HomeMy Public PortalAboutRES-CC-1991-01RESOLUTION NO. 01-91
A RESOLUTION RECOGNIZING THE STATUS OF HOUSING CONDITIONS IN
MOAB CITY AND RECOGNIZING THE NEED FOR IMPROVEMENT OF THE HOUSING
CONDITIONS WITHIN THE CITY BASED UPON THE FINDINGS OF THE MOAB CITY
COMMUNITY DEVELOPMENT & HOUSING NEEDS POLICY PLAN AND ADOPTION OF
THE SAME.
WHEREAS, the City of Moab conducted a housing survey in
December 1990, and the results and findings of said survey are
contained in the Moab City Community Development & Housing Needs
Policy Plan, attached hereto; and
WHEREAS, the City of Moab, based on the results of said
survey, recognizes the inadequacies of the housing situation within
the City; and
WHEREAS, the City of Moab recognizes that establishing goals
to improve the housing status within the City is necessary and in
the best interest of the citizens of Moab City; and
WHEREAS, the City of Moab is informed of the availability of
many funding sources for improvement of housing conditions within
the City.
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE MOAB CITY COUNCIL
THAT the aforedescribed Moab City Community Development & Housing
Needs Policy Plan be adopted and that Moab City, through its
various departments and department heads investigate and/or pursue
available avenues to improve the housing condition of the City of
Moab.
DONE IN OPEN COUNCIL this r6 -1-1-, day of January, A.D.,
1991.
ATTEST:
lue, .
andra E. Beauregard,
Acting Temporary Moab
City Recorder
MOAB CITY COMMUNITY DEVELOPMENT & HOUSING NEEDS POLICY PLAN
I. MOAB CITY DEVELOPMENT GOALS & OBJECTIVES
A. Land Use Goals.
1. Growth: For the past 10 years Moab City has had over a 23%
decrease in population. According to the 1990 Preliminary Housing
Unit & Group Quarters Population Counts, Moab City has a total
population of 3,959 with 1,761 total housing units. Two hundred
and seventeen of the units were found vacant (Source: U.S. Bureau
of the Census).
Although Moab City has had a population decrease, there has been an
increase in tourism and Moab has a substantial transient
population. Many of Moab's homes are second homes owned by people
living outside of the community.
2. Growth Policy & Annexation: Urban residential growth
should be directed into the vacant land within the incorporated
boundaries of the City of Moab so that all needed services (water,
sewer, power, gas, garbage service, adequate road maintenance,
etc.) can be readily provided by an outward extension of these
services as economically as possible. Urbanization of land outside
Moab City should be dependent upon annexation to Moab, extension of
all urban services, and regulated to an outward expansion from Moab
toward the south and east. Development of land for urban
residential purposes where all of these services cannot be provided
will be discouraged.
Presently, the City has been informally approached to annex two
County Islands (approximately 50 acres) located within the City
limits.
3. Planning Policies & Guidelines: All policies concerning
land use, transportation, recreation, economic development, etc.
are found in the City's Master Plan and the Moab City Ordinances.
There are also other guidelines Moab City follows for planning
purposes which include the City of Moab Spatial Analysis and
Physical Planning Guidelines prepared by the Utah State University
Environmental Field Service Team in 1989, the City of Moab Parks
and Recreation Master Plan, and the Grand United Future Economic
Development Recovery Plan. A11 objectives to assist in goal
implementation are found in these documents. Moab City is also in
the process of revising its Master Plan. The Moab City land use
maps are shown in the attachment of this Housing Plan.
B. Housing - Community Goals.
1. Analysis of existing housing conditions.
The City of Moab conducted a housing survey in December 1990 (see
housing survey map). The results of the survey are as follows:
836 acceptable homes (homes in good condition)
246 deficient homes (homes that need minor repairs)
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253 deteriorating homes (homes that need substantial repairs)
6 dilapidated homes (homes that should be bulldozed)
a. Number of new dwelling units:
From 1989-90 there was only 1 building permit granted in Moab City.
However, for the past 5 years many homes in Moab were left vacant
due to the closing of the City's two largest employers. According
to local realtors, available housing has tightened up since 1989
and the City can expect more home construction requests in the near
future.
b. Vacancy rate:
While conducting the housing survey the City found less than 20
vacant housing units. Apartment complexes were counted as one unit
per building. Abundant and low cost housing :in Moab City has
slowly faded. Several apartment complexes have converted to short
term rental or bed and breakfast establishments so there are very
few rental units available in Moab.
c. Number of substandard units:
As of December 1990, there are approximately 259 substandard
housing units. Many of which are run down trailer homes located in
trailer courts.
d. Geographical areas most in need of assistance:
There are approximately 7 geographical areas where groups of
substandard housing units (mainly trailer courts) were located.
e. Income levels in Moab.
According to a phone survey conducted in April 1990, approximately
55% of City individuals and families were categorized as low to
moderate income earners. However, individuals and families that do
not have phones (possibly because they cannot afford them) were not
contacted, so the results of the survey may be a little skewed.
There are approximately 380 open cases or families and individuals
in need of financial and medical assistance. According to the
Bureau of the Census the yearly per capita income for Moab in 1980
was $6,903 and the estimate for 1987 was $9,413. In 1988, the
Bureau of Economic Analysis reported that the per capita personal
income for Grand County was $12,189.
f. Problems with the survey:
There are many homes in Moab, especially in the original Moab
townsite, that appear on the outside to be in good condition, but
on the inside they are not up to code and are very deficient.
However, there are also many homes in Moab that are in good
condition, but they appear on the outside to be run down. The
survey results were only based on the outside appearance of homes.
g. Low income & special housing in Moab:
Moab has three multiple dwelling projects constructed for housing
low-income residents, one of which is a senior citizen apartment
complex built in 1984. The State of Utah has also just completed
a group home in Moab that was constructed for the physically and
mentally handicapped. Although homelessness has not been a serious
problem in Moab, the City does not have adequate quality housing
for low-income residents --housing available to low-income
individuals are usually found in run down trailor courts.
2. Resources available:
Financial resources available to assist with housing developments
in Moab City and Grand County include the CDBG Interim Loan Float
Program, Rental Rehabilitation Block Grant Program, Section 502
Rural Housing Loan (FmHA), Section 504 Rural Rental Housing Loans
(FmHA), Critical Need Housing Funds, Emergency Shelter Grants, 312
Rehabilitation Program, Unified Tax Exempt Board Allocation
Program, and Housing Development Restricted Account.
3. Implementation of housing needs:
GOAL: To follow a housing strategy that insures a quality
residential environment for all residents of Moab.
The decreases of population in recent years has placed pressures
and burdens on the housing stock of Moab. Not only must the City
provide adequate new dwellings to meet an increased housing demand,
but it must also take an initiative to evaluate and improve the
housing stock already existing.
At present, Moab is confronted with important issues and challenges
in relation to its housing stock. These issues include:
1) How to best cope with aging neighborhoods?
2) How to provide housing opportunities to those whose economic
capabilities leave them out of the present housing market?
3) How to best handle government programs of housing rehabilitation
and public housing?
4) How to have new potentials in ownership and creative develmmrit
concepts benefit the residents of Moab?
5) How to deal with varying lot sizes and types of structures in
neighborhoods so there is continuity in the sizes and types of
homes?
These issues and others provide a nucleus and delineate the need
for a housing element. With the development of the City Master
Plan, Moab is in a position to address housing issues and to
provide adequate guidance for a comprehensive housing strategy.
The present housing stock in Moab offers a wide range of
residential choices. The majority of dwellings are single family
detached homes. However, in recent years, a number of multiple
family rental units have also been constructed. As costs continue
to rise, the number of single-family houses being built will
probably decline. New rental construction will also remain at a low
level until more encouragement is given for its development.
The quality of housing depends on a number of variables that
combine to influence the rate of deterioration.
Age: This factor has a major influence on quality. The older the
dwelling, the more the likelihood of structural faults, exterior
maintenance problems, etc.
Building material: The type of material used in construction is
important. A brick home 30 years old will probably withstand
deterioration better than would a wooden structure or similar age.
Individual maintenance: The effort taken by an occupant to maintain
the property accounts for a big part of quality. Not only do the
materials wear longer with proper maintenance, but well kept homes,
regardless or age, are viewed as being of high quality and an asset
to the city.
Neighborhood stability: Owner occupied dwellings seem more likely
to be adequately maintained than do renter occupied units. Pride of
ownership influences the level of quality.
Occupant income: Income level of an occupant influences the amount
of resources available to spend on raising quality. Lower income
neighborhoods have a greater potential for deterioration to spread
than do acres of higher income.
Factors such as these influence the level of quality found at each
dwelling and in an entire neighborhood. The existence of one factor
does not necessarily indicate deterioration, however, the
combination of several factors increases the possibility that
deterioration can spread.
Local controls, such as a housing code, can be effective in
establishing a desired minimum level of housing quality for Moab.
Such established levels of quality could be helpful in preventing
the deterioration of existing homes and neighborhoods and in
assuring that dwelling units in Moab are safer. These requirements
would be especially useful in improving older neighborhoods and
substandard rental properties.
A number of programs and a variety of options exist to help improve
the quality of housing stock in the city. The rehabilitation of
existing structures can be accomplished through several government
programs that provide funding to the occupant in the form of direct
grants, direct loans, and guaranteed loans. New construction is
provided mainly by private developers. However, government
sponsored programs which encourage developers to build a certain
price range of housing and which actually pay for the construction
of public housing are also available to residents of Moab.
Available housing in Moab exceeds the capabilities of many of its
residents. Housing developments, until now, have emphasized higher
priced single family homes and lower priced multiple family rental
units. Housing demands seem to indicate a need for low to moderate
priced single family dwellings, allowing entrance of the large
renter group into the housing market.
The appearance of individual homes and of entire neighborhoods
cannot be legislated. The price held by owners and renters and the
organization of neighborhood clean-ups or beautification drives
will accomplish the most towards preserving and improving the
City's housing stock.
Problems with buying homes and with correcting defects in housing
quality are most severe for the elderly whose lack of job
opportunities and whose fixed incomes leave few alternative
choices.
Other Housing Implementation Options:
a. Housing authority:
Moab City and Grand County are currently working on creating a
housing authority to assist low to moderate income families and
individuals to afford housing and rental costs.
b. Zoning enforcement:
The City is hiring a zoning official to help people come into
compliance with health, welfare and safety laws.
c. New residential building:
In 1983 Moab City joined with Grand County, under the State
Interlocal Cooperation Act, to form the Moab Community Development
Agency (MCDA), under Article VI of the agreement, MCDA is charged
with the responsibility of full cooperation with public agencies
having concurrent jurisdiction over projects including, but not
limited to, such agencies as the Grand County Water Conservancy
District and the Spanish Valley Water and Sewer District. The only
City long-range planning commitment for the construction of homes
and dwelling units is associated with its involvement in MCDA, the
activities of MCDA are administrated through the Grand County
Economic and Community Development office. The major goals and
objectives of the MCDA were to transform the Moab Valley into a
retirement community through:
1. The utilization and development of vacant lands owned by the
City, located in the vicinity of the municipal golf course in the
County, for park and recreational facilities and related
infrastructure services such as water mains, sewer lines, and
roads.
2. The provision of a core for a retirement community project
that will foster residential construction of homes and dwelling
units on the vacant lands of the City and adjacent privately -held
lands.
3. Recruitment of a developer or developers, to complete the
project. An additional 9 holes was added to the existing municipal
golf course as incentive for the retirement community development,
as well as to increase visitor trade to Moab.
In 1989, MCDA completed the 18-hole golf course which opened in
April. As of December 1990, one development company is interested
in the project. (At this time there will probably be a greater mix
of people that move to the golf course development than just
retirees.)
d. New commercial development:
As for other construction projects, a new motel in Moab was
completed in the spring of 1989, a new Sprouse variety store was
completed in the spring of 1989. A supermarket called City Market
finished construction on a new and bigger store in December, 1989.
On December, 13 1990 McDonalds opened a new restaurant in Moab. A
mini -mall and a brewery has been approved by the City and there are
also several motels that plan to expand or locate in Moab within
the next two years.
C. Open space Goals
In attempting to determine the best possible uses of land within
the City's jurisdiction, the Moab City Planning Commission is
required to make decisions concerning open space and other land
uses of the community. The FC-1 Flood Channel Zone and the A-2
Agricultural Zone are two zones, in particular, that the City
protects as open space. The primary purpose of the flood channel
zone is to facilitate the protection of life and property from
damage because of floods. Territory within this zone is
characterized by open land which is free of structures and
buildings that are likely to be damaged or which will likely cause
damage to other property during reoccurring floods. The
agricultural zone has been established for the primary purpose of
providing a location where the cultivation of crops and the raising
and keeping of livestock and related uses can be carried on and
where such uses can be protected and encouraged.
D. Economic Development Goals
Moab City's economic development mission statement is to reduce
unemployment, increase the tax base, and improve the standard of
living. The City's specific economic goals include: 1. Organize
and coordinate all economic and community development activities.
2. Upgrade the image of Moab to reflect the full potential of its
setting and resources. 3. Establish an identity for Moab country,
on a national scale, that will draw investors, developers,
retirees, and destination oriented travelers. 4. Increase all
visitor trade to Moab and extend their average length of stay. 5.
Identify target business and industry that will be compatible with
the local rural environment and develop programs to attract them to
the City. 6. Identify the facilities and attractions needed to
enhance economic development and determine the means to acquire
them.
Moab City works with the Grand County Community and Economic
Development Department, the Moab Chamber of Commerce, the Moab Film
Commission, the Grand County Travel Council, the University of
Utah, and the Southeastern Association of Governments to help the
City in its economic development efforts. All the specific
economic development goals of the City and County are found in the
Grand United Future (G.U.F.) Economic Development Plan. The G.U.F.
plan gives further details to the following City and County
projects: Scenic Way (Highway 128) Improvements, Canyonlands
Airport Improvements, Widen and Improve Access Roads into Moab, 18
Hole Golf Course and Recreation Facility, Development of Bike
Trails, Moab Downtown Arts and Cultural Development, Moab City
Civic/Convention Facility, Equestrian Center, Mill Creek Parkway,
Kokopelli Performing Arts Theater, Slick Rock Recreation
Development, Year Round Swimming Pool, Moab Mini -Parks, Park
Improvements, Power Dam Park, Museum Development, Movie Town Theme
Park, La Sal Mountain Winter Recreation, Mineral Development,
Revolving Low Interest Loan Fund, Small Business Incubator, etc.
The most current report and statistics concerning economic
development for Moab City and Grand County is found in the Small
Business Incubator Feasibility Study_ conducted by Bonneville
Research and the Southeastern Utah Association of Governments
(final report completed December, 1990).
E. Transportation and Circulation Goals
1. Circulation Objectives
a. Pedestrian:
One of the major pedestrian circulation goals is the development of
the Mill Creek Flood Control and Parkway Project. The Parkway
would provide a path system for walking and biking (See
attachment). The City has also been providing more sidewalks for
pedestrian travel and may set up special improvement districts to
see that more sidewalks are utilized. In the commercial district
the City is providing cement for businesses that wish to put in
sidewalks in front of their businesses.
b. Vehicular:
Major arterials should not split residential neighborhoods.
Collector streets, should provide adequate access from residential
neighborhoods to major aterials and other adjoining areas of
concentration. Residential streets should be designed to
discourage through traffic. Adequate parking must be provided.
(See attachment.)
c. Mass transit goals:
1. Air Travel: Support regular and convenient commuter service to
and from the Wasatch Front metropolitan area. Continue
improvement of the Canyonlands Airport to eventually accommodate
larger aircraft. Support the Canyonlands Airport subsidy for the
operation of Alpine Aviation.
2. Rail Travel: Support regular and convenient rail service to and
from Salt Lake City and Denver metropolitan areas.
3. Roads & Highways: Support continued development of state and
federal roads and highways in and through Moab City and continue
maintenance and development of City roads.
F. Public Facilities -Needs Assessment.
Sewer Needs:
The capacity of Moab's sewer system is 2,600 connections.
Currently there are 1,714 connections in use. At this time the
City's sewer system is working well under capacity. However, the
City may need to expand the sewer plant for the future proposed
developments, e.i., Greenwell Motel expansion, Super 8 Motel
expansion, Church orchard resort hotel, golf course development,
camp park development, the down town mini -mall, etc. In 2 to 5
years the City may need to expand its sewer system.
Water Needs:
Moab depends on rain and snow for water. It may take several years
after a drought before the City will feel the effects on its
culinary water system. At present the City has ample culinary
water. Irrigation water rights are owned mainly by Moab Irrigation
and a few property owners. The City may need to purchase some of
those rights to maintain the Mill Creek Parkway.
(See attachment for water rights.)
Recreation needs:
Moab City has a Parks and Recreation Master Plan, and has followed
specific portions of the plan. Moab City has excellent programs
for specific sports and recreational activities, but still needs
improvements in providing for other recreational activities.
Administrative Issues:
1. Consolidation to a single coordinating entity;
2. clear, strong organizational structure;
3. clear mission statement, goals and objectives;
4. equitable user -fee structure;
5. formal reciprocal agreements;
6. single full-time professional parks and recreation director;
7. volunteers in public service;
8. university internship;
9. consolidate park as well as recreation services and amenities;
10. long range marketing plan for golf course;
Programmatic Issues:
1. Strong, year-round activity based program;
2. strong, clear well-rounded programming philosophy;
3. development of equestrian -related activities;
4. enhance Colorado River related activities; and
5. expand swimming program and facility.
Facilities Issues:
1. Soccer field and program;
2. community youth center;
3. fitness -wellness hiking, biking, etc. trail system;
4. expansion of Grand County fair ground area;
5. develop picnicking amenities;
6. establish a cultural arts center -auditorium; and
7. enhance existing Moab/Grand County outdoor concert and marina
type facilities;
Solid waste disposal needs:
The City and County may want to relocate the land fill in the
future. At the present time, the City owns the dump and the County
maintains it. Hazardous waste has been allowed to be dumped in
land fill in the past. Currently the City and County needs to stop
this practice.
The County currently has a recycling task force that is working on
solutions to recycle waste.
Utilities:
Utah Power and Light serves the City with power, Contel of the
West, Inc. serves the City with phone service, and Utah Gas Company
serves the City with natural gas. Utah Power and Light would like
to serve the City with a backup system to virtually eliminate power
shortages and Utah Gas Company is constantly trying to expand to
provide the City with cheaper fuel.
G. Other Goals
Health care:
Handled by the County Health Department and the Allen Memorial
Hospital. The Moab City Planning Commission would like to find a
way to develop a multicare retirement home.
Education:
Handled by the Grand County School District.
Senior/Handicapped citizen needs:
The State of Utah just built a group home for physically and
mentally handicapped. The County recently built a civic center for
senior citizens and other groups.
Fire protection:
Handled by the County Fire District.
Police protection:
Handled by the City of Moab Police Department and the Grand County
Sheriff Department.
II. COMMUNITY CAPITAL IMPROVEMENT FACILITIES PROGRAM
Procedures for updating capital improvement projects:
The City Planning Commission and Planning Department constantly
reviews and updates capital improvement projects. The City Council
updates and prioritizes its capital improvements list approximately
every six months. Public hearings are held when the City Council
prioritizes projects. The most recent public hearing concerning
the prioritization of projects was held December 3, 1990. The
following is a summary of the major capital improvement projects
the City prioritized:
Priority #1 Mill Creek Flood Control & Parkway Project
1. Public Education & Involvement
2. Preliminary Master Plan
3. Public Debate --land owner agreements and public need:
April 1991 property ownership survey
4. Finalize Master Plan
5. Specific Plans of segments, prioritized, to blend with goals of
Master Plan:
March 1991 contour mapping
Landscape design
January 1992 Army Corps of Engineers Reconnaissance Study
1992 hydrological study (S.C.S.)
1992 engineering plans
6. 1992 Revise FEMA maps (based on contour mapping and hydrological
study)
7. Implementation (C.I.B. funds required)
8. Revise FEMA maps (based on project as built)
Cost: Variable
Priority #2 Moab Public Radio
Assist Moab Public Radio (a non-profit organization) so that Moab
will have a public radio station. The City will try to help Moab
Public Radio find grants or funds.
Cost: $10,000
Priority #3 Swimming Pool Cover
Inflatable dome cover.
Cost: $160,000
Priority #4 Water Storage
Put in a water storage tank near the Civic Center for fire
protection.
Cost: $500,000
Priority #5 Consolidation of Public Facilities
The City could buy the Williamsburg Bank (which is adjacent to City
Hall) and relocate; the police station could relocate to City Hall.
Cost: $200,000
Other projects not prioritized include:
Main Street Beautification
Tree planting, landscaping, sprinkler system implementation, sign
ordinance, etc.
Sewer Expansion
2600 connections (2000 City, 600 SVWCD)
City: 1377 in use, 123 not in use, 500 more available
SVWCD: 337 in use, 263 available
The City may need to expand the sewer plant for developments such
as the Greenwell hotel expansion, Super 8 phase II, Church orchard
resort hotel, golf course development, J.J. Wang Camp Park, etc.
Recreation Center
Golf Course Cart Paths & Bathrooms
Moab Visitor Center/Plaza
Recreation Storage Building
U.S. 191 By-pass
ATTACHMENT
MAPS
Land Use
Zoning
Residential Attractiveness
Suitability Residential
Land Ownership
Linear Recreation
Suitability Commercial & Industrial
Attractiveness Commercial & Industrial
Circulation & Parking
Transportation Attractiveness
Suitability Transportation
Proposed Development Plan
Visual Quality
Environmental Evaluation -Surface Water Systems
Vegetation
Suitability Public Facilities
Attractive Public Facilities
Water Rights
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