the
greatest extent possible.
4. Parking lots shall incorporate methods for stormwater management utilizing low impact
development (LID) techniques including, but not Iimited to:
a. End -of -island bioretention cell(s) with underdrain(s) and landscaping;
b. Bioretention cells or biofiltration swales located around the parking
perimeter;
c. Breached Curb drainage inlets (or curb cuts) in the end -of -island
bioretention cells and bioretention strips to collect runoff.
d. Bioretention cells can be installed between lines of parking stalls to
increase the total treatment surface area of these systems.
5. Parking and vehicular circulation. Parking facilities shall be recognized as transitional
spaces where users change modes of travel, from car, bus, or bicycle to pedestrian. The
design of those spaces shall therefore safely and attractively serve all modes, and provide
safe walkways for pedestrian.
6. Surface parking. No single parking area shall exceed 150 feet unless divided into two or
more sub -areas by a building, internal landscaped street, or landscaped pedestrian way.
7. Parking lots shall be configured and designed to reduce the overall mass of paved
surfaces. No more than seventy percent (70%) of the required or proposed off-street
parking area for the entire property shall be located between the front (street adjacent)
facade within the front yard of the principal building(s) and the primary abutting street
unless the principal building(s) and/or parking lots are screened from view by secondary
development (such as restaurants), additional tree plantings, other landscaping, berms or
screening. The planning commission shall approve all proposed screening and increases
in parking according to the requirements listed herein.
8. No overnight camping shall be permitted in parking facilities authorized pursuant to
Moab Municipal Code Chapters 8.20 and 10.04.230. The applicant shall post and enforce
policies to ensure compliance with this provision.
D. Paving and circulation requirements.
1. All parking stalls and maneuvering areas shall be paved and permanently
maintained with asphalt, concrete, or pavers surfacing except in employee and overflow
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parking areas where the use of gravel or other pervious surface material may be approved
by the Planning Commission. The utilization of pavers or other approved pervious
materials to provide for additional parking during times of high volume traffic is
encouraged.
2. All areas within the parking area not used for parking stalls or maneuvering
areas shall be landscaped.
3. Parking areas shall be designed to enable a car entering the parking area to
move from one location to any other location within the parking area or premises without
entering a street.
F Parking Sub -areas. Unbroken rows of
parking spaces shall not exceed 16 SPACES unless
divided into two or more sub -areas by a building,
internal landscaped street, significant planted dividers
or islands or a landscaped pedestrian way. All islands
shall be landscaped.
G. Number of Parking Spaces. The number of
parking spaces provided shall be one space for every
two hundred (200) square feet of retail space. The
Planning Commission shall have the authority to grant
bonuses to the required number of parking spaces,
provided that any additional bonuses may be granted
by the Planning Commission upon approval of the
landscape plan or if alternative energy is incorporated
into the lighting and/or shading of the parking lot.
Parking bonuses may be approved by the Planning
Commission as allowed in Subsection H.
H. Parking bonuses. The Commission shall use the following standards when evaluating
the landscape design and granting parking bonuses.
1. Additional shade coverage exceeding the 50% requirement by 15% may allow up to 10%
parking area increases.
2. The use of solar energy panels for lighting and/or shade structures shall allow additional
parking bonuses of 10% based on a 15% solar panel coverage of the parking area.
3. Other valid options for bonuses as proposed by the contractor and approved by the
Planning Commission may be used in lieu of the increases in shade or solar panels if the
intent of the regulations are met or exceeded. Such options shall include solar panels
Iocated on the roofs of structures and green roofs used to absorb water runoff from
principal uses.
I. Storm Water Systems. Storm
water system design shall emphasize
water quality treatment and ground (SYr
water recharge. The site storm water
system shall capture all site runoff, RIBBON CURB
provide water quality treatment
through the use of appropriate
structural BMPs, and discharge the
Ordinance #2012-07
STANDARD CURB AND GUTTER
storm water to the public storm water system at a rate that does not exceed the pre -
developed rate for the project site for the ten-year and one hundred -year storm events. In
the event that the property cannot drain to the public storm water system, storm water
may be discharged onto or across adjacent properties provided that easements permitting
such use are executed with the respective landowners. Required additional storm water
conveyance systems shall be subject to approval by the city and shall be constructed at
the applicant's cost.
J. Rear and Side Facades. Side and rear facades shall adhere to the requirements
outlined in subsection 17.80.040(A) of this chapter. Architectural and
landscaping features should mitigate to the maximum extent practicable the
impacts of blank walls, loading areas, storage areas, HVAC units, garbage
receptacles and other accessory features.
1. The minimum setback for any building facade shall be twenty-five feet.
Where the facade faces adjacent residential zones an earthen berm shall
be installed, no less than six feet in height, containing at a minimum, a
double row of evergreen or deciduous trees planted at intervals of twenty
feet trunk to trunk. Additional landscaping may be required by the
planning commission to effectively buffer adjacent land use as deemed
appropriate. All additional landscape requirements of the Landscape
Ordinance shall apply.
K. Outdoor Storage, Trash Collection, and Loading Areas. Loading areas and
outdoor storage areas exert visual and noise impacts on surrounding
neighborhoods. These areas, when visible from adjoining properties and/or
public streets, shall be screened from view of adjacent public or private rights -of -
way or neighboring properties. Appropriate locations for loading and outdoor
storage areas include areas between buildings, where more than one building is
located on a site and such buildings are not more than forty feet apart, or on those
sides of buildings that do not have customer entrances.
1. Areas for outdoor storage, truck parking, trash collection or compaction,
utility meters, HVAC equipment or other such equipment, similar uses,
and similar service functions shall be screened from view from adjacent
public or private rights -of -way or neighboring properties. Materials,
colors, and designs of screening walls, fences and covers shall conform
to those used as predominant materials, colors and designs of the
building. Areas for outdoor storage, trash collection or compaction,
loading, or other such uses shall not be located within thirty feet of any
public street, public sidewalk, or internal pedestrian way.
Delivery and loading operations shall conform to Chapter 17.74, Noise.
3. Delivery and loading areas shall be substantially set back from a
residential use or residentially zoned property that is adjacent to the site.
A landscape buffer, or other approved buffering, of at least thirty feet in
width shall be provided adjacent to the delivery and loading area where it
adjoins residential uses or zones. The landscape buffer shall include
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evergreen shrubs and/or trees plus deciduous canopy trees at regular
intervals to provide noise, light, and visual screening.
4. If the delivery and loading spaces are located within an enclosed building
or underground, no such set back and buffer area shall be required.
5. Outdoor storage of chemicals, fertilizers and other materials that pose a
potential source of groundwater pollution shall be stored in a contained
area that prevents leakage into the storm water system or into the
groundwater. Environmental Protection Agency regulations or other
regulations shall be followed.
L. Pedestrian/BicycIe Accessibility. This section sets forth standards for public
sidewalks and internal pedestrian circulation systems that can provide user-
friendly pedestrian access as well as pedestrian safety, shelter, and convenience
within the center grounds.
1. Sidewalks at least six feet in width shall be provided along all sides of
the project site that abut a public or private right-of-way. The planning
commission may waive this requirement as part of the development plan
if a suitable alternative is proposed.
2. Continuous internal pedestrian walkways, no less than five feet in width,
shall be provided from the public sidewalk or right-of-way to the
principal customer entrances of all principal buildings on the site. At a
minimum, walkways shall connect focal points of activity such
as, but not limited to, parking areas, street crossings, building
and store entry points, and shall feature landscaping as per
requirements outlined in this chapter.
3, Walkways shall be provided through
parking lots. A paved walkway or sidewalk must be provided
for safe walking areas through parking lots greater than one
hundred fifty feet in length (measured either parallel or
perpendicular to the street front). Walkways shall be provided
every third parking aisle, or at a distance of not less than one
hundred fifty feet? between paths (which -ever is the least
restrictive.) Such access routes through parking areas shall be
separated from vehicular parking and travel lanes by use of
contrasting paving materials which may be raised above the
vehicular pavement. Speed tables shall not be used to satisfy
this requirement,
4, Sidewalks, no less than five feet in
width, shall be provided along the full length of the building
along any facade featuring a customer entrance, and along any
facade abutting public parking areas. Such sidewalks shall be
located at least six feet from the facade of the building to
provide planting beds for foundation landscaping.
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Page 5 of 14
5. All internal pedestrian walkways shall be distinguished from driving
surfaces through the use of durable, low maintenance surface materials
Bike racks shall be located in well -lighted areas and
placed in locations that are visible from store
entrances and/or parking areas
. such as pavers, bricks, or scored and tinted concrete to
enhance pedestrian safety and comfort, as well as the
attractiveness of the walkways.
17.80.060 Signage.
6. Public bicycle and pedestrian paths, trails, and lanes a
minimum of ten feet in width shall be provided across the site
as necessary to implement the Grand County Non -motorized
Master Trails Plan as approved by the city council and in
effect at the time of application. All such easement widths
shall be contingent upon the type of trail proposed and may
vary. Such trails shall provide connections to existing and/or
future trails.
7. Bicycle lanes or paths shall be provided from an adjacent
street to bicycle parking areas near a primary entrance of
structures.
8. The applicant shall provide street stub outs,
trails, and sidewalks as necessary to promote efficient
circulation and connectivity with adjacent developed parcels
or undeveloped parcels that are likely to develop.
Large scale retail developments as defined by this chapter shall be required to follow the
provisions of Chapter 15.44 (Sign Code). In addition, the following provisions shall apply:
A. Sign Color. Sign colors shall be low reflectance, subtle, neutral, or earth tone
colors. Use of high -contrast colors in all wall and monument signs is prohibited.
B. Sign Types. Corporate or retail signage shall be limited to internally illuminated
and channeled wall signs and monument signs. Maximum sign square footage,
height and all other requirements shall be governed by Chapter 15.44 of this
code.
C. All free standing signs shall 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.
(Ord. 08-10 (part), 2008)
17.80.070 Landscaping.
A. A11 planter beds and tree planters shall be bordered by a concrete curb not less
than six inches in height adjacent to the parking surface except where areas of landscape
are used for storm water detention. If used in this manner, all asphalt abutting
landscaping shall terminate with a concrete ribbon curb 1.5 feet in width and 10 inches in
thickness.
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B. All plants and irrigation systems shall be installed according to the landscape
installation guidelines shown on the approved landscape plan. The owner shall guarantee
the quality of work, health and condition of plants and installation of materials including,
but not limited to; plant types, size, spacing, and irrigation systems. Prior to final
acceptance of the project and issuance of a Certificate of Occupancy, the city shall
inspect and certify that the installation is in compliance with the approved plans and
specifications. All corrections, adjustments, and/or replacement of landscape elements
and execution of a Landscape Maintenance Agreement shall be done prior to final
approval by the city. In the event corrections cannot be made or installation cannot be
completed prior to issuance of a certificate of occupancy, the city shall require a cash
deposit equal in value to the amount of one and one-half the cost of the landscaping
project. A cash deposit is returned only when the city gives final approval of the project.
C. Landscaping shall be provided and maintained in perpetuity by the property
owner. Failure to maintain shall constitute a misdemeanor and punishable as established
in Code Sections 17.75, 17.78, and 12.24.160.
D. Any changes to an approved landscape plan shall be reviewed and approved by
the Planning Commission prior to the alteration taking place. Changes made without
appropriate review and approval shall constitute a misdemeanor and punishable as
established in MMC Sections 12.24.160, 17.75 and 17.78.
E. Landscaping Materials and Spaces. Required landscaping shall be limited to
the following materials and spaces:
1. Living ground cover;
2. Permeable, continuous non -living ground cover;
3. Living plant life other than ground cover;
4. Retained native vegetation;
5. Natural or manufactured features, including but not limited to boulders
and planters;
6. Pedestrian ways; and
7. Public spaces.
F. Landscaping Materials and Design Mix. Separate sections of landscaping shall
be composed of the required materials in any combination as follows:
1. Living plant life other than ground cover or natural vegetation shall have
a minimum coverage of five percent;
2. Living ground cover shall have a maximum coverage of eighty percent;
3. Permeable non -living ground cover shall have a maximum coverage of
twenty percent;
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4. Natural or manufactured features shall have a maximum coverage of
fifteen percent;
5. Pedestrian ways or public spaces shall have a maximum coverage of fifty
percent;
G. Plant Materials and Landscape Design Standards.
1. Plants selected for landscape areas shall consist of plants that are well suited to
the micro -climate and soil conditions at the project site. Plants with similar water
needs shall be grouped together as much as possible.
2. Turf areas shall be limited to areas with shade for at least one-half of the mid-
summer day and shall not be allowed in spaces narrower than ten feet wide. Turf
shall not be used in more than ten percent of total landscape area, and should be
located in places where people will use it.
3. For projects located at the interface between urban areas and natural open space
(nonirrigated), highly drought tolerant plants shall be selected that will blend
with the native vegetation and are fire resistant or retardant. Plants with low level
fuel volume or high moisture content shall be emphasized. Plants that tend to
accumulate excessive amount of dead wood or debris shall be avoided.
4. Areas with a slope greater than thirty-three percent shall be landscaped with deep
rooting, water conserving plants for erosion control and soil stabilization.
5. Parking strips and other landscaped areas less than eight feet wide shall be
landscaped with water conserving plants.
H. Irrigation Systems.
1. A detailed irrigation plan shall be drawn to the same scale as the planting plan
and shall contain the following information:
a. Layout of irrigation system and summary legend outlining the type and
size of all components of the system, including manufacture name and
model number with approved equals;
b. Static water pressure in pounds per square inch at the point of connection
to the public water supply;
c. Flow rate in gallons per minute and design operating pressure in pounds
per square inch for each valve and precipitation rate in inches per hour
for each valve with sprinklers; and
d. Installation details for irrigation components.
2. A monthly irrigation schedule shall be prepared that covers the initial one
hundred twenty -day plant establishment period and the typical long term uses
period. The schedule shall consist of a table with the following information for
each valve:
Ordinance #2012-07 Page 8 of 14
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a. Plant type (e.g., turf, trees, low water plants);
b. Irrigation type (e.g., drip, bubblers, sprinklers);
c. Flow rate in gallons per minute;
d. Run time in minutes;
e. Frequency of run (number of days per week); and
f. Cycle time to avoid runoff.
I. Building Foundation Landscaping. A minimum of fifty percent of a fag;ade
Iength containing a primary customer entrance shall have a foundation landscaped area extending
at Ieast six feet out from the building. All other fag;ades that can be viewed from existing public
rights of way shall have foundation landscaping extending a minimum of eighty percent of the
far;ade length.
I. Parking Lot Landscaping.
1. Large parking areas should be enhanced with additional Iandscaping.
Creative site design, to include preservation of existing stands of trees and
clustered landscaped areas, is encouraged over symmetrical rows of small
landscaped islands.
2. To the greatest extent possible, landscape islands shall be designed so
that plant material is not located on the first one (1) foot of the edge of the island,
where it is most likely to be trampled by individuals exiting and entering parked
vehicles. Such edge shall be mulched or paved with porous paving materials
such as pavers.
a. Landscaping. Parking lot landscaping is an important element in
reducing reflective heating, controlling water runoff and improving the
aesthetics of a site. Increasing the landscape requirements may also help in
the adaptive reuse of large scale retail buildings. Landscaping shall be
installed and maintained as established elsewhere in this section.
b. Parking lot dividers, islands, planters and planting areas shall be
a minimum of six (6) feet wide at the widest point, and six (6) feet long
except that all new or retrofitted tree planters shall be a minimum of nine feet
by seven feet, measured to the outside perimeter of the planter, and shall
have no less than forty-eight square feet of permeable soil planting area.
c. Landscaping shall be used to define parking areas, primary
vehicular drives and pedestrian areas in an aesthetically and environmentally
pleasing manner.
d. Landscaped areas shall be distributed throughout the entire
parking area as evenly as is appropriate in the design of the park -facility.
3. Where trees already exist, the parking Iot shall be designed to make the
best use of this existing growth and shade wherever it is reasonably possible.
Ordinance #2012-07 Page 9 of 14
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4. Landscaping shall include shrubs, trees, vines, ground covers, hedges,
flowers, bark, chips, decorating cinders, gravel, and similar material which will
improve the appearance of parking areas.
a. Tree Requirements. Off-street open parking areas shall provide fifty
percent (50%) or more of shade coverage at the time of maturity of the trees.
To achieve this coverage the applicant shall:
1. Design, where possible, north/south oriented parking areas to provide
maximum shade,
3. Plant at least one medium or Large-scale tree for every three parking
stalls,
4. Utilize a diversity of tree species that have the ability to survive the
climate zone.
b. The minimum size tree planted shall be no less than a 1.5 inch tree
measured at four (4) feet from the base of the tree and sized to specifications
according to the American Standard for Nursery Stock (ANSI Z60.1) and
Arizona Nursery Association Grower's standards. Low water use and
"native" plant materials shall be used to the greatest extent possible.
Problematic trees having shallow or invasive roots or having brittle or weak
branching structure are prohibited. All trees shall be planted and maintained
according to the landscaping plan detail sheet and in such a manner to
maximize the growth, health and longevity of the plantings. Parking lot trees
adaptable to the Spanish Valley environment shall be selected and planted
according to the appropriate tree species sized for planters with various
dimensions and approved by the Urban Forester.
c. Trees shall be maintained in accordance with the Moab Municipal Code,
Chapter 12.24, Tree Stewardship. Violations shall be punishable as
established in Section 12.24.150 and 12.24.160.
d.The interior of all vehicular use areas shall be landscaped so as to define
parking isles and limit unbroken rows of parking and provide for pedestrian
accessibility and safety. Ends of parking rows and corner areas shall be curbed
and landscaped.
K. Internal Pedestrian Walkway Landscaping. All internal pedestrian walkways,
as required by this chapter, shall feature adjoining landscaped areas that include trees, shrubs,
benches, flower beds, ground covers, or other such materials for no less than fifty percent of their
length.
L. Parking Lot Trees Required. All proposed parking areas shall have shade trees
planted at spacing no greater than forty feet trunk to trunk around the entire perimeter, with
exception of those areas where the placement of trees would constitute a clear visual safety
hazard. All landscaped islands in the interior of parking lots shall have, at a minimum, one large
shade tree every forty feet. Each separate landscaped island or area shall contain a minimum of
one hundred sixty-five square feet, shall have a minimum dimension of eight feet in any direction
and shall include at least one tree. Trees shall be required within the interior planting islands of
any vehicular use area exceeding four thousand five hundred square feet.
M. Adjacent Buffer Required. A landscaped buffer of at least fifteen (15) feet in
Ordinance #2012-07 Page 10 of 14
width shall be required along the entire edge of any parking lot or the edge of a building fagade
without a primary or pedestrian oriented entrance when adjacent to a public right-of-way. The
landscaped buffer shall incorporate canopy shade trees planted at a minimum of thirty feet on -
center for the buffer area.
N. Screening.
l . Seventy-five percent of the lot frontage adjacent to any arterial street,
exclusive of
vehicular and pedestrian entrances, shall provide screening of parking areas by means of
on -site buildings, landscaping, decorative walls and retaining walls, or other approved methods
which may include primary structures. Additional screening of on -site parking shall be reviewed
and approved by the Planning Commission.
2. Fifty percent of the lot frontage adjacent to all other streets and adjacent
properties shall provide screening of on -site parking by means of on -site buildings,
decorative walls, decorative retaining walls, landscaping, or other buildings and shall be
reviewed and approved by the Planning Commission.
3. Lot frontage adjacent to residential uses or residential zoning districts shall
provide screening of on -site parking by means of walls, landscaping, or buildings.
O. Minimum Vegetation Size. No required canopy and shade tree planting shall be
less than one and one-half inch caliper, measured at breast -height, at the time of planting.
Evergreen trees shall be a minimum of seven feet in height at the time of planting.
P. Installation and Maintenance. All landscape materials required by this section
shall be installed in accordance with standard practices of horticultural professionals and in good
and workmanlike manner and shall be maintained by the property owner in good condition.
1. All applicants for landscape plan approval shall file a maintenance schedule and
a scope of maintenance work with the zoning administrator. At minimum the
maintenance schedule shall include the following:
a. Any damaged or dead trees, shrubs or ground cover shall be replaced
promptly for the life of the building.
b. Maintenance of landscaped areas shall include:
i. Continuous operations of removal of weeds;
ii. Mowing; trimming; edging; cultivation;
iii. Reseeding;
iv. Plant replacement;
v. Appropriate fertilization; spraying;
vi. Control of pests, insects and rodents by nontoxic methods
whenever possible;
Ordinance #12012-07 Page 11 of 14
vii. Watering with an automatic irrigation system is required; and
viii. Other operations necessary to assure normal plant growth.
2. Irrigation systems shall be maintained in good operating condition to promote the
conservation of water.
3. The obligation for continuous maintenance shall be binding on the applicant for
landscape plan approval, to any subsequent owners of the property, or other
parties having a controlling interest in the property.
(Ord. 08-10 (part), 2008)
17.80.080 Submittal requirements.
A. Submittal Documents. The applicant shall submit an application form signed by
the owner of the project site along with the application fee established by the city. In addition to
the standard submittal requirements as outlined in this code, additional supplementary submittal
requirements shall be required for developments subject to this subchapter. A site plan checklist
will be provided by city planning staff.
B. Engineering Plans and Studies. All drawings and reports listed in this section
shall be stamped by a professional engineer holding a current license in the state of Utah.
Applicant shall submit the following without exception:
I. Traffic Impact Study. A report that presents pre- and post -development traffic
estimates and level of service values for all streets and intersections that will be
impacted by the proposed development.
2. Water System Study. A report that presents the proposed development's fire flow
and peak use requirements, and analyzes existing system capacity.
3. Storm Drainage Study. A report that presents pre- and post -development runoff
flow estimates for the site, detention volume requirements, proposed BMPs, and
all other information necessary to allow for review of the proposed drainage plan.
4. Exterior Lighting Plan. A detailed plan showing the location, height, and light
output of all proposed lighting and the results of a computer lighting model
showing the estimated luminance levels at grid points on the site and over an area
extending one hundred fifty feet beyond the perimeter of the site shall be
submitted. The plan shall include manufacturers' cut sheets detailing the fixtures
to be used.
5. Construction Drawings and Specifications. A package that at a minimum shall
show site utilities, site grading, surface improvements, internal traffic circulation,
easements, and required traffic signage.
6. Title Report. The applicant shall submit an ownership and encumbrance report,
abstract of title, or similar submittal disclosing all existing easements, rights -of -
way, and interests affecting the project site.
7. Affected Entities. A listing by name, address, and telephone number of all
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persons who may be affected entities, as defined in this chapter, with respect to
the project site.
C. Architectural Plans and Presentations. All drawings and reports listed in this
section shall be prepared by an architect or landscape architect as appropriate, holding a current
license in the state of Utah. The requirements for a site plan as listed in Code Section I7.09.660
shall be followed when preparing an application for review. Applicant shall also submit the
following:
1. Conceptual Drawings. The package shall, at a minimum, include the following:
a. Site plan views showing building locations, parking areas with space
totals, pedestrian and vehicular circulation routes, public trails and
pathways, landscaped areas, and screening;
b. Elevation views of all proposed buildings showing scaled architectural
details, massing, height, screening of roof top units from all adjacent
properties especially those lands with higher elevations, and other design
features; and
c_ Illustrative drawings, examples, or mock-ups showing the materials,
colors and typical views from adjacent public streets of all proposed
buildings.
d_ Outdoor Lighting.
1. Lighting shall meet the requirements of Chapter 17.09.660 G and
be full cut-off downward directed fixtures and no light shall be
emitted beyond the project site. The applicant must provide an
exterior lighting plan that quantifies light coverage upon the
project site and provides information on how outdoor lighting
will be accomplished to minimize impacts on adjacent properties
or roadways.
2. To minimize any indirect overflow of light on adjacent
properties, the height of any proposed parking lot light standard
shall not be taller than light standards in surrounding
neighborhood residential zones and should stair step down to a
lower height when close to neighboring residential uses or
residentially zoned areas. In no case shall the height of the light
standards exceed twenty-five feet. Spotlights of any kind that are
mounted on building walls are not permitted.
Signage Plan. A plan showing the location, size, height, materials, lighting
methods, colors and incorporated logos of all proposed corporate and retail
signage within the development. A sign permit is required under a separate
application as set forth in MMC 15.44 and 17.09.470.
3. Landscape Plan. A detailed plan showing all proposed landscape treatments
including planting locations and species for all planted areas; surfacing for
hardscaped areas; fences, wall and/or other screening devices; and proposed
Ordinance #2012.07 Page 13 of 14
irrigation systems.
D. Adoptive Reuse and Renewal Plan. Applicant shall submit the following:
I. A building design plan that allows for and facilitates reuse of the building in the
event the building is abandoned or vacated.
2. A building renewal plan that provides for maximum opportunity for
rehabilitation or redevelopment of the structure in the event of abandonment,
vacating of property, or relocation by the original occupants. The plan shall
include a maintenance plan for normal repairs and upkeep of the main building,
accessory buildings, "pad" buildings, parking lots and hard surfaces, landscaping,
and signage, including the elimination of "ghost" signage.
In effect on the day of passage.
PASSED AND APPROVED in open Council by a majority vote of the Governing Body of Moab
City C,ouncil on the la ---day of -e-- , 2012.
SIG.
David L. Sakrison, Mayor
Rachel E. Stenta, Recorder
Ordinance 42012 07 Page 14 of 14