HomeMy Public PortalAboutORD-CC-2013-04ORDINANCE #2013-04
AN ORDINANCE AMENDING THE CITY OF MOAB MUNICIPAL CODE, TITLE 17.09.660,
SITE PLAN -REQUIRED, CLARIFYING THE SPECIFIC ELEMENTS OF A FLOOR PLAN
WHEREAS, the City Council ("Council") adopted the Moab Municipal Code ("Code") and
especially Chapter 17.00.00, also known as "The Zoning Ordinance of Moab City, Utah" in an effort to
encourage and facilitate orderly growth and development in the City of Moab ("City") as well as to
promote a more attractive and wholesome environment; and
WHEREAS, from time to time the City has determined that there is a need to amend the Code in
order to make the text more contemporary, align the language with Utah State Code, and provide for a use
that was not anticipated at the time of adoption; and
WHEREAS, the City has found that certain developers have omitted floor plans from the required
site plan information because the code does not specify what details the floor plan must exhibit,; and
WHEREAS, the City of Moab Planning Commission ("Commission') in a duly advertised
public hearing held on January 10, 2013, met to hear testimony and determine the merits of the changes to
Chapter l 7.09.220 of the Moab Municipal Code; and
WHEREAS the Commission unanimously voted to recommend that Council adopt the amended
language and that adoption of Ordinance #2013-04 is in the best interests of the citizens of Moab; and,
WHEREAS, the Commission found that the proposed changes to said code chapter would
benefit the public at large and the City to insure that appropriate detailed site plans are submitted with a
development application; and
WHEREAS, Council agrees with the Planning Commission and found that the amendments to
the code are in the best interests of the City and residents.
NOW, THEREFORE, the Moab City Council hereby ordains that Ordinance #2013-04 is
hereby adopted to amend the Municipal Code as follows:
17.09.660 Site plan --Required.
E. Floor Plan. A floor plan, at a minimum, shall consist of a drawing to scale
showing a view from above, of the relationships between rooms, spaces and other physical
features at each floor level of a structure. All dimensions shall be drawn between the walls to
specify room sizes and wall lengths. The floor plan shall show the physical layout of:
1. Interior walls and hallways,
2. Bathrooms,
3. Windows, doors, landings, decks, and patios,
4. Appliances such as stoves, refrigerators, water heater etc.,
5. Plumbing features such as sinks, showers, bathtubs, etc.,
5. Interior features such as fireplaces, saunas, hot tubs, and whirlpools,
6. Symbols for electrical items.
7. The use of all rooms shall be indicated
Ordinance #2013-04 Page 1 of 6
8. All finished first floor elevations shall be shown at two (2) feet above the determined
base flood elevation.
9. Floor plans may also include notes for construction to specify finishes and construction
methods.
F. Location and Typical Elevations of structures. Applicants shall submit four copies
of drawings depicting all side elevations of existing or proposed buildings and structures.
Drawings shall clearly define the location, dimensions, construction components, quality and
delineation of materials, methods of construction, finishes and descriptions of all pertinent
equipment and architectural elements. Each view should show the dimensions, heights and
appropriate schedules and show openings and identify materials used on the fa9ade and roof.
Methods for the screening of rooftop mechanical devices shall be included. Each building shall
be located using a minimum of two location dimensions.
G. Conceptual Master Sign Plan. If signage is anticipated, applicants shall submit
four copies of a master sign plan showing the location and dimensions of all signs and areas in
square feet of all buildings and individual business spaces within each building. Signs are not
specifically approved through this review process but are subject to a separate permitting,
review, and approval process by the zoning administrator.
H. Lighting Plan. The lighting plan shall show number and types of fixtures for
walkways, building exterior lighting, and parking area illumination. Light fixtures shall consist
of a full cutoff, fully shielded, downward directed type of light. Internal or external shielding
may be used to prevent glare toward other properties or into the roadway. Lighting of required
parking areas shall be a minimum of .5 foot-candles at all areas of the parking lot. Wall mounted
flood lights that direct outward toward other properties and roadways are prohibited for this
function.
I. Landscape Plan. Applicants shall submit four copies of a landscape plan. Details
shall include size and species of plantings, an irrigation plan, xeriscape plan, care and
maintenance plan. All applicable code sections of the Moab Municipal Code must be used to
develop the landscape plan. Proposed erosion control and details must also be noted on the
landscape plan.
J. Wetlands and Riparian Areas. Riparian areas, probable wetlands, and areas where
stream channels may be altered by planned development must be delineated on the site plan.
Where probable wetlands are located on the project site the application must accompanied by a
letter from a wetlands consultant or hydrologist describing the nature and character of same.
Flood zones and the accompanying designation must be shown and will require an engineered
review to mitigate storm water drainage issues and possible flood damage to structures;
K. Adequate Drainage. Four copies of the storm water drainage plan shall be
submitted and show calculations and other information specified below:
1. Storm Water Drainage Plan. This study or report shall show the acreage draining
into the development, points of runoff through and away from the property. A
Ordinance #2013-04 Page 2 of 6
developer shall provide, at his expense, drainage structures that will become
integral parts of the existing street or roadway drainage system, and the
dimensions of all drainage structures must be approved by the city public works
director prior to installation. The developer shall show that the drainage plan
complies with existing master drainage plan of the city and failure to provide such
proof will constitute grounds for denial of the application. Drainage structures and
ditches shall be of a size and nature sufficient to carry the calculated storm water
from streets, roadways and open drainage areas as based on standard engineering
principles. The drainage plan shall demonstrate that proposed development will
result in no net increase in stormwater discharge, as compared to pre -development
conditions. A grading and drainage plan as described below shall accompany any
application that may require a drainage study. The plan shall be prepared, signed
and sealed by a professional engineer of the state of Utah and include, at a
minimum, the following information:
a. Project site, including three hundred feet beyond its boundaries;
b. Existing contours at two -foot intervals shown as dashed lines;
c. Proposed contours at two -foot intervals shown as solid lines;
d. Indication of a permanent benchmark referenced to mean sea level;
e. Drainage system shown in plan view with estimated cubic feet per second
flow for a ten-year storm;
f. Location of all natural drainage channels and water bodies;
g•
Existing and proposed drainage easements;
h. Type, size, and location of existing and proposed drainage structures such
as pipes, tiles, culverts, retention ponds, detention areas, etc.;
i. One hundred -year (base) flood areas;
J.
Additional grading and drainage standards may be required in specific
flood zones to satisfy Federal Emergency Management Administration
requirements;
k. Erosion control plan showing adequate sedimentation control which shall
be accomplished throughout construction phases as well as during the
ongoing operation of the use and any permanent sedimentation control
structures and/or facilities to mechanically stabilize the soil (e.g.,
sedimentation ponds, dikes, seeding, retaining walls, rip -rap, etc.); and
1. Flood hazards.
Ordinance #2013-04 Page 3 of 6
2. Minimum Standards. All provisions for drainage and flood control shall be
established at a minimum to handle the anticipated one hundred -year frequency
storms for maximum period of intensity over the entire drainage basin, which the
subdivision serves, and they shall be made in accordance with the approved
improvement plan. The one hundred -year floodplain referred to herein shall mean
that floodplain calculated on the basis of a fully -developed watershed, regardless
of any regulated floodplain designations.
3. Erosion. Where free fall of water occurs, satisfactory means shall be provided to
prevent erosion of soil. Culverts shall have concrete head walls and wing walls
where conditions require.
4. Catch Basins. Standard drop inlet catch basins shall be constructed.
S. Engineered Design. The city requires that improvements be designed and stamped
by a Utah registered engineer.
6. Water and Sewer System Protection. Water supply systems and sanitary sewage
systems shall be designed to minimize or eliminate infiltration of floodwaters.
7. Retention Areas. For control of on -site drainage that may impact downstream
flows from storm run-off, the developer may be required to construct retention
areas. It may be necessary for the developer to supply, at his expense, a drainage
plan to support the size or absence of retention areas on the site, as described in
this section.
L. Planned Grading. Grading for surface drainage (shown by contours and spot
elevations) should also show the planned grading and paving of driveways, access roads, and
parking areas. Grading and paving shall be shown on plans, profiles, cross sections, and details
as necessary to describe new construction. Details of curbs, gutters, sidewalks, drainage
structures, and conveyance systems, dimensions of all improvements, size location, thickness,
materials, strengths, and necessary reinforcement can be shown on the site plan if a small project
or, on a separate drawing based on the complexity of the project.
M. Narrative. The application shall describe in reasonable detail the proposed
development, lot and block and subdivision description. Name(s), addresses and telephone
numbers of the property owners and applicable consultants must be included. A regional or
vicinity map shall accompany the submitted application to indicate the location of the project.
N. Utility Plan. All utilities and points of connections to utility mains for sewer,
water, communication services, gas, telephone, cable TV, and electric service must be shown.
O. Evidence of Title. The application shall be accompanied by one copy each of a
current title insurance commitment, ownership and encumbrance report, or abstract of title
prepared by a title insurance company or attorney showing all ownership interests, easements,
Ordinance #2013-04 Page 4 of 6
and encumbrances applicable to the subject parcel. If common elements are to be included in the
proposed development the applicant shall provide draft covenants, conditions, and restrictions
for review.
P. Slopes. If proposed development is likely to result in grading of hillsides, City
staff may require the applicant to submit four copies of a slope study prepared by an engineer or
surveyor utilizing the most current topographical information.
Q. Surface and Subsurface Soils Report. The application shall include four copies of
a surface and subsurface soils report and provide evidence establishing soil suitability for the
proposed development. The report may be based upon information from the National Resource
Conservation Service (NRCS) of the United States Department of Agriculture (USDA), a
licensed geotechnical engineer or another form acceptable to city staff. At a minimum, the report
shall include:
• A description of soil types;
• Locations and characteristics with supporting soil maps;
• Soil logs of test pits and auger holes;
• All other information necessary to determine soil suitability for the scope of the
development; constraints on development based on the findings;
• Analysis and evaluation of such information with recommendations regarding
structural constraints, erosion control; and
• A determination of the adequacy of the characteristics of the soil as they relate
to the proposed uses and development.
1. The surface mapping report of the area shall be accompanied by a written
narrative and map that is titled, dated and signed by a Utah licensed professional
engineer. The report must address the above concerns and any geological or flood
hazards/limitations.
2. Subsurface soils investigations shall include a map locating test pits or auger
holes as well as the classification logs.
3. The scope and detail of the soils analysis shall be determined by the Utah licensed
professional engineer.
Because the utility plan, roadway plan, grading and drainage and erosion control plans
are inter -related with the soils investigation plan, they may be shown on the same sheet of the
submitted plans if it does not result in undue confusion and congestion on the plan sheet.
R. Other Submittals. Other information may be required by the Moab Land Use Code or
Ordinance #2013-04 Page 5 of 6
by city staff to clarify plan drawings and, at staff's discretion, may not affect the completeness of
the application.
EFFECTIVE IMMEDIATELY UPON ADOPTION.
PASSED AND APPROVED in open Council by a majority vote of the Governing Body of Moab City
Council on the 22nd day of January, 2013.
SIG
David L. Salcrison, Mayor
ATTEST:
a - c - a - a Cq • - 04 / L )i - -L__
Rachel E. Stenta, City Recorder
Ordinance #2013-04 Page 6 of 6
CRY OF MOAB
ORDINANCES #2013-02,
#2013-03 and #2013-04
AN ORDINANCE AMENDING
THE CITY OF MOAB MUNICIPAL
CODE, Title 16.00
SUBDIVISIONS, AND
ESPECIALLY SECTION
16.12.030, EXISTING
CONDITIONS;
AND
AN ORDINANCE AMENDING
THE CITY OF MOAB MUNICI-
PAL CODE, Title 17.00 ZONING,
AND ESPECIALLY SECTION
17.09.660, SITE PLAN
REQUIRED;
AND
AN ORDINANCE AMENDING
THE CITY OF MOAB MUNICIPAL
CODE, TITLE 17.09.660, SITE
PLAN -REQUIRED, CLARIFYING
THE SPECIFIC ELEMENTS OF A
FLOOR PLAN
Ordinances #2013-02, #2013-
03 and #2013-04 were adopted
at a Regular City Council Meeting
held on January 22, 2013 at the
Moab City Council Chambers, 217
East Center Street Moab, Utah
84532. Complete copies of Ordi-
nances #2013-02, #2013-03 and
#2013-04 are available online at
www.moabcity.org or at the City
of Moab Recorder's Office at 217
East Center Street Moab, Utah
134532.
Is/ Rachel E. Stenta
City Recorder/Assistant
City Manager
Published in The Times -Inde-
pendent, Moab, Utah January 31,
2013
Proof of Publication
STATE OF UTAH,
County of Grand,
)
SS.
Zane W. Taylor, being first duly sworn accord-
ing to law, deposes and says: That he is the pubisher of
The Times -Independent, a weeldy newspaper of general
circulation, published every Thursday at Moab, Grand
County, State of Utah, and a designated agent of the Utah
Press Association; that the notice attached hereto and
which is a copy of a
City of Moab
Ordinances #2013-02, #2013-03, and #2013-04
which is made a part of this Affidavit of Publication, was
published in said newspaper for a period of 1 consecu-
tive issues, the first publication date having been made
January 31, 2013
; and the last on
; and the said notice was published in each and every copy
of said newspaper during the period and time of publica-
tion, and that it was published in the newspaper proper
and not in a supplement thereof, and that said notice was
published on Utahlegals.com on the same day as the first
newspaper publication and the notice remained on Utah-
legals.com throughout the period and time of print pub-
lication.
ublisher
Subscribed and sworn before me this
Notary Public
Residing in Moab, Utah
My Commission Expires
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