HomeMy Public PortalAboutAGRMT MAPSS Property Planningerri?(11111:70,
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D 24-NO'V-2004 12g32pm
Fee: No Fee Cash
MERLENE MOSHL-R, Recorder
Filed BY MN
FOT GRAND COUNTY
TY
GRAND COUNTY CORPORATION
MOAB AREA PARTNERSHIP FOR SENIORS
RESTRICTIVE COVENANT
For valuable consideration, the sufficiency of which is hereby acknowledged, Grand County,
Utah ("County"), Moab Valley Health Care, Inc. (MVHC), the Grand County Hospital Service
District ("District:"), and the City of Moab ("City"), hereby grant and accept conveyance of this
restrictive covenant as follows:
a.
b.
I. RECITALS.
The Parties identified above have engaged in a collaborative process to
plan for and develop a senior center and related health care and
community facilities on the lands described herein, which are located
within the City of Moab.
It is the intention of the Parties that this covenant shall govern future
development by creating development standards and design guidelines in
addition to those requirements applicable pursuant to the City's Municipal
Code.
c. This covenant is intended to run with the lands described, and shall be
enforceable by all, or any, of the Parties described, and no other persons.
II. COVENANT.
1 The real property (herein: "the Property") described below shall be subject to the
terms and conditions of this Restrictive Covenant:
Hospital Parcel
DESCRIPTION OF A PARCEL OF LAND IN SECTION 1, T 26 S, R 21 E, S.L.M., GRAND
COUNTY, UTAH, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Beginning at a point which bears S 0°49'E 1022.3 ft. thence S 0°39'W 269.93 ft. from the
NW Corner Section 1, T 26 S, R 21 E, S.L.M., and proceeding thence East 1011.97 ft., thence S
0`581E 512.48 ft. to a Corner, thence S 88°52'W 1027.0 ft, to a Corner, thence N 0'39'E 532.86
ft. to the point of beginning and containing 12.23 acres, more or less.
Senior Center Parcel
DESCRIPTION OF A PARCEL OF LAND IN THE NW '/ SECTION 1, T 26 S, R 21 E, S.L.M.,
GRAND COUNTY, UTAH, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Beginning at a point which bears S 0°49'E 1022.3 ft. from the NW Corner of Section 1, T 26
S, R 21 E, S.L.M., and proceeding thence East 320.2 ft., thence N 0`19'E 132.7 ft., thence with
the South line of Emerald Subdivision S 89'43'E 108.36 ft,, thence South 402.1 ft. thence West
432.42 ft., thence N 0'39'E 269.93 ft. to the point of beginning and containing 3.00 acres, more
or less.
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Hospital Service District (Remainder)
DESCRIPTION OF A PARCEL OF LAND IN THE NW% SECTION 1, T 26 S, R 21 E, S.L.M.,
GRAND COUNTY, UTAH, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Beginning at a Corner which bears S 26°30.30"E 994.60 ft. from the Northwest Corner to
Section 1, T 26 S, R 21 E, S.L.M., and proceeding thence with the South line of Emerald
Subdivision S 89°43'E 217.14 ft. along a fence line to the Southeast Corner of Emerald
Subdivision, thence along the East line of Emerald Subdivision North 442.6 ft. along a fence line
to a Corner, thence N 89°55'E 508.0 ft. to a Corner on the West line of Kerby Subdivision,
thence with the West line of said Kerby Subdivision S 0°34'W 457.7 ft. to the Southwest Corner
of said Kerby Subdivision, thence with the South line of said Kerby Subdivision N 89°53'E 147.6
ft. to a Corner, thence S 0°12'W 423.7 ft. to a Corner, thence N 89°34'W 254.5 ft. to a Corner,
thence S 2°15W 40.7 ft. to a Corner, thence S 89°47'W 29.7 ft. to a Corner, thence N 0°58'W
75.58 ft., thence West 579.55 ft., thence North 402.1 ft. to the point of beginning and containing
13.35 acres, more or less.
2. The Parties entitled to enforce this Restrictive Covenant shall be limited to the
County, MVHC, the District, and the City, as well as any successors in title to all
or part of the Property, or assignees of the named Parties.
3. The Restrictive Covenant shall run with the Property in perpetuity, unless
released or modified upon written consent of all of the then owners of record of
the Property and the City.
4. Site Plan or other land use review by the City of future development within the
Property shall address compliance with this Restrictive Covenant as well as other
applicable codes and standards. The Parties shall also be entitled to review and
comment upon future development applications.
5. In the event that any existing or new development within the Property shall
constitute and actual or threatened violation of this Restrictive Covenant, the
affected Parties may deliver written notice of violation to the owner of the parcel
upon which the violation is located, which notice shall provide for a period of not
less than thirty (30) days in which to cure or abate such violation. If efforts to
seek cure or abatement are unsuccessful, the non -breaching party shall demand
mediation or a settlement conference with the other Parties as a precondition to
seeking judicial relief.
6. Any violation which is not cured by informal means may be abated in an action
seeking injunctive, declaratory, or other legal or equitable relief. In any such
action the court shall award to the substantially prevailing Party reasonable
attorney fees and court costs, in addition to any other equitable relief or damages
resulting from the breach.
7. This Restrictive Covenant shall be construed in accordance with Utah law.
Venue for any judicial proceedings pertaining to this document shall be in the
Courts of Grand County, Utah, and shall be heard solely by the Court, and not a
jury.
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III. DEVELOPMENT STANDARDS.
1. Development of the Property shall adhere to the following Development
Standards:
1.
IV. DEVELOPMENT GUIDELINES
In addition, the Parties agree that future development of the Property should
comply with the following Development Guidelines, which, though they are not
binding, are intended to provide architectural and design guidance for future
phases of development:
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DEVELOPMENT STANDARDS
MOAB AREA PARTNERSHIP FOR SENIORS DEVELOPMENT STANDARDS 4
DEVELOPMENT STANDARDS 4
INTRODUCTION 4
OVERALL CONCEPTS 4
REQUIRED STANDARDS FOR DEVELOPMENT 5
ADHERENCE TO DEVELOPMENT GUIDELINES 5
TRANSPORTATION AND CIRCULATION 5
VEHICLE CIRCULATION 5
PEDESTRIAN AND NON -MOTORIZED CIRCULATION 5
PARKING 5
ACCESSIBILITY AND SAFETY 5
ACCESSIBILITY OF PATHS AND FACILITIES 5
OUTDOOR SEATING 6
LIGHTING 6
OUTDOOR SPACE 6
EXTERIOR SOCIAL GATHERING SPACES 6
BUILDING EXTERIOR SPACE 6
CENTRAL OPEN SPACE 6
LANDSCAPING 6
BUILDINGS- FORM AND FEEL 7
EXTERIOR PERIMETER OF BUILDINGS 7
ENTRANCES 7
COMMON AREAS 7
ACCESSIBILITY, CIRCULATION AND WAYFINDING 7
MATERIALS g
ENERGY EFFICIENCY AND COMFORT g
LIGHTING g
FACILITIES SPECIFIC STANDARDS g
HOSPITAL g
SENIOR/COMMUNITY CENTER g
INDEPENDENT LIVING g
ASSISTED LIVING g
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Development Standards
Introduction
For the Moab Area Partnership for Seniors project at the orchard property, the following
standards are intended to help guide the MAPS committee, architects and developers through
the development process. The development process will likely take many years. These
Development Standards are to ensure the accessibility of the development to residents and the
community and lay out expectations to fulfill the goal of continuity in open space, vegetation,
construction specifications and transportation circulation.
A Development Guidelines Document has also been prepared to further assist developers in
meeting the vision and goals of the MAPS committee and meet the needs of the Moab
community at large. Although the guidelines presented in that document are not requirements,
they do present goals to strive towards in developing the land.
The attached site diagram is a record of the spatial arrangements between buildings, vehicular
and pedestrian circulation, parking and open space agreed to by the MAPS committee. It is not
intended as a site design, but rather to illustrate some of the standards outlined in this
document.
Overall concepts
The following outlines the basic goals behind all the standards that follow.
2. Create a cohesive, integrated series of developments that have a sense of place
through all phases of development.
3. Organize transportation and circulation to minimize vehicle/pedestrian
conflicts, and maximize accessibility.
4. Involve a landscape architect on the design team for each site's
development plans, as required for PUD plan approval, to ensure exterior spaces
connect and are cohesive.
5. Provide continuity throughout the development with pathways, seating
and light standards.
6. Create a multi -generational open space/community park that serves
needs unmet by other parks in the community.
7. Maximize the comfort, safety and use of open space in the MAPS
development.
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Required Standards for Development
Adherence to Development Guidelines
Each developer will adhere to the Development Standards and address the
related Development Guidelines during the design process and in the
implementation of their respective projects.
Transportation and Circulation
Vehicle Circulation
Walking paths and roads will be separated as much as possible. Where
walkways and roads intersect, there will be signs, changes in walkway materials
and crosswalks to alert motorists and pedestrians.
• Vehicle access to buildings and parking areas will come from perimeter roads.
No roadways will go through central open space.
• Service areas will be screened from view, or otherwise designed to avoid a "back
alley" appearance.
• The hospital will have its own emergency access for use only by emergency
vehicles.
Pedestrian and non -motorized Circulation
Provide access to central open space from all facilities.
Each developer will negotiate an easement with the city to provide for the linking
of city bike and pedestrian paths to pathways within the development.
Walking and bike paths will link to other city pathways and streets.
Develop a circulation system for pedestrians and for bicycles.
Parking
Buildings will have a covered drop off area that is within 20 feet of main
entrances.
• Parking will be shared between facilities whenever possible.
Large lots with no landscaping are discouraged as per code. Smaller lots broken
up by landscaped areas are encouraged.
• Some parking will be positioned close to front entrances of the facilities.
Additional parking will be placed near other entrances where possible.
• Some parking near buildings will be designated with signs as "seniors only'.
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Accessibility and Safety
Accessibility of paths and facilities
• There will be a route linking to City Streets and pathways that will be accessible
to strollers, wheelchairs and people with disabilities.
• Create a way finding system to help users orient themselves. Use a basic
organizational plan that is easy to recognize. Use signage that is easy to read.
• Use both ramps and stairs where abrupt elevation changes are necessary.
Outdoor Seating
Lighting
•
Public seating areas near facilities will provide a variety of seating options that
include benches with armrests, backrests and handrests to assist in getting out of
the seat. The highest concentration of these seats will be near facilities, and
some will be provided in other areas.
Each development will provide a lighting plan to ensure that lighting in overall
development promotes security and continuity.
Full cut-off lighting will be used for all outdoor lighting.
Outdoor Space
Exterior Social Gathering Spaces
•
•
Some indoor spaces should look out upon outdoor spaces, and have screened in
areas or porches.
Public seating areas and gathering spaces will be in locations frequented often,
accessible and visible from facilities so as to promote feeling of safety.
Building Exterior Space
Building and landscape design and placement will be considered so that no
facility dominates the open space. Conflicting uses between facilities will be
considered and mitigated for during the design process of each development.
Central Open Space
• A landscape architect will be on the design team for each site's development
plans to help link each facility to the central open space.
• All facilities will participate in investigating a cooperative agreement for the
coordination, development and maintenance of the central open space.
• There will be a central, multi -purpose outdoor space for use by all three facilities
and the general public.
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" T h e r e w i l l b e w a t e r f o u n t a i n s , s e a t i n g a r e a s a n d t r a s h r e c e p t a c l e s .
" E n t r i e s t o c e n t r a l o p e n s p a c e w i l l c o i n c i d e w i t h b i k e t r a i l s , b i k e u n d e r p a s s e s ,
c r o s s w a l k s a n d r o a d s .
" C e n t r a l o p e n s p a c e w i l l b e a c c e s s i b l e f r o m a l l f a c i l i t i e s , 5 0 0 W e s t a n d W i l l i a m ' s
W a y v i a w a l k i n g p a t h s .
L a n d s c a p i n g
" M a j o r l a n d s c a p i n g m a t e r i a l s w i l l b e s e l e c t e d a f t e r p e r f o r m i n g a c o s t c y c l e
a n a l y s i s t h a t i n c l u d e s m a i n t e n a n c e c o s t s .
" P l a n t s u s e d o n s i t e w i l l b e a p p r o p r i a t e t o M o a b ' s c l i m a t e . R e g i o n a l p l a n t s w i l l b e
u s e d a s m u c h a s p o s s i b l e t o h e l p m i n i m i z e m a i n t e n a n c e a n d w a t e r u s e .
" Q u a l i t i e s o f d r o u g h t a n d h e a t t o l e r a n c e s h o u l d b e p r e s e n t i n a l l p l a n t s s e l e c t e d .
C r e a t e l a n d s c a p e s s u s t a i n a b l e w i t h m i n i m u m i r r i g a t i o n , f e r t i l i z e r s a n d
m a i n t e n a n c e .
" D e v e l o p a n d u s e a n e f f e c t i v e r e a s o n a b l e w e e d c o n t r o l s t r a t e g y t o i n c l u d e
i n t e g r a t e d w e e d m a n a g e m e n t p r a c t i c e s w h i c h m i n i m i z e t h e u s e o f c h e m i c a l
h e r b i c i d e s a n d p e s t i c i d e s .
A u t o m a t e d i r r i g a t i o n s y s t e m s w i l l b e i n s t a l l e d i n e a c h d e v e l o p m e n t u s i n g d r i p
i r r i g a t i o n i n n o n - t u r f a r e a s t o m a x i m i z e w a t e r e f f i c i e n c y .
" P h a s e d l a n d s c a p i n g w i l l b e a l l o w e d t o e n c o u r a g e q u a l i t y l a n d s c a p e s a s o p p o s e d
t o b u d g e t c u t t i n g l a n d s c a p e s w i t h a f i v e y e a r t i m e l i m i t o n t h e c o m p l e t i o n o f t h e
l a n d s c a p e .
P r o v i d e f o r i r r i g a t i o n h o o k - u p a t t h e t i m e o f c o n s t r u c t i o n o f f a c i l i t i e s t o s a v e c o s t s
o n l a n d s c a p e i r r i g a t i o n i n s t a l l a t i o n .
B u i l d i n g s - F o r m a n d F e e l
"
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B u i l d i n g s w i l l b e o u t w a r d l y f o c u s e d . B u i l d i n g s s h o u l d n o t c r e a t e a n e n c l a v e .
E n s u r e r e s i d e n t i a l c h a r a c t e r ( a s o p p o s e d t o i n s t i t u t i o n a l o r c o m m e r c i a l ) o f
b u i l d i n g s . ( V a r i a n c e a l l o w e d f o r h o s p i t a l ) .
T h e a r c h i t e c t u r a l s t y l e w i l l b e w e l c o m i n g , i n c l u d i n g a r c h i t e c t u r a l d e t a i l o f a
h u m a n s c a l e , a v o i d i n g i n s t i t u t i o n a l " b i g b l o c k " s t y l e a r c h i t e c t u r e a n d m o n o l i t h i c
f l a t s k y l i n e s .
S h a p e a n d s i t e b u i l d i n g s t o p r o v i d e v i e w c o r r i d o r s t o t h e p o r t a l , r i m a n d
m o u n t a i n s .
D e s i g n b u i l d i n g s w i t h r e s p e c t t o t h e s u n a n d c l i m a t e . S h a d e e a s t a n d w e s t w a l l s
f r o m s u m m e r s u n u s i n g d e e p o v e r h a n g s o r s h a d e t r e e s .
B u i l d i n g s w i l l h a v e o n e o r t w o s t o r i e s .
T h e b u i l d i n g s w i l l b e i n a p a r k l i k e s e t t i n g a n d w i l l b e a p p r o a c h e d f r o m m u l t i p l e
s i d e s . D e s i g n f o r m u l t i p l e a n d v a r i e d ' f r o n t f a c e s ' t o t h e b u i l d i n g s .
S c r e e n h e a t i n g a n d c o o l i n g e q u i p m e n t o n t h e r o o f o r s i d e s o f t h e b u i l d i n g s .
E x t e r i o r P e r i m e t e r o f B u i l d i n g s
" B r e a k u p e x t e r i o r s u r f a c e s o f b u i l d i n g w i t h c h a n g e s i n t e x t u r e , m a t e r i a l s , s h a d o w
l i n e s , r o o f l i n e s ; o r w i t h t r e l l i s e s , o v e r h a n g s , a r c a d e s , a n d t r e e s .
W h e r e p e d e s t r i a n p a t h s r u n d i r e c t l y a d j a c e n t t o b u i l d i n g s a n d l e a d t o b u i l d i n g
e n t r a n c e s p r o v i d e o v e r h a n g s , a r c a d e s o r s h a d e t r e e s .
S e r v i c e a r e a s w i l l b e a c c e s s i b l e f r o m p e r i m e t e r r o a d s a n d s c r e e n e d f r o m o t h e r
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buildings and central space.
Entrances
• Place the main entrance to buildings at a point where it can be seen immediately
from the street of approach and give it a clear, visible shape which stands out in
front of the building.
• In addition to the main entrance, provide multiple entrances as needed to
accommodate people entering from other buildings, other parking lots or parking
spaces far from the main entrance, or from the open spaces. Provide a
welcoming, covered entrance to allow for adjustment to light and to offer shelter
from elements.
• Position front entrances for views of the portal, the rim or the mountains.
• Create inviting entrances with places for people to stop, sit, wait and talk.
Common Areas
•
•
Design waiting rooms and common areas with the comfort of clients in mind,
providing a living -room like atmosphere with natural light, space for tables and
sofas, and views if possible.
Provide easy access to the outdoors.
Accessibility, Circulation and Wayfinding
• Follow ADA guidelines and principles for universal design. (See appendix)
• Provide easy to open doors and a minimum of one automatic door for each
building.
• Provide at least one bathroom per building with automatic doors or a no door
design.
• Provide covered or shaded walkways to more distant parking spots and between
buildings.
• Create a system to help users orient themselves.
• Create comfortable passages, avoiding long sterile hallways.
Materials
• Primary exterior materials will be horizontally laid sandstone, stucco (earth
colors), and wood, with possible use of red or buff brick for accent.
• Major interior and exterior materials will be selected after performing a cost cycle
analysis that includes maintenance cost.
• Toxicity of materials will be considered and non -toxic options assessed and
preferred. Low VOC paints will be used (except where hospital requirements
otherwise require). (Seniors even more than the general population are
particularly sensitive to airborne impurities.)
Energy Efficiency and Comfort
• Buildings will be designed and built referencing LEED standards. Buildings other
than the hospital will be able to qualify for a LEED certification.
Prioritize LEED criteria to provide a long term cost savings to the community
through saved energy and maintenance costs.
• Qualify for Energy Star Home rating or similar standard for all residential units not
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e l i g i b l e u n d e r L E E D .
C e r t i f y w i t h E P A ' s I A Q ( i n d o o r a i r q u a l i t y ) s t a n d a r d f o r a l l r e s i d e n t i a l u n i t s u n l e s s
a b u i l d i n g s t a n d a r d i s u s e d t h a t i n c l u d e s I A Q .
P r o v i d e a p p r o p r i a t e o v e r h a n g s o v e r s o u t h f a c i n g w i n d o w s t o p r o t e c t f r o m
s u m m e r s u n w h i l e a l l o w i n g s u n p e n e t r a t i o n i n w i n t e r .
I n r e s i d e n t i a l b u i l d i n g s , m a x i m i z e r o o m s w i t h s o u t h f a c i n g w i n d o w s .
C a l c u l a t e a c o s t a n a l y s e s f o r G r o u n d S o u r c e H e a t P u m p s y s t e m s f o r h e a t i n g
a n d c o o l i n g ; a n d f o r i n s t a l l i n g s o l a r h o t w a t e r s y s t e m s .
W h e r e s o l a r h o t w a t e r i s n o t i n s t a l l e d p r o v i d e s p a c e a n d c o n n e c t i o n s f o r f u t u r e
c o n v e r s i o n . ( V a r i a n c e a l l o w e d f o r h o s p i t a l )
L i g h t i n g
" M a x i m i z e n a t u r a l l i g h t i n g t o p r o v i d e f o r w e l l b e i n g a n d t o r e d u c e e n e r g y c o s t s .
U s e c o m p a c t f l u o r e s c e n t - c o m p a t i b l e f i x t u r e s .
P r o v i d e a d e q u a t e l e v e l s o f l i g h t f o r t h o s e w h o a r e v i s u a l l y i m p a i r e d t o e n s u r e
s a f e t y .
F a c i l i t i e s S p e c i f i c S t a n d a r d s
H o s p i t a l
S e n i o r / C o m m u n i t y C e n t e r
" L o c a t e S e n i o r C e n t e r a n d i n d e p e n d e n t l i v i n g n e a r e a c h o t h e r i n o r d e r t o p r o m o t e
s o c i a l i n t e r a c t i o n a n d a l l o w f o r s h a r e d a c c e s s t o f a c i l i t i e s a n d a c t i v i t i e s .
I n d e p e n d e n t L i v i n g
" L o c a t e h o u s i n g u n i t s a n d l a n d s c a p i n g t o b l o c k v i e w a n d r e d u c e n o i s e f r o m
h o s p i t a l .
P r o v i d e e a c h r e s i d e n c e w i t h s o m e p e r s o n a l o u t d o o r a r e a w i t h f l e x i b i l i t y f o r u s e .
P r o v i d e s o u t h f a c i n g w i n d o w s i n a l l r e s i d e n t i a l u n i t s . P r o v i d e w i n d o w s o n a t l e a s t
t w o s i d e s i n m a i n l i v i n g a r e a s o f r e s i d e n c e s .
A s s i s t e d L i v i n g
" P r o v i d e a d e s i g n f o r s o u t h f a c i n g w i n d o w s a n d w i n d o w s o n a t l e a s t t w o s i d e s i n
m a i n l i v i n g a r e a s o f r e s i d e n c e s f o r a m a x i m u m n u m b e r o f u n i t s .
" M a i n t a i n r e s i d e n t i a l c h a r a c t e r b y p r o v i d i n g a s e c o n d a r y e n t r a n c e f o r p i c k - u p a n d
d r o p - o f f , r e l i e v i n g t h e m a i n e n t r a n c e o f p a v e m e n t a n d c a r s .
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Central Open Space
General Recommendations
• There will be a central, multi -purpose outdoor space for use by all three facilities
and the general public. Park will be accessible to a diversity of users, such as
hospital workers, visitors, patients, passers -through, residents, seniors, and
community members.
• The central open space, as a public area of the development, should be
designed with input from all the initiating developers and the MAPS committee
early in the development process.
• The park will be designed with consideration for its elderly users.
• The central open space should provide a non -motorized connection between
nearby neighborhoods and City paths and trails. Wildlife corridors that currently
use this route should be maintained or accommodated within the non -motorized
pathway/open space system through this area.
• Each site owner will cooperate with others for construction and maintenance.
Microclimate
• Consider vegetation, building height, orientation, seasonal temperatures and
movement of sun to enhance the comfort of outdoor sitting and gathering areas.
Circulation
• Some sitting areas will be located close to facilities or parking areas for those
with mobility issues or safety concerns.
• Entries to park will coincide with bike trails, bike underpasses, crosswalks and
roads
• Include a jogging and walking trail in the park.
• Provide the shortest and most direct route for passing through as shortcut
between streets.
• Some passenger unloading zones and parking should be located close to some
areas, with some areas accessible by foot or bicycle only.
Uses and Activities for Exterior Social Gathering Space
•
•
A variety of benches and seating will be provided in this area.
There will be several sub -areas of park that allow for simultaneous multiple uses.
Examples of multi -purpose area uses include, but is not limited to: artwork,
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outdoor performance space, water feature and a community garden.
• Provide distinct areas for people to pass through and to linger.
• There will be minimal grade changes in walkways. There will be an emphasis on
meeting, socializing and activity areas with benches placed at frequent intervals
to provide for needs of elderly users.
• A community gardening area with raised beds for wheelchair accessibility should
be considered as part of the central open space.
Landscaping
• Unused areas of land around development need to be managed during
construction to prevent site from appearing half finished for the next 20 years.
For instance, installing paths around the development.
• Create and use and effective weed control strategy to include integrated weed
management practices; minimizing use of chemical herbicides and pesticides.
• Plants used on site will be regionally appropriate to Moab's climate, with low
maintenance native plants especially emphasized to enhance the sense of place
in the outdoor areas. Qualities of drought and heat tolerance should be present
in plants selected.
• A landscape architect will be on the design team for each site's development
plans to ensure that all facilities have coherent connections to the central open
space.
Outdoor Seating
•
•
Movable seating options allow for seasonal flexibility of sitting areas and
variations in seating arrangements. This is appropriate near facilities such as the
senior center.
Provide some shaded sitting areas and drinking fountains.
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DEVELOPMENT GUIDELINES
TABLE OF CONTENTS
MOAB AREA PARTNERSHIP FOR SENIORS DEVELOPMENT GUIDELINES 11
DEVELOPMENT GUIDELINES INTRODUCTION 11
RECOMMENDED GUIDELINES FOR DEVELOPMENT 12
TRANSPORTATION AND CIRCULATION 12
VEHICLE CIRCULATION 12
PEDESTRIAN AND NON -MOTORIZED CIRCULATION 12
PARKING 13
ACCESSIBILITY AND SAFETY 13
ACCESSIBILITY OF PATHS AND FACILITIES 13
GENERAL GUIDELINES 14
OUTDOOR SEATING 14
GENERAL GUIDELINES 14
LIGHTING 14
SAFETY 14
OUTDOOR SPACE 15
EXTERIOR SOCIAL GATHERING SPACE 15
GENERAL GUIDELINES 15
BUILDING EXTERIOR SPACE 15
TRANSITION AREAS BETWEEN INDOOR AND OUTDOOR AREAS 15
GENERAL GUIDELINES 16
CENTRAL OPEN SPACE 16
LANDSCAPING 16
GENERAL GUIDELINES 17
BUILDINGS- FORM AND FEEL 17
EXTERIOR PERIMETER OF BUILDINGS 18
ENTRANCES 18
COMMON AREAS 18
ACCESSIBILITY, CIRCULATION AND WAYFINDING 19
MATERIALS 19
ENERGY EFFICIENCY AND COMFORT 20
LIGHTING 20
MAXIMIZE NATURAL LIGHTING TO PROVIDE FOR WELL-BEING AND TO REDUCE
ENERGY COSTS 20
FACILITIES SPECIFIC GUIDELINES 20
HOSPITAL 24
SENIOR/COMMUNITY CENTER 24
INDEPENDENT LIVING 24
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ASSISTED LIVING 24
CENTRAL OPEN SPACE PROGRAM (DRAFT) 26
CENTRAL OPEN SPACE 26
GENERAL RECOMMENDATIONS 26
MICROCLIMATE 26
CIRCULATION 26
USES AND ACTIVITIES FOR EXTERIOR SOCIAL GATHERING SPACE 26
LANDSCAPING 26
OUTDOOR SEATING 26
14
Development Guidelines Introduction
The purpose of the standards is to articulate the vision of the community in such a way that
designers understand what is desired. The MAPS collaborative effort has been toward creating
a user friendly, community oriented environment that meets specific needs of the community. It
has been clear throughout the meetings and with interviews with individuals, that the intent of
the project is not simply functional, but also to create a high quality, exemplary project that will
become a core component to our community. It will be a place in which people have pride and
to which they naturally congregate. The buildings need to meet the aesthetic and physical
needs of the community members. The individual components of the project must, in addition,
not exceed the short or long term financial capabilities of the community to support them.
A common vision for this project is to create a cornerstone for the community that enhances the
lives of seniors while being a place for the entire community. The following development
guidelines provide a single document that summarizes MAPS committee members' visions and
concerns, and synthesizes this with successful elements from similar projects. The guidelines
will help the MAPS committee create the desired continuity of open space, vegetation and
construction within the development and ensure the accessibility of the development to
residents and the community.
To create a cohesive campus -like area with enough separation for autonomy between the
different user sites will require specifically addressing the exterior spaces, and how they connect
the facilities and public areas of the development. The exterior spaces can create transitions
and boundaries between conflicting uses by using spacing, visual barriers of plant material and
placement of parking lots and entry spaces.
Of primary importance is the general siting of the structures and their uses. The way that
different facilities relate to one another on the site has implications for social interaction, traffic
circulation, pedestrian circulation and the overall function of the site. For example, it is
important that the institutional or health care qualities of the hospital not impinge on the activities
or feeling of vitality of the community center or assisted housing facilities, or dominate the
central open space. Furthermore, the size and the design of the hospital facility should be
carefully considered so that it does not dominate the entire site.
The development process will likely take many years. These guidelines will help ensure the
accessibility of the development to residents and the community and lay out expectations to
fulfill the goal of continuity in open space, vegetation, construction specifications and
transportation circulation.
RECOMMENDED GUIDELINES FOR DEVELOPMENT
Though none of these guidelines are required they do represent the pubic input gathered over
the past 2 years, and reflect community desires and needs. The general intent of these
guidelines is to help create a campus with an efficient and relatively seamless appearance to its
users,
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Transportation and Circulation
Vehicle Circulation
Walking paths and roads will be separated as much as possible. Where walkways and roads
intersect, there will be signs, changes in walkway materials and crosswalks to alert motorists
and pedestrians.
Vehicle access to buildings and parking areas will come from perimeter roads. No roadways
will go through central open space.
There will be a hierarchy of roads between facilities on the site to help minimize
congestion and ease the flow of traffic.
Service areas will be screened from view, or otherwise designed to avoid a "black alley"
appearance.
The hospital will have its own emergency access for use only by emergency vehicles.
General Guidelines
• Avoid grade change or structural barriers between public spaces and pathways.
Pedestrian and non -motorized circulation
Provide access to central open space from all facilities
Each developer will negotiate an easement with the city to provide for the linking of the
city bike and Pedestrian paths to pathways within the development.
Walking and bike paths will link to other city pathways and streets.
• Provide access to outdoor common areas from all facilities in the development
• Walking and bike paths will connect to all major facilities on the site.
• Link pedestrian and bike paths to other routes in the city to ease access for
pedestrians and cyclists.
Develop a circulation system for pedestrians and bicycles
•
•
•
Walkways should connect to form walking loops that offer a choice of length and
difficulty, as well as a varied sensory experience. For example, creating different
planting zones or spaces for bird watching.
Pedestrian and bicycle conflicts should be minimized. A bike trail through the
development is desired, but requires careful placement to ensure that pedestrian
needs are also met. Bicycle and elderly pedestrian conflicts are particularly
important to address.
Materials for walking surfaces will be predictable, non slip and non glare (eg
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4 if; =.i� 3 9 B
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s t a i n e d , l i g h t b r o o m f i n i s h c o n c r e t e , b r i c k , e x p o s e d a g g r e g a t e , c o n c r e t e b l o c k s ) .
T h e r e w i l l b e a s e n s e o f c o n t i n u i t y i n w a l k i n g s u r f a c e s u s e d a t a n d b e t w e e n t h e
d i f f e r e n t f a c i l i t i e s .
P a r k i n g
B u i l d i n g s w i l l h a v e a c o v e r e d d r o p o f f a r e a t h a t i s w i t h i n 2 0 f e e t o f a m a i n e n t r a n c e .
P a r k i n g w i l l b e s h a r e d b e t w e e n f a c i l i t i e s w h e n e v e r p o s s i b l e .
L a r g e r l o t s w i t h n o l a n d s c a p i n g a r e d i s c o u r a g e a s p e r c o d e . S m a l l e r l o t s b r o k e n u p b y
l a n d s c a p e d a r e a s a r e e n c o u r a g e d .
"
C o v e r e d w a l k w a y s , t r e e s h a d e d p a t h w a y s , o r t r e l l i s e s w i t h v i n e s a l o n g t h e p a t h
s h o u l d b e c o n s i d e r e d o n a p a t h f r o m t h e f a r t h e s t r e a c h e s o f t h e m a i n p a r k i n g
a r e a s t o t h e m a i n e n t r a n c e .
S o m e p a r k i n g w i l l b e p o s i t i o n e d c l o s e t o f r o n t e n t r a n c e s o f t h e f a c i l i t i e s . A d d i t i o n a l p a r k i n g w i l l
b e p l a c e d n e a r o t h e r e n t r a n c e s w h e r e p o s s i b l e .
" P a r k i n g l o t s w i l l b e p o s i t i o n e d c l o s e t o f a c i l i t i e s w i t h s o m e s p a c e s n o t m o r e t h a n
2 0 f e e t f r o m a n e n t r a n c e .
S o m e p a r k i n g n e a r b u i l d i n g s w i l l b e d e s i g n a t e d w i t h s i g n s a s " s e n i o r s o n l y " .
A c c e s s i b i l i t y a n d S a f e t y
A c c e s s i b i l i t y o f p a t h s a n d f a c i l i t i e s
T h e r e w i l l b e a r o u t e l i n k i n g C i t y S t r e e t s a n d p a t h w a y s t h a t w i l l b e a c c e s s i b l e t o s t r o l l e r s ,
w h e e l c h a i r s a n d p e o p l e w i t h d i s a b i l i t i e s .
"
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A m a i n p a t h l i n k i n g f a c i l i t i e s t o e a c h o t h e r a n d t o t h e c e n t r a l o p e n s p a c e w i l l h a v e
e l e m e n t s t h a t m a k e i t e a s i e r f o r e l d e r l y a n d h a n d i c a p p e d a c c e s s . T h i s i n c l u d e s ,
b u t i s n o t l i m i t e d t o : b e n c h e s o r s e a t i n g w a l l s s e t o f f t h e p a t h e v e r y 5 0 f e e t , o r a s
o f t e n a s i s r e a s o n a b l e , h a n d r a i l s , a n d n o a b r u p t g r a d e c h a n g e s a l o n g p a t h
b e t w e e n u s e a r e a s .
A t l e a s t o n e p a t h w a y t h a t c o n n e c t s f a c i l i t i e s w i l l b e a c c e s s i b l e f o r w h e e l c h a i r s
a n d w a l k e r s a n d w i l l b e w i d e e n o u g h f o r 2 w h e e l c h a i r s t o p a s s c o m f o r t a b l y
( m i n i m u m 8 F e e t ) .
C r e a t e a w a y f i n d i n g s y s t e m t o h e l p u s e r s o r i e n t t h e m s e l v e s . U s e a b a s i c o r g a n i z a t i o n a l p l a n
t h a t i s e a s y t o r e c o g n i z e . U s e s i g n a g e t h a t i s e a s y t o r e a d .
U s e b o t h r a m p s a n d s t a i r s w h e r e a b r u p t e l e v a t i o n c h a n g e s a r e n e c e s s a r y .
" C l e a r l y m a r k a n d l i g h t s t e p s a n d r a m p s . H a n d r a i l s t h a t e x t e n d a p p r o x i m a t e l y
1 7
"
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o n e f o o t b e y o n d t h e s e e l e v a t i o n c h a n g e s w i l l b e p r o v i d e d .
H a n d r a i l s s h o u l d b e a p p r o x i m a t e l y t w o a n d t h r e e q u a r t e r ' s i n c h e s i n d i a m e t e r , f o r
e a s e o f g r i p p i n g .
H a n d r a i l s s h o u l d b e m a d e o f a m a t e r i a l t h a t i s r e s i s t a n t t o w e a t h e r a n d e x t r e m e
c h a n g e s o f h e a t a n d c o l d .
I n s o m e a r e a s w h e r e h a n d r a i l s a r e a p p r o p r i a t e , t w o r a i l s s h o u l d b e p r o v i d e d , a t
a p p r o x i m a t e l y t h i r t y - t w o a n d t w e n t y - s i x i n c h e s , f o r b o t h a m b u l a t o r y a n d n o n -
a m b u l a t o r y u s e .
G e n e r a l G u i d e l i n e s
S e p a r a t e p a t h w a y s f o r w a l k i n g a n d b i c y c l i n g , o r b u i l d p a t h w a y s w i d e e n o u g h t o
a c c o m m o d a t e b o t h .
O u t d o o r s e a t i n g
P u b l i c s e a t i n g a r e a s n e a r f a c i l i t i e s w i l l p r o v i d e a v a r i e t y o f s e a t i n g o p t i o n s t h a t i n c l u d e b e n c h e s
w i t h a r m r e s t s , b a c k r e s t s a n d h a n d r e s t s t o a s s i s t i n g e t t i n g o u t o f t h e s e a t . T h e h i g h e s t
c o n c e n t r a t i o n o f t h e s e s e a t s w i l l b e n e a r f a c i l i t i e s , a n d s o m e w i l l b e p r o v i d e d i n o t h e r a r e a s .
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S e a t i n g d e s i g n e d w i t h a r m r e s t s a n d b a c k r e s t s t h a t s u p p o r t t h e l o w e r b a c k a n d
s h o u l d e r a r e a s h o u l d h a v e t h e l e a d i n g e d g e o f t h e a r m a b l e t o e x t e n d b e y o n d
t h e l e a d i n g e d g e o f t h e s e a t , a n d h a v e a f i r m , r o u n d e d g r i p p i n g s u r f a c e .
S i t t i n g , l e a n i n g a n d r e s t i n g o p t i o n s c o u l d i n c l u d e , b u t n o t b e l i m i t e d t o : g r a s s ,
s t e p s , b o u l d e r s a n d w a l l s . T h e s e o p t i o n s p r o v i d e a d d i t i o n a l s e a t i n g , b u t d o n o t
l o o k e m p t y w h e n n o p e o p l e a r e p r e s e n t .
M o v a b l e s e a t i n g o p t i o n s s h o u l d b e c o n s i d e r e d t o a l l o w f o r s e a s o n a l f l e x i b i l i t y a n d
v a r i a t i o n s i n s e a t i n g a r r a n g e m e n t s , e s p e c i a l l y n e a r f a c i l i t i e s s u c h a s t h e S e n i o r
C e n t e r .
P r o v i d e a v a r i e t y o f s e a t i n g i n g a t h e r i n g s p a c e s .
P l a c e b e n c h e s a n d s e a t i n g a r e a s n o m o r e t h a n 5 0 f e e t a p a r t i n h i g h u s e a r e a s
n e a r f a c i l i t i e s . I n c l u d e b e n c h e s a n d s e a t i n g o p t i o n s t h r o u g h o u t t h e c e n t r a l o p e n
s p a c e .
U s e s e a t i n g m a t e r i a l s s u c h a s w o o d t h a t d o n o t a b s o r b s u m m e r h e a t , o r b e c o m e
t o o c o l d i n t h e w i n t e r t o s i t c o m f o r t a b l y , s u c h a s m e t a l o r c o n c r e t e .
G e n e r a l G u i d e l i n e s
"
T a b l e s s h o u l d a l l o w e a s y s e a t i n g f o r w h e e l c h a i r s , 3 0 i n c h e s w i d e w i t h s m o o t h o r
r o l l e d e d g e s a n d s t a b l e l e g s .
O r i e n t s e a t i n g t o a l l o w f o r v i e w s o f t h e P o r t a l , R i m a n d m o u n t a i n s w h e n e v e r
p o s s i b l e .
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Lighting
Each development will provide a lighting plan to ensure that lighting in overall development
promotes security and continuity.
• Lighting appropriate for the elderly will be used. This means downward directed,
high intensity, non -glaring lighting at building entrances and on pathways.
Safety
•
•
Use signage that is easy to read. Avoid the use of greens and blues in signage.
The best legibility can be created through use of white lettering on a black/dark
background. Use letter styles that are bold and without serifs. Use symbols,
raised letters and pictures to aid those with visual deficiencies.
Light signs for use at night.
Include detailing and facilities to allow for surveillance and promote safety (e.g.
high branching plant material to increase visibility, careful lighting.)
Clearly define the areas for residents, facilities staff and clients use versus to
public or neighborhood use (e.g. fences, low walls)
Outdoor Space
Exterior Social Gathering Space
Some indoor spaces should look out upon outdoor spaces, and have screened in areas or
porches.
•
•
•
•
•
Provide views between outdoor areas and between outdoor and indoor areas.
Indoor dining facilities should open up into outdoor dining facilities.
Should patient or resident rooms not face open space, there should be a buffer of
at least 15 feet of vegetation between rooms and paved or parking areas.
Incorporate both active and passive recreational spaces
Open spaces will be accessible to a diversity of users, such as hospital workers,
visitors, patients, passers -through, residents, seniors, and community members.
Public seating areas and gathering spaces will be in locations frequented often, accessible and
visible from facilities so as to promote feeling of safety.
•
•
•
•
Use areas of high use for gathering spaces (i.e. entry ways, formal activity areas)
Design outdoor spaces near buildings to be visible from indoor areas frequented
by staff.
Locate outdoor areas for physical and psychological comfort (e.g. L-shaped
building).
Attempt to locate some outdoor seating areas where doors to facilities remain
unlocked.
General Guidelines
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S u p p l y a g e n e r a l s t o r a g e r o o m a d j a c e n t t o t h e o u t d o o r s p a c e f o r s t o r i n g t o o l s
a n d o t h e r s u p p l i e s .
P r o v i d e t r a s h c a n s a n d a s h t r a y s a t a r e a s o u t s i d e w h e r e v i s i t o r s a r e l i k e l y t o
s m o k e a s w e l l a s i n o t h e r e x t e r i o r s p a c e s .
H a v e a r e s t r o o m i n c l o s e p r o x i m i t y t o o u t d o o r s p a c e s , a s w e l l a s a w a t e r
f o u n t a i n .
B u i l d i n g E x t e r i o r S p a c e
B u i l d i n g a n d l a n d s c a p e d e s i g n a n d p l a c e m e n t w i l l b e c o n s i d e r e d s o t h a t n o f a c i l i t y d o m i n a t e s
t h e o p e n s p a c e . C o n f l i c t i n g u s e s b e t w e e n f a c i l i t i e s w i l l b e c o n s i d e r e d a n d m i t i g a t e d f o r d u r i n g
t h e d e s i g n p r o c e s s o f e a c h d e v e l o p m e n t .
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L a n d s c a p e d a r e a s w i l l l i n k e x t e r i o r s p a c e s t o i n t e r i o r s p a c e s a n d e n c o u r a g e
m o v e m e n t b e t w e e n t h e t w o .
T h e r e w i l l b e c o n t i n u i t y o f o p e n s p a c e b e t w e e n d e v e l o p m e n t s w i t h s i t e d e t a i l s
s u c h a s l i g h t i n g , s e a t i n g , p a t h w a y m a t e r i a l s a n d p l a n t s e l e c t i o n s t h a t
c o m p l e m e n t a n d / o r t r a n s i t i o n b e t w e e n s p a c e s a n d u s e s .
T r e e s a n d s h r u b s w i l l b e p r u n e d a s n e e d e d t o k e e p s e a t i n g a r e a s v i s u a l l y o p e n .
C o n s i d e r a t i o n o f l o c a t i o n o f h o u s i n g u n i t s a n d l a n d s c a p i n g t o b l o c k v i e w a n d
r e d u c e n o i s e f r o m h o s p i t a l .
C o n s i d e r o f b u i l d i n g h e i g h t f o r p r e s e r v a t i o n a n d e n h a n c e m e n t o f m i c r o c l i m a t e .
T r a n s i t i o n A r e a s B e t w e e n I n d o o r a n d O u t d o o r A r e a s
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T r a n s i t i o n a r e a s w i l l b e m o r e s h a d e d z o n e s t o f a c i l i t a t e t r a n s i t i o n s f r o m i n d o o r
l i g h t l e v e l s t o o u t d o o r l i g h t l e v e l s ( a n d v i s a v e r s a ) .
N e a r f a c i l i t i e s , a l l t r a n s i t i o n a r e a s w i l l i n c o r p o r a t e h a n d r a i l s , a n d o r h i g h p l a n t e r
b o x e s f o r i m m e d i a t e s u p p o r t .
P r o v i d e a n d o u t d o o r e x p e r i e n c e a t t h e g a t h e r i n g s p a c e f o r u s e r s w h o c a n ' t
v e n t u r e m u c h f a r t h e r f r o m i t ( e . g . p l a n t e r s a n d g a r d e n b e d s n e a r t h e o u t d o o r
h a r d s c a p e a n d n e a r e n t r a n c e s ) .
G e n e r a l G u i d e l i n e s
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P r o v i d e s h a d e w i t h u s e o f t r e e s , t r e l l i s e s o r o t h e r v e g e t a t i o n .
C o n s i d e r w i n d p a t t e r n s a n d d i r e c t i o n i n l o c a t i o n o f p u b l i c p a r k s a n d p l a z a s t o
e n s u r e t h a t e x c e s s i v e w i n d s w i l l n o t l e a d t o u n d e r - u s e o f a r e a s .
S i t u a t e s e a t i n g a r e a s t o r e c e i v e m a x i m u m s u n s h i n e i n w i n t e r m o n t h s a n d t o
c r e a t e c o o l e r , s h a d y m i c r o c l i m a t e s i n t h e s u m m e r .
I f p o s s i b l e u s e a r t , u n u s u a l o r m e m o r a b l e i t e m s i n t h e o u t d o o r s p a c e s . T h i s c a n
h e l p w i t h w a y f i n d i n g a s w e l l a s c r e a t i n g m o r e i n t e r e s t i n g o p e n s p a c e s .
C e n t r a l O p e n S p a c e
" A l a n d s c a p e a r c h i t e c t w i l l b e o n t h e d e s i g n t e a m f o r e a c h s i t e ' s d e v e l o p m e n t
p l a n s t o h e l p l i n k e a c h f a c i l i t y t o t h e c e n t r a l o p e n s p a c e .
2 0
J _ .
" A l l f a c i l i t i e s w i l l p a r t i c i p a t e i n i n v e s t i g a t i n g a c o o p e r a t i v e a g r e e m e n t f o r t h e
c o o r d i n a t i o n , d e v e l o p m e n t a n d m a i n t e n a n c e o f t h e c e n t r a l o p e n s p a c e .
" T h e r e w i l l b e a c e n t r a l , m u l t i - p u r p o s e o u t d o o r s p a c e f o r u s e b y a l l t h r e e f a c i l i t i e s
a n d t h e g e n e r a l p u b l i c .
" T h e r e w i l l b e w a t e r f o u n t a i n s , s e a t i n g a r e a s a n d t r a s h r e c e p t a c l e s .
" E n t r i e s t o c e n t r a l o p e n s p a c e w i l l c o i n c i d e w i t h b i k e t r a i l s , b i k e u n d e r p a s s e s ,
c r o s s w a l k s a n d r o a d s .
" C e n t r a l o p e n s p a c e w i l l b e a c c e s s i b l e f r o m a l l f a c i l i t i e s , 5 0 0 W e s t a n d W i l l i a m ' s
W a y v i a w a l k i n g p a t h s .
L a n d s c a p i n g
M a j o r l a n d s c a p i n g m a t e r i a l s w i l l b e s e l e c t e d a f t e r p e r f o r m i n g a c o s t c y c l e a n a l y s i s t h a t i n c l u d e s
m a i n t e n a n c e c o s t s .
P l a n t s u s e d o n s i t e w i l l b e r e g i o n a l l y a p p r o p r i a t e t o M o a b ' s c l i m a t e . R e g i o n a l p l a n t s w i l l b e u s e d
a s m u c h a s p o s s i b l e t o h e l p m i n i m i z e m a i n t e n a n c e a n d w a t e r u s e . Q u a l i t i e s o f d r o u g h t a n d h e a t
t o l e r a n c e s h o u l d b e p r e s e n t i n a l l p l a n t s s e l e c t e d .
"
A v a r i e t y o f p l a n t s s h o u l d b e c h o s e n f o r t h e i r v i s u a l i n t e r e s t , c o l o r s , s c e n t s a n d
t a c t i l e s t i m u l a t i o n . K e e p i n m i n d t h a t a l l e r g i e s m a y n e c e s s i t a t e l e s s u s e o f
f r a g r a n t p l a n t s n e a r t h e h o s p i t a l .
I n c l u d e u s e o f t h e l a r g e s t s i z e t r e e s a s b u d g e t w i l l a l l o w t o c r e a t e t h e i n s t a n t
s e n s e o f p e r m a n e n c e t r e e s p r o v i d e . A l s o i n c l u d e s m a l l e r t r e e s t o c r e a t e a
v a r i e t y o f s i z e s o f t r e e s . S m a l l e r t r e e s w i l l a l s o h e l p s a v e f u n d s f o r o t h e r p a r t s o f
t h e l a n d s c a p i n g .
T u r f s h o u l d n o t b e u s e d a s g r o u n d c o v e r e x c e p t f o r s m a l l a r e a s t o c r e a t e m o r e
i n t i m a t e a r e a s f o r p i c n i c k i n g , s i t t i n g , p l a y i n g o r s u n b a t h i n g . R e g i o n a l l y
a p p r o p r i a t e d r o u g h t t o l e r a n t g r a s s e s w i l l b e u s e d i n a l l a r e a s . K e n t u c k y
B l u e g r a s s w i l l n o t b e u s e d a n d m o r e w a t e r t h r i f t y o p t i o n s ( s u c h a s t a l l f e s c u e , o r
b u f f a l o - b l u e g r a m a w h e r e a p p r o p r i a t e ) s h o u l d b e u s e d .
C r e a t e l a n d s c a p e s s u s t a i n a b l e w i t h m i n i m u m i r r i g a t i o n , f e r t i l i z e r s a n d m a i n t e n a n c e .
"
"
"
A w a t e r b u d g e t w i l l b e i d e n t i f i e d f o r t h e s i t e ' s e x t e r i o r s p a c e s . E a c h d e v e l o p m e n t
w i l l b u d g e t t h e i r e x t e r i o r w a t e r u s e a c c o r d i n g l y .
N o n - t u r f l a n d s c a p i n g t r e a t m e n t s a r e e n c o u r a g e d a n d m i g h t i n c l u d e : h a r d s c a p e s ,
p e d e s t r i a n p l a z a s , r e v e g e t a t e d a r e a s , r e s t o r e d o r c h a r d a r e a s , w a l k a b l e
g r o u n d c o v e r s a n d m a n i c u r e d g a r d e n s .
T u r f s h o u l d b e l i m i t e d t o 1 0 % o f t h e t o t a l l a n d s c a p e d a r e a , o r 3 . 3 a c r e s f o r t h e
w h o l e o r c h a r d p r o p e r t y . A v a r i e t y o f t u r f w i l l b e c h o s e n b a s e d o n n e e d s o f t h e
a r e a t o b e u s e d .
D e v e l o p a n d u s e a n e f f e c t i v e r e a s o n a b l e w e e d c o n t r o l s t r a t e g y t o i n c l u d e
i n t e g r a t e d w e e d m a n a g e m e n t p r a c t i c e s w h i c h m i n i m i z e t h e u s e o f c h e m i c a l
h e r b i c i d e s a n d p e s t i c i d e s .
A u t o m a t e d i r r i g a t i o n s y s t e m s w i l l b e i n s t a l l e d i n e a c h d e v e l o p m e n t u s i n g d r i p
i r r i g a t i o n i n n o n - t u r f a r e a s t o m a x i m i z e w a t e r e f f i c i e n c y .
P h a s e d l a n d s c a p i n g w i l l b e a l l o w e d t o e n c o u r a g e q u a l i t y l a n d s c a p e s a s o p p o s e d
t o b u d g e t c u t t i n g l a n d s c a p e s w i t h a f i v e y e a r t i m e l i m i t o n t h e c o m p l e t i o n o f t h e
2 1
"
l a n d s c a p e .
P r o v i d e f o r i r r i g a t i o n h o o k - u p a t t h e t i m e o f c o n s t r u c t i o n o f f a c i l i t i e s t o s a v e c o s t s
o n l a n d s c a p e i r r i g a t i o n i n s t a l l a t i o n .
G e n e r a l G u i d e l i n e s
"
"
"
A c o m m u n i t y g a r d e n i n g a r e a w i t h r a i s e d b e d s f o r w h e e l c h a i r a c c e s s i b i l i t y w i l l b e
p r o v i d e d .
L a n d s c a p e s h o u l d a l l o w v i e w s o f t h e P o r t a l , R i m a n d L a s a l M o u n t a i n s f r o m
d i f f e r e n t f a c i l i t i e s , a n d w i l l w o r k t o m i n i m i z e t h e v i e w o f t h e h o s p i t a l .
C o n s i d e r a t i o n s h o u l d b e g i v e n t o t h e e v e n t u a l h e i g h t a n d m a s s o f m a t u r e p l a n t s
a n d t r e e s i n r e g a r d s t o s h a d e , v i e w s a n d m a i n t e n a n c e a t s i t t i n g a r e a s a n d a l o n g
w a l k i n g p a t h w a y s .
B u i l d i n g s - F o r m a n d F e e l
B u i l d i n g s w i l l b e o u t w a r d l y f o c u s e d . B u i l d i n g s s h o u l d n o t c r e a t e a n e n c l a v e .
E n s u r e r e s i d e n t i a l c h a r a c t e r ( a s o p p o s e d t o i n s t i t u t i o n a l o r c o m m e r c i a l ) o f b u i l d i n g s . ( V a r i a n c e
a l l o w e d f o r h o s p i t a l ) .
T h e a r c h i t e c t u r a l s t y l e w i l l b e w e l c o m i n g , i n c l u d i n g a r c h i t e c t u r a l d e t a i l o f a h u m a n s c a l e ,
a v o i d i n g i n s t i t u t i o n a l " b i g b l o c k " s t y l e a r c h i t e c t u r e a n d m o n o l i t h i c f l a t s k y l i n e s .
" P r o v i d e s o m e p i t c h e d r o o f s w i t h o v e r h a n g s .
" C r e a t e a v i s i b l e r o o f t h a t p r o v i d e s a s e n s e o f s h e l t e r a n d i n v i t a t i o n . T h e r o o f l i n e
s h o u l d a c c e n t t h e e n t r a n c e .
" C o n n e c t t h e b u i l d i n g t o t h e e a r t h a r o u n d i t b y b l u r r i n g i t s e d g e u s i n g p a t h s ,
t e r r a c e d p l a n t i n g s , a n d s t e p s / g e n t l e r a m p s .
" P r o v i d e b u i l t e l e m e n t s i n t h e l a n d s c a p e , w h i c h i n t e g r a t e t h e b u i l d i n g w i t h t h e s i t e .
S h a p e a n d s i t e b u i l d i n g s t o p r o v i d e v i e w c o r r i d o r s t o t h e p o r t a l , r i m a n d m o u n t a i n s .
D e s i g n b u i l d i n g s w i t h r e s p e c t t o t h e s u n a n d c l i m a t e . S h a d e e a s t a n d w e s t w a l l s f r o m s u m m e r
s u n u s i n g d e e p o v e r h a n g s o r s h a d e t r e e s .
" S h a p e a n d s i t e b u i l d i n g s w i t h c o n s i d e r a t i o n f o r s o l a r a c c e s s o f o t h e r b u i l d i n g s
a n d a d j a c e n t p r o p e r t i e s .
E l o n g a t e s o u t h s i d e s w h e r e w i n t e r l i g h t a n d h e a t a r e d e s i r a b l e .
" M a k e t h e n o r t h f a c e o f t h e b u i l d i n g a s e r i e s o f r o o f s w h i c h s l o p e d o w n t o w a r d s
t h e g r o u n d , s o t h a t t h e s u n w h i c h m i g h t o t h e r w i s e c a s t a l o n g s h a d o w t o t h e
n o r t h s t r i k e s t h e g r o u n d a s c l o s e t o t h e b u i l d i n g a s p o s s i b l e d u r i n g t h e w i n t e r .
B u i l d i n g s w i l l h a v e o n e o r t w o s t o r i e s .
I f b u i l d i n g s a r e t w o s t o r i e s , t h e s e c o n d s t o r y s h o u l d b e s e t b a c k a n d a s e c t i o n o f
r o o f s h o u l d t o p t h e f i r s t s t o r y o n a l l s i d e s , t o a v o i d a m a s s i v e i n s t i t u t i o n a l l o o k .
T h e b u i l d i n g s w i l l b e i n a p a r k l i k e s e t t i n g a n d w i l l b e a p p r o a c h e d f r o m m u l t i p l e s i d e s . D e s i g n
f o r m u l t i p l e a n d v a r i e d ` f r o n t f a c e s ' t o t h e b u i l d i n g s .
2 2
Screen heating and cooling equipment on the roof or sides of the buildings.
Exterior Perimeter of Buildings
Break up exterior surfaces of building with changes in texture, materials, shadow lines, roof
lines; or with trellises, overhangs, arcades, and trees.
Where pedestrian paths run directly adjacent to buildings and lead to building entrances provide
overhangs, arcades or shade trees.
Where pedestrian traffic is not desirable adjacent to the building create a visually
interesting wall surface with multiple depths and a variety of scales.
Service areas will be accessible from perimeter roads and screened from other buildings and
central space.
Entrances
Place the main entrance to buildings at a point where it can be seen immediately from the street
of approach and give it a clear, visible shape which stands out in front of the building.
In addition to the main entrance, provide multiple entrances as needed to accommodate people
entering from other buildings, other parking lots or parking spaces far from the main entrance, or
from the open spaces. Provide a welcoming, covered entrance to allow for adjustment to light
and to offer shelter from elements.
Position front entrances for views of the portal, the rim or the mountains.
Create inviting entrances with places for people to stop, sit, wait and talk.
• At the main entrance to each building make a light filled room that marks the
entrance and straddles the boundary between indoors and outdoors.
• Entrances will provide places for people to sit, wait, talk both directly adjacent to
the flow and more privately off to the side.
• Bring exterior elements into the interior to provide continuity and flow of interior
and exterior.
Mark the entrance transition with a change of lighting, change of sound, change
of directions, change of surface or level and change of view.
Soften and vary entrance as much as possible with vegetation, short walls,
seating areas, overhangs, etc.
Common Areas
Design waiting rooms and common areas with the comfort of clients in mind, providing a living
room -like atmosphere with natural light, space for tables and sofas, and views if possible.
• The most frequently used common areas should have south facing
windows and windows from a second direction to eliminate glare and provide an inviting
space.
• Provide room for newspapers, drinks, and personal belongings.
23
" P r o v i d e a v a r i e t y o f c o m f o r t a b l e s e a t i n g o p t i o n s , i n c l u d i n g a l c o v e s w i t h
m o r e s e c l u s i o n a n d p o s s i b l y r e c l i n i n g c h a i r s .
" P r o v i d e s p a c e f o r i n d o o r p l a n t e r s a n d / o r a n a q u a r i u m .
" P r o v i d e o u t d o o r a n d i n d o o r s p a c e s t h a t w i l l a c c o m m o d a t e l a r g e f a m i l y
g r o u p s , i n c l u d i n g c h i l d r e n , w h o m a y b e v i s i t i n g p a t i e n t s o r r e s i d e n t s .
P r o v i d e e a s y a c c e s s t o t h e o u t d o o r s .
A c c e s s i b i l i t y , C i r c u l a t i o n a n d W a y f i n d i n g
F o l l o w A D A g u i d e l i n e s a n d p r i n c i p l e s f o r u n i v e r s a l d e s i g n . ( S e e a p p e n d i x )
" P r o v i d e a n e n v i r o n m e n t t h a t e n s u r e s t h a t e a c h u s e r w i l l s u s t a i n n o h a r m ,
i n j u r y o r u n d u e r i s k , w h i l e s i m u l t a n e o u s l y p r o v i d i n g o p p o r t u n i t i e s f o r s e l f - s u f f i c i e n c y a n d
c h a l l e n g e .
P r o v i d e e a s y t o o p e n d o o r s a n d a m i n i m u m o f o n e a u t o m a t i c d o o r f o r e a c h b u i l d i n g .
P r o v i d e a t l e a s t o n e b a t h r o o m p e r b u i l d i n g w i t h a u t o m a t i c d o o r s o r a n o d o o r d e s i g n .
P r o v i d e c o v e r e d o r s h a d e d w a l k w a y s t o m o r e d i s t a n t p a r k i n g s p o t s a n d b e t w e e n b u i l d i n g s .
C r e a t e a s y s t e m t o h e l p u s e r s o r i e n t t h e m s e l v e s .
"
"
"
U s e w a r m , b r i g h t d i s t i n g u i s h a b l e c o l o r s t o c r e a t e s p a c e s t h a t a r e e a s y t o
r e c o g n i z e .
U s e l a n d m a r k s s u c h a s a r t , p l a n t e r s , a n d u n i q u e f e a t u r e s t o r e d u c e c o n f u s i o n ,
e s p e c i a l l y f o r p e r s o n s w i t h m e m o r y l o s s .
P r o v i d e v i e w s f r o m a r e a t o a r e a .
C r e a t e c o m f o r t a b l e p a s s a g e s , a v o i d i n g l o n g s t e r i l e h a l l w a y s .
" C r e a t e t r a n s i t i o n s f r o m p u b l i c t o p r i v a t e s p a c e w i t h a r e a s t h a t a r e s e m i p u b l i c
a n d s e m i p r i v a t e b e t w e e n . I n h a l l w a y s c r e a t e a l c o v e s w h i c h a r e s e m i p r i v a t e .
" M a k e p a s s a g e s a s m u c h l i k e r o o m s a s p o s s i b l e , w i t h c a r p e t s o r w o o d o n t h e
f l o o r , f u r n i t u r e , b o o k s h e l v e s , w i n d o w s a n d p l e n t y o f l i g h t .
" A l o n g c i r c u l a t i o n p a t h s , p r o v i d e f o r p l a c e s o f s e c l u s i o n w h e r e o n e c a n b e f r e e
f r o m o t h e r p e o p l e , o b s e r v a t i o n , a n d u n a u t h o r i z e d i n t r u s i o n .
" W i t h i n t h e b u i l d i n g , k e e p p a s s a g e s a s s h o r t a s p o s s i b l e . A v o i d l o n g , u n v a r i e d
p a s s a g e w a y s
M a t e r i a l s
P r i m a r y e x t e r i o r m a t e r i a l s w i l l b e h o r i z o n t a l l y l a i d s a n d s t o n e , s t u c c o ( e a r t h c o l o r s ) , a n d w o o d ,
w i t h p o s s i b l e u s e o f r e d o r b u f f b r i c k f o r a c c e n t .
M a j o r i n t e r i o r a n d e x t e r i o r m a t e r i a l s w i l l b e s e l e c t e d a f t e r p e r f o r m i n g a c o s t c y c l e a n a l y s i s t h a t
i n c l u d e s m a i n t e n a n c e c o s t .
T o x i c i t y o f m a t e r i a l s w i l l b e c o n s i d e r e d a n d n o n - t o x i c o p t i o n s a s s e s s e d a n d p r e f e r r e d . L o w
2 4
A E P t .
r _ .
= ; 6
VOC paints will be used (except where hospital requirements otherwise require). (Seniors even
more than the general population are particularly sensitive to airborne impurities.)
•
•
Selected materials will provide a variety of textures.
The warmth of colors in a room makes a great deal of difference between
comfort and discomfort. Use warm colors and wood to enhance comfort.
Energy Efficiency and Comfort
Buildings will be designed and built referencing LEED standards. Buildings other than the
hospital will be able to qualify for a LEED certification.
Prioritize LEED criteria to provide a long term cost savings to the community through saved
energy and maintenance costs.
Qualify for Energy Star Home rating or similar standard for all residential units not eligible under
LEED.
Certify with EPA's IAQ (indoor air quality) standard for all residential units.
Provide appropriate overhangs over south facing windows to protect from summer sun while
allowing sun penetration in winter.
•
•
Where winter heat is desirable from south facing windows provide glazing with a
minimum solar heat gain coefficient of 0.4 and preferably greater than 0.6.
Provide deep overhangs over east and west facing windows. (otherwise interior
blinds are used to block summer glare, but also block views and light, while still
allowing heat to enter)
In residential buildings, maximize rooms with south facing windows
Calculate a cost analyses for Ground Source Heat Pump systems for heating and cooling; and
for installing solar hot water systems.
• Consider installing GSHP system for all or several buildings simultaneously.
Where solar hot water is not installed provide space and connections for future conversion.
(Variance allowed for hospital)
• Prioritize radiant floor heating for comfort and efficiency.
• Provide zone control of thermostats.
Lighting
Maximize natural lighting to provide for well-being and to reduce energy costs.
25
_.... "-,
" A r r a n g e e a c h b u i l d i n g s o t h a t i t b r e a k s d o w n i n t o w i n g s . M a k e e a c h w i n g a s l o n g
a n d n a r r o w a s p o s s i b l e , p r e f e r a b l y 2 5 ' w i d e o r l e s s .
" U s e l i g h t s h e l v e s a n d o t h e r d a y l i g h t i n g t e c h n i q u e s t o b r i n g d a y l i g h t d e e p i n t o t h e
b u i l d i n g a n d m i n i m i z e g l a r e .
" P a i n t i n t e r i o r r o o m s a l i g h t c o l o r s o t h a t l i g h t i s d i s t r i b u t e d e v e n l y .
" B r i n g d a y l i g h t t o h a l l s w i t h l i g h t t u b e s , c l e r e s t o r i e s , a n d w i n d o w s .
" I n s t a l l a u t o m a t e d c o n t r o l s t o t u r n o f f l i g h t s o n c e d a y l i g h t i n g p r o v i d e s n e c e s s a r y
b r i g h t n e s s .
U s e c o m p a c t f l u o r e s c e n t - c o m p a t i b l e f i x t u r e s .
P r o v i d e a d e q u a t e l e v e l s o f l i g h t f o r t h o s e w h o a r e v i s u a l l y i m p a i r e d t o e n s u r e s a f e t y .
" U s e f u l l s p e c t r u m l i g h t i n g
" I n s o c i a l s p a c e s , c o m m o n a r e a s , a n d w a i t i n g r o o m s , d e s i g n f o r N O N - u n i f o r m
l i g h t i n g . P o o l s o f l i g h t e n h a n c e s o c i a l c h a r a c t e r a n d v i s u a l a p p e a l o f s p a c e s .
P r o v i d e h i g h o u t p u t i n d i v i d u a l l y c o n t r o l l e d t a s k l i g h t i n g i n a l l c o m m o n s p a c e s .
T h i s r e d u c e s e n e r g y c o s t s o n a m b i e n t r o o m l i g h t i n g w h i l e p r o v i d i n g n e e d e d
l i g h t i n g f o r r e a d i n g o r f i n e t a s k s .
S P E C I F I C F A C I L I T I E S
H o s p i t a l
" F a c e h o s p i t a l p a t i e n t r o o m s t o w a r d o p e n s p a c e o r v e g e t a t e d a r e a s . S h o u l d
p a t i e n t r o o m s n o t f a c e o p e n s p a c e , t h e r e s h o u l d b e a b u f f e r o f a t l e a s t 1 5 f e e t o f
v e g e t a t i o n b e t w e e n p a t i e n t r o o m s a n d p a v e d o r p a r k i n g a r e a s .
" C o n s i d e r c r e a t i o n o f a b u f f e r z o n e b e t w e e n h o s p i t a l a n d o p e n s p a c e w i t h a b i k e
p a t h . T h i s w i l l h e l p b r e a k u p h o s p i t a l f a c e d o m i n a t i n g t h e o p e n s p a c e a n d
p r o v i d e a d d i t i o n a l a c c e s s t o h o s p i t a l a n d p a r k
" C r e a t e a v a r i e t y o f s c r e e n e d s e a t i n g a r e a s t o p r o v i d e p r i v a c y o f t e n d e s i r e d b y
p a t i e n t s a n d f a m i l y , a s w e l l a s f o r s t a f f w i t h t h e u s e o f p l a n t e r s , v e g e t a t i o n a n d
l e v e l c h a n g e s .
S e n i o r / C o m m u n i t y C e n t e r
L o c a t e S e n i o r C e n t e r a n d i n d e p e n d e n t l i v i n g n e a r e a c h o t h e r i n o r d e r t o p r o m o t e s o c i a l
i n t e r a c t i o n a n d a l l o w f o r s h a r e d a c c e s s t o f a c i l i t i e s a n d a c t i v i t i e s .
I n d e p e n d e n t L i v i n g
L o c a t e h o u s i n g u n i t s a n d l a n d s c a p i n g t o b l o c k v i e w a n d r e d u c e n o i s e f r o m h o s p i t a l .
P r o v i d e e a c h r e s i d e n c e w i t h s o m e p e r s o n a l o u t d o o r a r e a w i t h f l e x i b i l i t y f o r u s e .
P r o v i d e s o u t h f a c i n g w i n d o w s i n a l l r e s i d e n t i a l u n i t s . P r o v i d e w i n d o w s o n a t l e a s t t w o s i d e s i n
2 6
main living areas of residences.
•
•
•
Provide balconies or patios for all residential units with as many aspects a
possible (for instants on south and east sides. Provide a minimum of 6' depth
and at least some degree of privacy.
Key furniture should easily fit in a configuration that allows room to be arranged
in at least two ways. Cul-de —sac living room offers more flexibility.
Provide plenty of storage space as well as areas to display valued possessions.
Provide shared spaces where residents naturally cross paths. This increases
sense of support and community.
Consider clustering units so as to be decentralized.
Assisted Living
Provide a design for south facing and windows on at least two sides in main living areas of
residences for the maximum number of units.
Maintain residential character by providing a secondary entrance for pick-up and drop-off,
relieving the main entrance of pavement and cars.
• Provide ample advance view into common areas to allow individuals opportunity
to choose whether they want to enter, thereby giving users greater control and
sense of choice.
• Design entry with a low-key management presence so that it doesn't overpower
entry.
• Dwelling units should be complete with kitchenette, full bathroom, space for a
family member to spend the night; allowing for independent behavior.
• Individual bathrooms should be large enough to enable an attendant to assist.
• Provide ample advance view into common areas to allow individuals opportunity
to choose whether they want to enter, thereby giving users greater control and
sense of choice.
• Provide views from dwellings onto activity and open space while protecting
privacy from outside via overhangs, bay windows with plants to screen or grade
change.
Allow residents to personalize their individual spaces, providing pre -wired outlets
for their light fixtures, ability to change some floor or wall coverings.
Encourage residents to personalize their shared spaces with their belongings.
If there are stairs, provide a landing with a resting bench. Stairs can be
therapeutic exercise.
Design should provide ways to challenge physical ability.
• Make opportunities for physical and/or occupational therapy in highly visible
areas.
27
r
APPROVED AND ACCEPTED ON THE DATE(S) SET FORTH BELOW
CITY OF MO B
By:
��
PtIMST
STATE OF UTAH (t
COUNTY OF GRAND)
e�r1
csiird.c v
) ss.
Address: %�%f1 . /, T s-J y —
Executed before me by .i., kJ S /3k. a:tpi"
./"7 Day of -%h,- ,0-vi 200�.
i
Witness my hand and official seal.
My commission expires: 9..?,:, _. y , is*/
/
GRAND COUNTY
—1 q_-0 Ly
Date
on behalf of the City of Moab this
Notary Public )4?2v,,../l.r
txty mar eine MS doe, t. Imo
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tgOc' Arit
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06:4ioa1 kietON
Judy Ca ichael Date
STATE OF UTAH
) ss.
COUNTY OF GRAND)
Address: 07n1I Z64 B 73 3.2.
Executed before me by,.. J innL1 \ Arz-lMlf,N-Rk-L�n behalf of the Grand County this
5`{hDay of ft-bruc ri 200_r.
Witness myhand and official seal. Notary Publi
My commission expires:
.„, fr S
28 Notary Public
T JALICErti.r�OtIFF
Sperm 85id Oasis
PO.6ox 1005
Moab, Utah 84532
My Ca,arrassion Expires
May 4, 2004
'C laiaaliglitiaad
p 4 L:}
MOAB VALLEY HEALTH CARE, INC.
By: CeSes
J
Bob Jone
STATE OF UTAH
COUNTY OF GRAND)
) ss.
Address: /1106.6 r uT VI53•._
Executed before me by 1801:3 JOKIFS
HEALTH CARE, INC., this 20 Day of ' jtq11"( , 2001_.
Witness my hand and official seal. Notary Publ
My commission expires: W. .
GRAND COUNTY HOSPITAL SERVICE DISTRICT
By: ;%
Bill Stevens
STATE OF UTAH
) ss.
COUNTY OF GRAND)
Address: ✓/i4`-�f/j
Executed before me by
HOSPITAL SERVICE DISTRICT this S Day of
i
Witness my hand and official seal.
My commission expires: t// ,i2.60•Y
29
'x /2d/p y
Date //
on behalf of the MOAB VALLEY
Div
.i.
SOMMAR JOHNSON
Notary Public
State of Utah
My Comm. Expires Dec 34 2007
1 , st 200 1 . 2
Date
on behalf of the GRAND COUNTY
200_Y
Notary Public
it: as as ees a ea ew a ine e. ,.
Ncnry Public i.
Jt.. ;.c:i .:''CLIFF g
Space e5 Oo-_rlo Ooze
P.O. c0e 1005 Y
Moab, Utah 84532 ■
My Commission Expires ■
4:: May 4,2004 Y
L State of Utah
cam. tea mom.... .00e�
INTERLOCAL AGREEMENT
FOR THE COORDINATION OF MOAB AREA PARTNERSHIP
FOR SENIOR SERVICES (MAPSS) PLANNING PROJECT
BY AND BETWEEN: GRAND COUNTY AND THE CITY OF MOAB
Pursuant to the Interlocal Cooperation Act, Title 11-13-1 et seq., Utah Code Annotated,
1953, as amended, and for the mutual benefit of the citizens and inhabitants of Grand
County, State of Utah, a body politic and corporate [hereinafter referred to as
"COUNTY"), and of the citizens and inhabitants of the City of Moab, State of Utah, a
body politic and corporate [hereinafter referred to as "City"), the COUNTY and the CITY
hereby agree as follows:
A. General Purposes. The general purposes for this Agreement are to:
1. Jointly fund a planning process to assess health care, housing and community
service needs of senior citizens living in the City of Moab and Grand County,
hereafter known as the Moab Area Partnership Senior Services (MAPSS)
Planning Project; and,
2. Jointly support a MAPSS Citizen's Task Force; and
3. Jointly partnership in an application to the Community Impact Board (CIB) for a
MAPSS planning grant.
B. Specific Goals. Specific joint planning goals to be accomplished pursuant to this
Agreement, include:
1. Assessment and marketability study of senior health, housing and community
services needs and wants; and,
2. Prioritization of senior health care, housing and community service projects;
and,
3. Analysis of specific MAPSS projects and project sites as to appropriateness,
design, management, operating costs and financial feasibility; and,
a. Establishment of MAPSS project development timelines; and,
5. Recommendation of MAPSS projects to the Councils of Grand County and the
City of Moab.
c. Applicability — MAPSS Project Parameters. The MAPSS Project Parameters
shall include Senior Citizens currently living or that might potentially live in Grand
County and the City of Moab.
Page 1
INTERLOCAL CITY OF MOAB/GRAND COUNTY AGREEMENT/SOUTH CORRIDOR PLANNING [JUNE 1, 2001]
D. Funding of the MAPSS Planning Project. The parties agree to:
1. Jointly fund the MAPSS Planning Project to the cost of $18,000, divided among
the parties as follows:
Moab City $ 6,000
Grand County $12,000
2. The City of Moab shall pay its $6,000 share to the County within ten (10)
business days of the signing of this agreement by both parties; and
3. If the planning effort ultimately proves to cost less than $18,000, then the
parties shall divide the remainder in proportion to amount originally committed
to the MAPSS Planning Project.
4. If the MAPSS Project is not funded by the CIB, the amounts committed by the City of
Moab and Grand County shall be returned to the City and County in full.
E. Management of the MAPSS Planning Project. The parties agree that the County
Administrator shall be primarily responsible for the management of the MAPSS
Planning Project and associated contracts, and for coordination of the Project with
the City Manager to ensure achievement of the general and specific goals.
EFFECTIVENESS AND DURATION OF AGREEMENT
This Agreement shall become effective immediately upon its approval by the County
Council and the Moab City Council, as evidenced by its execution by appropriate
County and City officials, and upon approval by the County and City Attorneys. This
Agreement shall remain in effect for six months; and thereafter, the Agreement shall
remain in effect until 30 days after either party gives a notice of termination.
SEVERABILITY
If one (1) or more provisions of this Agreement shall be invalid, illegal or unenforceable
in any respect, the remaining provisions contained herein shall not in any way be
affected or impaired thereby.
PARAGRAPH CAPTIONS
The captions of the paragraphs are set forth only for the convenience and reference of
the parties and are not intended in any way to define, limit or describe the scope or
intent of this Agreement.
Page 2
INTERLOCAL CITY OF MOAB/GRAND COUNTY AGREEMENT/SOUTH CORRIDOR PLANNING [JUNE 1, 20011
WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
in their respective names and attested by their duly authorized officers, all on the
respective dates indicated below.
A�by the Grand County Council in open session this 2A day of
, 2001.
Grand County
Sci
Kim chappert, Chairperson
ATTEST:
n
Ado) O
Fran Townsend, Clerk/Auditor
APPROVED by the Moab City Council in open session this 26'h day of June, 2001.
Rachel Ellison, City Recorder
City of Moab
Karla R. Hancock, Mayor
Page 3
Resolution 15-2001
A RESOLUTION APPROVING AN INTERLOCAL AGREEMENT FOR THE
COORDINATION OF THE MOAB AREA PARTNERSHIP SENIOR SERVICE (MAPSS)
PLANNING PROJECT BY AND BETWEEN GRAND COUNTY AND THE CITY OF MOAB
WHEREAS, the Goveming Body of the City of Moab has determined that providing for
services for senior citizens is in the interest of all city residents; and
WHEREAS, the attached Interlocal Agreement for the Coordination of the Moab Area
Partnership Senior Service (Mapss) Planning Project by and Between Grand County and the
City of Moab provides for the cooperation between the City of Moab and Grand County in
assessing service needs for senior citizens in Moab and Grand County; and
NOW, THEREFORE, we, the Governing Body of the City of Moab do hereby approve
aforementioned agreement in substantially the form presented to this meeting of the Moab City
Council, and authorize the appropriate officials to sign and execute said agreement.
This resolution shall take effect immediately upon passage.
Passed and adopted by action of the Goveming Body of the City of Moab in open session
this 26th day of June, 2001.
Attest:
•
Rachel Ellison
City Recorder
CITY OF MOAB
B
Karla R. Hancock
Mayor
MAPSS Interlocal Agreement Resolution Page 1 of 1
AMENDMENT TO THE INTERLOCAL AGREEMENT FOR THE
COORDINATION OF THE MOAB AREA PARTNERSHIP FOR SENIOR
SERVICES (MAPSS) PLANNING PROJECT BY AND BETWEEN GRAND
COUNTY AND THE CITY OF MOAB
WHEREAS, the City of Moab [hereinafter referred to as "City"] and Grand County
[hereinafter referred to as "County"] entered into an agreement dated June 26, 2001, and
attached hereto; and
WHEREAS, the parties to said agreement wish to amend the agreement.
The parties hereby agree to amend said agreement as follows:
Section D.
follows:
Funding of the MAPSS Planning Project. shall be amended to read as
D. Funding of the MAPSS Planning Project. The parties agree to the
following:
1. The parties shall jointly fiord the MAPSS Planning Project in the
amount of $36,000, divided among the parties as follows:
Moab City 24,000
Grand County 12,000
2. The City of Moab shall pay $6,000 to the County within (10) business
days of the signing of the original agreement by both parties.
3. The City of Moab shall pay an additional $18,000 to the County within
ten (10) business days after receipt of said funds from the Community
Impact Board.
4. If the planning effort ultimately proves to cost less than $36,000, then
the parties shall divide the remainder in proportion to the amount
originally committed to the MAPSS Planning Project.
E. Management of the MAPSS Planning Project. shall be to read as follows:
E. Management of the MAPSS Planning Project. The parties
agree that the County Administrator shall be primarily
responsible for the management of the MAPSS Planning
Project and associated contracts, and for the coordination of the
Project with the City Manager to ensure achievement of the
general and specific goals, and to ensure compliance with CIB
guidelines.
The parties hereto cause the execution of the amendment in their respective names and
attested by their duly authorized offices, on the dates indicated below.
APPROVED, by the Grand County Council in open session this 7T4 day of
UU , 2002.
•
Grand County
ATTEST:
APPROVED by the Moab City Council in open session this - day of
�c'.`..„, h xv , 2002.
J
Cit( of Moab
David L. Sakrison
Mayor
A1lEST:
/2/7/7/7_
Danielle Shumway
Acting City Recorder
Resolution 02-2002
A RESOLUTION APPROVING AN AMENDMENT TO THE INTERLOCAL AGREEMENT FOR
THE COORDINATION OF THE MOAB AREA PARTNERSHIP SENIOR SERVICE (MAPSS)
PLANNING PROJECT BY AND BETWEEN GRAND COUNTY AND THE CITY OF MOAB
WHEREAS, the Governing Body of the City of Moab has determined that providing for services for
senior citizens is in the interest of all city residents; and
WHEREAS, the Interlocal Agreement for the Coordination of the Moab Area Partnership Senior Service
(Mapss) Planning Project by and Between Grand County and the City of has been approved and is
attached hereto; and
WHEREAS, the City of Moab has been approved for funding from the Community Impact Board in the
amount of $18,000 to assist with the funding for the MAPSS Planning Project; and
WHEREAS, the above -mentioned agreement should be amended to provide for the payment of additional
funds to the County.
NOW, THEREFORE, we, the Goveming Body of the City of Moab do hereby approve aforementioned
amendment to the agreement in substantially the form presented to this meeting of the Moab City
Council, and authorize the appropriate officials to sign and execute said agreement.
This resolution shall take effect immediately upon passage.
Passed and adopted by action of the Governing Body of the City of Moab in open session this 8th
day of January, 2002.
CITY OF MOAB
r
`
By: L L
� UT
ayor David L Sakrison
Attest:
c
jilankat
Danielle Shumway
Acting City Recorder
MAPSS Interlocal Agreement Amendment Resolution Page 1 of 1
Resolution #31-2002
A RESOLUTION TO APPROVE AN EXPENDITURE OF $30,000 TOWARD THE
DEVELOPMENT OF PROPERTY ON WHICH AN ASSISTED LIVING CENTER
MAY BE LOCATED
WHEREAS, the City of Moab has for the last two years supported the planning and development
for an assisted living center. The City has supported the effort by the expenditure of personnel
time and financial resources; and,
WHEREAS, the City of Moab has joined with Grand County in an interlocal agreement to assess
the need for and to plan for the development of facilities for a continuum of care for seniors; and,
WHEREAS, to accomplish oversight and to provide public input, a committee, the Moab Area
partnership For Seniors (MAPS), was established with a wide range of community and technical
views; and,
WHEREAS, the MAPS Committee in conjunction with Grand County Hospital District have
entered into an agreement to possibly purchase 28+ acres, bounded by 500 West & Williams
Way, and to reach a decision concerning purchase within a 6 month period; and,
WHEREAS, to determine if the parcel for the proposed senior care uses, i.e. hospital, doctors
offices, senior center, senior housing and assisted living center, there is a need to do surveying
and preliminary engineering, to determine location and suitability of individual building lots, to
locate existing utilities and to determine the adequacy of the parcel for building of proposed
uses; and,
WHEREAS, the City of Moab has set aside monies for the purchase of property on which to
construct an assisted living center; and
WHEREAS, the City of Moab has $30,000 available for the purpose of that purchase; and,
WHEREAS, expenditure by the City of these funds for the purpose of surveying and preliminary
engineering for the parcel may be applied to the purchase cost of the lot for the assisted living
facility.
NOW THEREFORE, BE IT RESOLVED THAT THE CITY OF MOAB APPROVE THE
EXPENDITURE OF $30,000 DOLLARS FOR THE PURPOSE OF SURVEYING AND
CONDUCTING PRELIMINARY ENGINEERING ON THE PARCEL SELECTED FOR THE
PLACEMENT OF A HOSPITAL, DOCTORS' OFFICES, SENIOR HOUSING,
SENIOR/COMMUNITY CENTER AND AN ASSISTED LIVING CENTER, SUBJECT TO A
CONDITION THAT SAID EXPENDITURE WILL BE APPLIED TO THE PURCHASE COST
OF THE LOT FOR THE ASSISTED LIVING FACILITY.
Resolution #31-2002 Page 1 of 2
This resolution shall take effect immediately upon passage.
Passed and adopted by action of the Governing Body of Moab City in open session this
8`h day of October, 2002.
CITY OF MOAB
By:
David L. Sakrison
Mayor
Attest:
Rachel Ellison
City Recorder
Resolution #31-2002 Page 2 of 2
Resolution #32-2002
A RESOLUTION AMENDING THE INTERLOCAL AGREEMENT FOR THE
COORDINATION OF THE MOAB AREA PARTNERSHIP FOR SENIORS HEALTH
CARE AND HOUSING STUDY AND RELATED PROJECT ELEMENTS BY AND
BETWEEN: GRAND COUNTY AND THE CITY OF MOAB
WHEREAS, the City of Moab passed Resolution #31-2002 approving the expenditure of
$30,000 dollars for the purpose of conducting surveying and preliminary engineering on property
selected by the Moab Area Partnership for Seniors (MAPS) and purchased by the Grand County
Hospital District; and,
WHEREAS, the City of Moab and Grand County have an existing Interlocal Agreement
specifying how money given by either the City of Moab or Grand County to the MAPS Project is
spent and administered; and,
WHEREAS, that administrative process remains in place and operational in Grand County.
NOW THEREFORE, BE IT RESOLVED THAT THE CITY OF MOAB AND GRAND
COUNTY HEREBY AGREE TO AMEND THE EXISTING INTERLOCAL AGREEMENT
FOR THE COORDINATION OF THE MOAB AREA PARTNERSHIPFOR SENIORS
HEALTH CARE AND HOUSING STUDY TO ALLOW THE ADMINISTRATION OF AN
ADDITIONAL $30,000 DOLLARS OF ADDITIONAL CITY FUNDS ALLOCATED
PURSUANT TO RESOLUTION #31-2002.
This Resolution shall take effect immediately upon passage.
Passed and adopted by action of the goveming Body of Moab City in open session this October
22, 2002.
CITY F MOAB
David L. Sakrison
Mayor
7.?Attest:
f / /- �i/
��(� (p_ ' e(-- enr•
Rachel Ellison
City Recorder
Passed and adopted by action of the goveming body of Grand County in open session this
October 21, 2002.
Attest:
GRAND COUNTY
By:
By: Bart Leavitt, Council Chair
Fran Townsend, Clerk/Auditor
Resolution #32-2002
Page 1 of 1
Passed and adopted by action of the governing body of Grand County in open session this
October 21, 2002.
GRAND COUNT,
�Y� l
Bart Leavitt
Council Chairperson
Attest:
BY1✓t-0/� ?C4.1 rk.Q H
Fran Townsend
Clerk/Auditor
Passed and adopted by action of the goveming body of Grand County in open session this
October 21, 2002.
GRAND COUNTY
By;_
�.J
Bart Leavitt
Council Chairperson
Attest:
By5A.--oi1/t_J / `ICLL'vt�C c�
Fran. Townsend
Clerk/Auditor
NTERLOCAL AGREEMENT AS TO THE FUNDING OF DEVELOPMENT
CONSULTING SERVICES FOR THE MAPS PROJECT BY AND BETWEEN THE
CANYONLANDS HEALTHCARE SPECIAL SERVICES DISTRICT AND THE CITY OF
MOAB
WHEREAS, the City of Moab, Utah ("City") and the Canyonlands Healthcare Special Services
District ("District') have determined that there is need for development consulting services for the
independent living, assisted living and nursing care components of the Moab Area Partnership for
Seniors (MAPS) project; and
WHEREAS, said development consulting services will be performed under contract with the
Canyonlands Healthcare Special Services District; and
WHEREAS, the City of Moab has set aside funds to assist with the planning level work for the MAPS
project; and
WHEREAS, pursuant to the Interlocal Cooperation Act (Section 11-13-1 et. seq. Utah Code
Annotated) and for the mutual benefit of the citizens and inhabitants of the City and the County, the
City and the District do hereby agree as follows:
1. Purpose. The purpose of this agreement is to provide funding for the consulting development
services for the independent living, assisted living and nursing care components of the Moab Area
Partnership for Seniors (MAPS) project according to the attached Agreement for Services.
2. Provision of Services. The District will administer the attached Agreement for Services.
3. Financial Responsibilities. The City will contribute $10,000 toward the cost of the consulting
services provided for in the Agreement for Services. After execution of this Agreement, the District
will invoice the City for $10,000. The City will remit said amount to the District within 30 days of
receipt of said invoice.
4. Effectiveness and Duration of Agreement. This agreement shall become effective immediately
upon its approval by resolutions of the District Board and the City Council, and the execution of the
agreement by the appropriate parties. This agreement shall remain in effect until the services provided
for in the attached Agreement for Services are satisfactorily completed.
5. Administration of Agreement. This agreement shall be administered by an administrative
committee composed of the City Manager, and the District Board Chair, or their designated
representatives._
DATED this 26`n day of September, 2006.
ATTEST: CITY OF MOAB, UTAH
By: 04-1-401-
Rachel Ellison,tity Recorder David L. Sakrison, Mayor
ATTEST:
Canyonlands Health Care Special Services District
By: ',,h7-
o wL�
`..0
Resolution # 24-2006
A RESOLUTION APPROVING THE INTERLOCAL AGREEMENT AS TO THE FUNDING OF
DEVELOPMENT CONSULTING SERVICES FOR THE MAPS PROJECT BY AND BETWEEN
THE CANYONLANDS HEALTHCARE SPECIAL SERVICES DISTRICT AND THE CITY OF
MOAB
WHEREAS, the attached Interlocal Agreement provides for the funding for consulting
services for the independent living, assisted living and nursing care components of the Moab Area
Partnership for Seniors (MAPS) project.
NOW THEREFORE, WE THE GOVERNING BODY of the City of Moab do hereby
approve the attached Interlocal Agreement in substantially the form presented to this
meeting of the Moab City Council and authorize the appropriate officials to execute and
deliver said agreement.
PASSED AND APPROVED in open Council by a majority vote of the Governing Body of
Moab City Council on September 26, 2006.
SIG
Ravi. L. Sakrison, Mayor
/ ST:
Rachel Ellison, Recorder
Resolution #24-2006 Page i of 1
PROMISSORY NOTE
Grand County, a political subdivision of the State of Utah, 125 E. Center., Moab, Utah, 84532,
hereby promises to pay to the order of and benefit of Moab City, the sum of $55,794.00 (fifty-
five thousand seven -hundred -ninety-four dollars and no cents), to ensure the proper and timely
completion and guaranty of all improvements required by Moab City for the MAPS Subdivision
Phase I, as stipulated in the approved Improvements Agreement between Grand County and
Moab City for the Senior/Community Center. The developer of the Subdivision is Grand
County.
To secure this promissory note and the completion of the required improvements. Grand
County hereby agrees to convey to the City a trust deed in the amount of $55,794 (fifty-five
thousand seven -hundred -ninety-four dollars and no cents) for the property described
particularly as follows:
Beginning at a corner which bears S 0° 49' E 1022.3 feet from the Northwest Corner of Section
1, T26S, R21 E, SLB&M, and proceeding thence with South Line of the Wimmer Property East
320.2 feet to the Southeast Comer of the Wimmer Property, thence with the East Line of the
Wimmer Property N 0019' E 132.7 feet to the Northeast Corner of the Wimmer Property,
thence with the south line of the Emerald Subdivision S 89° 43' E 108.36 feet along a fence
line to a comer, thence S 402.1 to a corner, thence W 432.42 feet to a corner, thence with a
fence line N 00'39' E (Record =N 00°34' E) 269.93 feet to the Point of Beginning and
containing 3.0 Acres More or Less. Corners are monumented as specified on the attached
Plat. Bearings are based on the North Line NW1/4 Section 1 (Bearing=N 89°50' E).
Moab City acknowledges that this note is required as a condition of Subdivision final plat
approval, that all required improvements must be completed and guaranteed according to
Moab City Ordinances, and that all required improvements must be inspected, approved and
accepted by Moab City. Said trust deed shall be executed by Grand County and recorded
contemporaneously with the final plat of the MAPS Subdivision Phase I. Said trust deed shall
be reconveyed by the City of Moab only upon completion of all required improvements as
stipulated by the Improvements Agreement.
ATTEST: Grand County Council:
\>_-,�_
Fran Townsend. Grand County Clerk/Auditor Judy Carmichael. Chairman
COPY
PROMISSORY NOTE
Grand County, a political subdivision of the State of Utah, 125 E. Center., Moab, Utah, 84532,
hereby promises to pay to the order of and benefit of Moab City, the sum of $55,794.00 (fifty-
five thousand seven -hundred -ninety-four dollars and no cents), to ensure the proper and timely
completion and guaranty of all improvements required by Moab City for the MAPS Subdivision
Phase I, as stipulated in the approved Improvements Agreement between Grand County and
Moab City for the Senior/Community Center. The developer of the Subdivision is Grand
County.
To secure this promissory note and the completion of the required improvements, Grand
County hereby agrees to convey to the City a trust deed in the amount of $55,794 (fifty-five
thousand seven -hundred -ninety-four dollars and no cents) for the property described
particularly as follows:
Beginning at a comer which bears S 0° 49' E 1022.3 feet from the Northwest Comer of Section
1, T26S, R21 E, SLB& M, and proceeding thence with South Line of the Wimmer Property East
320.2 feet to the Southeast Comer of the Wimmer Property, thence with the East Line of the
Wimmer Property N 00'19" E 132.7 feet to the Northeast Comer of the Wimmer Property,
thence with the south line of the Emerald Subdivision S 89° 43' E 108,36 feet along a fence
line to a comer, thence S 402.1 to a comer.. thence W 432.42 feet to a comer, thence with a
fence line N 00°39' E (Record =N 00°34' E) 269.93 feet to the Point of Beginning and
containing 3.0 Acres More or Less. Comers are monumented as specified on the attached
Plat. Bearings are based on the North Line NW1/4 Section 1 (Bearing=N 89°50' E).
Moab City acknowledges that this note is required as a condition of Subdivision final plat
approval, that all required improvements must be completed and guaranteed according to
Moab City Ordinances, and that all required improvements must be inspected, approved and
accepted by Moab City. Said trust deed shall be executed by Grand County and recorded
contemporaneously with the final plat of the MAPS Subdivision Phase I. Said trust deed shall
be reconveyed by the City of Moab only upon completion of all required improvements as
stipulated by the Improvements Agreement.
ATTEST: Grand County Council:
r �
A.urvfAinA
Fran Towns nd, Grand County Clerk/Auditor
Ju• • Carmichael, Chairman
.a
IMPROVEMENTS AGREEMENT
E 5398 D 0635 P 31 5 Da 4-NGV-2004 12:29pm
Fee:' No Fee Cash 3�0
MERLENE MOSHER, Recorder
Filed By MM
For GRAND COUNTY
GRAND COUNTY CORPORATION
The C11Y OF MOAB, a Utah municipality ice, and Grand C.otmty ('Owner'') have
entered into the following Agreement punwant to Moab Ivhmiclpal Code Section 16.20.060, to
secure performance of the installation ofimprovements as required as a coalition for approval of the
MAPS Subdivision Phase 1. For valuable consideration, the adliclency of which both parties
admowledge, the parties agree as follows:
1.1 Saygregirgtony. The rest property subject to this Agreement
follows: ("Property")is as
Beginning at a comer witch bears S 0°49.1022.3 ft from the Northwest Corner to
Section 1, T. 28 S., R 21 E, SU& and proceeding thence wtih the South One of the
Winsner w the Ea Linly e EastoldiS2 .2 f t the Southeast corner of the Winner Propriety, thence
Pmpaly N 0° 1r E 137.7 t110 the Northeastern comer
of along th
the E 108.38 r y thence along the south tine of the Emerald Subdivision S fir
e lance tins to a comer, thence south 402.1 It to a comer, thence
West 432.42 ft to a comer, thence along the ferule tine Ntr4r E (Record =N 0r34' E)
269.93 ft to the point of beginning and con lining 3.0 Aces more or bee. Comers are
NWµ�Sected as
specified on the attached plat. Bearings are based on the Noah tine
heathy N tilf80 E.
2.1 ggeukullmozzonata. Owner will develop the property in conformity with the
Final Plat/Plan attached as E ditlit "A." Owner hereby agrees to comply with an
conditions placed upon the approval as specified before the Moab City Council and
agrees to construct and instal all improvements, including curb, guts, sidewa&, and
streets, further specl6ed in the engineering plan drawings, EAU* A. and an other
attachments deposited with the Cady. The following improvements are required:
1. 500 west to include road pavement, arts 8c gutter.. and sidewa& as required for
Phase 1
3.1 Ehaajogafgazgastin. Construction ofal project improvements for Phase 1 shall
be complete by May 31, 2005. The pasties agree that separate final plats and
improvements agreements wil be neoeaaary for subsequent phases as the owners of
those parcels develop. A reasonable extension of time for the coagktion of phase 1
improvements by that there granted,
ra ed' is the &c edo° tithe (Sty Cam* upon a slr�ag
diligently Pad from � cause for� � A and that the wort has been
4.1 ABeeigangutimagnisiguyammix Al ins coming% mduding grids. fire
hydrants, nub., gutters, sidewalks, water and sewer pipelines Nadi be constructed in
a workmanlike manner and is conformity with approved pions and aly
All such improvements are subject to inspection by the Public works Director prior
to boa water a0d sewer improvaneats to be dedicated to the aty ("Public
seal be impacted and tested prior to acceptance. Upon acceptance,
h
7.1 General Provisions. This Agreement shall be binding on and inure to the benefit of
the successors and assigns of Owner in the ownership or development of all or any
portion of the Property. Prior to assigning any or all of his rights and duties under
this Agreement Owner shall obtain from any transferee a written assumption
aclmowledging and agreeing to be bound by this Agreement.
7.2 This Agreement is the product of mutual bargaining. All tens shall be
construed in accordance with their plain meaning, regardless of the extent to
which either party participated in the drafting.
7.3 Failure of a party to exercise any right under this Agreement shall not be
deemed a waiver of any such right, nor shall any course of dealing or
previous action or inaction be deemed a waiver of any rights or claims arising
with respect to later or subsequent breaches, ads or omissions.
7.4 The ten "Agreement" includes this Improvements Agreement, the Final
Plat/Plan for the subdivision, and all related design drawings, which
documents shall constitute the sole and complete Agreement between the
parties. The Agreement shall supersede all prior Agreements or
representations, however evidenced. No modifications to any of the terms of
this Agreement shall be binding, unless reduced to writing and lawfully
executed by both parties.
7.5 The place of performance of this Agreement is Grand County, Utah. In the
event of any legal dispute concerning the subjects of this Agreement, the
parties stipulate to venue in the Seventh Judicial District Court, Grand
County, Utah. In any such proceeding the parties waive trial to a jury on all
claims and agree that the action shall be tried to the court.
7.6 In any legal proceeding concerning the terms of this Agreement the
substantially prevailing party shall be entitled to recover its reasonable
attorney fees and court costs in addition to any other relief authorized herein.
7.7 This Agreement shall be governed by Utah law.
7.8 This Agreement does not create any third party beneficiary rights. It is
specifically understood by the parties that; (a) the Project is a public
development; (b) the City of Moab has no interest in, responsibilities for, or
duty to third parties concerning any improvements to the Property, unless the
City adepts the improvements pursuant to this Agreement; and (c) except as
otherwise provided herein, Owner shall have full power and exclusive control
of the Property.
E 465398 B 0E,3'5 R 31. 7
7.9 The provisions adds Agreement are severable, and if any portion should be
held to be void or unenforceable, le, then the remainder adds Agreement shag
be construed to be in full force without reference to the invalid provision.
7.10 In the event offset legal depute concerning this Agreement neither party shag
be liable to the other for consequential damages, lost profits, or dday related
damages of any kind.
7.11 All notices under this Agreement b grvm in writing by first days or certified
mall, postage prepaid, and delivered to the following addresses:
To the Cty of Moab:
City of Moab
115 west 200 South
Moab, Utah 84532
Atte: Cty Manager
Ift.Q8mtt:
Grand County
125 East
Moab UT 84532
Notice may be delivered to such other parties or addresses as the parties may
designate in writing from time to time.
7.12 This Agreement shall be reloaded in the Grand County land records use arch
time as all provisions are performed, following which the (Sty shall record a
notice ofterminedon.
IN WITTIDSS WHEREOF, this Agreement has been executed by the City oflrfoab, acting by
and through the Moab Crly Council which has duly authorized execution, and by Grand County as
of the dant) specified blow.
10—aco—oy
Mayor David L. Samson babe
E 46 398 B 0633'5 P 31 t3
Rachel Ellison
City Recorder
GRAND COUNTY:
Judy Carmichael
Council Chairperson
ATTEST.
4 Fran 'rownsena
•'Co�:y► Clerk
STATE OF UTAH
)s. s
COUNTY OF -GRAND
Date
/0 (9_a<-
Date
-Q y
Date
The foregoing agreement was executed before me by Judy Carmichael this day of
-Ocfoher , 2004. Witness my hand and official seal. My commission expires:
40/ CR
a� �. PATRICIA BYRD
Notary Public 0
Oise el Utah
•
i)v-r/
Notary Public, State of Utah
Address: / ,,,
/17//,c` b u t 8¢s3P
E -465 3'9 B 06-3-5 P 3191
E E. �� '98 B 0 3,i P 3a0
Dry 24-NOV-2004 12:32pm 3y9
Fee: No Fee Cash
MERLENE MOSHER, Recorder
Filed By MM
For GRAND COUNTY
GRAND COUNTY CORPORATION
MOAB AREA PARTNERSHIP FOR SENIORS
RESTRICTIVE COVENANT
For valuable consideration, the sufficiency of which is hereby acknowledged, Grand County,
Utah ("County"), Moab Valley Health Care, Inc. (MVHC), the Grand County Hospital Service
District ("District:"), and the City of Moab ("City"), hereby grant and accept conveyance of this
restrictive covenant as follows:
a.
b.
I. RECITALS.
The Parties identified above have engaged in a collaborative process to
plan for and develop a senior center and related health care and
community facilities on the lands described herein, which are located
within the City, of Moab.
It is the intention of the Parties that this covenant shall govem future
development by creating development standards and design guidelines in
addition to those requirements applicable pursuant to the City's Municipal
Code.
c. This covenant is intended to run with the lands described, and shall be
enforceable by all, or any, of the Parties described, and no other persons.
II. COVENANT.
1. The real property (herein: "the Property") described below shall be subject to the
terms and conditions of this Restrictive Covenant:
Hospital Parcel
DESCRIPTION OF A PARCEL OF LAND IN SECTION 1, T 26 S, R 21 E, S.L.M., GRAND
COUNTY, UTAH, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Beginning at a point which bears S 0°49'E 1022.3 ft. thence S 0°39'W 269.93 ft. from the
NW Corner Section 1, T 26 S, R 21 E, S.L.M., and proceeding thence East 1011.97 ft., thence S
0°58'E 512.48 ft. to a Comer, thence S 88°52'W 1027.0 ft. to a Comer, thence N 0°39'E 532.86
ft. to the point of beginning and containing 12.23 acres, more or less.
Senior Center Parcel
DESCRIPTION OF A PARCEL OF LAND IN THE NW % SECTION 1, T 26 S, R 21 E, S.L.M.,
GRAND COUNTY, UTAH, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Beginning at a point which bears S 0°49'E 1022.3 ft. from the NW Comer of Section 1, T 26
S, R 21 E, S.L.M., and proceeding thence East 320.2 ft., thence N 0°19'E 132.7 ft., thence with
the South line of Emerald Subdivision S 89°43'E 108.36 ft., thence South 402.1 ft. thence West
432.42 ft., thence N 0°39'E 269.93 ft. to the point of beginning and containing 3.00 acres, more
or less.
Hospital Service District (Remainder)
DESCRIPTION OF A PARCEL OF LAND IN THE NW% SECTION 1, T 26 S, R 21 E, S.L.M.,
GRAND COUNTY, UTAH, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
Beginning at a Comer which bears S 26°30130"E 994.60 ft. from the Northwest Comer to
Section 1, T 26 S, R 21 E, S.L.M., and proceeding thence with the South line of Emerald
Subdivision S 89°43'E 217.14 ft. along a fence line to the Southeast Comer of Emerald
Subdivision, thence along the East line of Emerald Subdivision North 442.6 ft. along a fence line
to a Comer, thence N 89°55'E 508.0 ft. to a Comer on the West line of Kerby Subdivision,
thence with the West line of said Kerby Subdivision S 0°34'W 457.7 ft. to the Southwest Comer
of said Kerby Subdivision, thence with the South line of said Kerby Subdivision N 89°53'E 147.6
ft. to a Corner, thence S 0°12'W 423.7 ft. to a Comer, thence N 89°34'W 254.5 ft. to a Comer,
thence S 2°15W 40.7 ft. to a Corner, thence S 89°47'W 29.7 ft. to a Comer, thence N 0°58'W
75.58 ft., thence West 579.55 ft., thence North 402.1 ft. to the point of beginning and containing
13.35 acres, more or less.
2. The Parties entitled to enforce this Restrictive Covenant shall be limited to the
County, MVHC, the District, and the City, as well as any successors in title to all
or part of the Property, or assignees of the named Parties.
3. The Restrictive Covenant shall run with the Property in perpetuity, unless
released or modified upon written consent of all of the then owners of record of
the Property and the City.
4. Site Plan or other land use review by the City of future development within the
Property shall address compliance with this Restrictive Covenant as well as other
applicable codes and standards. The Parties shall also be entitled to review and
comment upon future development applications.
5. In the event that any existing or new development within the Property shall
constitute and actual or threatened violation of this Restrictive Covenant, the
affected Parties may deliver written notice of violation to the owner of the parcel
upon which the violation is located, which notice shall provide for a period of not
less than thirty (30) days in which to cure or abate such violation. If efforts to
seek cure or abatement are unsuccessful, the non -breaching party shall demand
mediation or a settlement conference with the other Parties as a precondition to
seeking judicial relief.
6. Any violation which is not cured by informal means may be abated in an action
seeking injunctive, declaratory, or other legal or equitable relief. In any such
action the court shall award to the substantially prevailing Party reasonable
attomey fees and court costs, in addition to any other equitable relief or damages
resulting from the breach.
7. This Restrictive Covenant shall be construed in accordance with Utah law.
Venue for any judicial proceedings pertaining to this document shall be in the
Courts of Grand County, Utah, and shall be heard solely by the Court, and not a
jury.
2
E 4E. 5399 H 063 P 322
III. DEVELOPMENT STANDARDS.
1. Development of the Property shall adhere to the following Development
Standards:
1.
IV. DEVELOPMENT GUIDELINES
In addition, the Parties agree that future development of the Property should
comply with the following Development Guidelines, which, though they are not
binding, are intended to provide architectural and design guidance for future
phases of development:
3
E 4653 9 B 0635 F' 3El3
DEVELOPMENT STANDARDS
MOAB AREA PARTNERSHIP FOR SENIORS DEVELOPMENT STANDARDS 4
DEVELOPMENT STANDARDS 4
INTRODUCTION 4
OVERALL CONCEPTS 4
REQUIRED STANDARDS FOR DEVELOPMENT 5
ADHERENCE TO DEVELOPMENT GUIDELINES 5
TRANSPORTATION AND CIRCULATION 5
VEHICLE CIRCULATION 5
PEDESTRIAN AND NON -MOTORIZED CIRCULATION 5
PARKING 5
ACCESSIBILITY AND SAFETY 5
ACCESSIBILITY OF PATHS AND FACILITIES 5
OUTDOOR SEATING 6
LIGHTING 6
OUTDOOR SPACE 6
EXTERIOR SOCIAL GATHERING SPACES 6
BUILDING EXTERIOR SPACE 6
CENTRAL OPEN SPACE 6
LANDSCAPING 6
BUILDINGS- FORM AND FEEL 7
EXTERIOR PERIMETER OF BUILDINGS 7
ENTRANCES 7
COMMON AREAS 7
ACCESSIBILITY, CIRCULATION AND WAYFINDING 7
MATERIALS 8
ENERGY EFFICIENCY AND COMFORT 8
LIGHTING 8
FACILITIES SPECIFIC STANDARDS 9
HOSPITAL 9
SENIOR/COMMUNITY CENTER 9
INDEPENDENT LIVING 9
ASSISTED LIVING 9
4
E 465399 F 0635 P 324
Development Standards
Introduction
For the Moab Area Partnership for Seniors project at the orchard property, the following
standards are intended to help guide the MAPS committee, architects and developers through
the development process. The development process will likely take many years. These
Development Standards are to ensure the accessibility of the development to residents and the
community and lay out expectations to fulfill the goal of continuity in open space, vegetation,
construction specifications and transportation circulation.
A Development Guidelines Document has also been prepared to further assist developers in
meeting the vision and goals of the MAPS committee and meet the needs of the Moab
community at large. Although the guidelines presented in that document are not requirements,
they do present goals to strive towards in developing the land.
The attached site diagram is a record of the spatial arrangements between buildings, vehicular
and pedestrian circulation, parking and open space agreed to by the MAPS committee. It is not
intended as a site design, but rather to illustrate some of the standards outlined in this
document.
Overall concepts
The following outlines the basic goals behind all the standards that follow.
2. Create a cohesive, integrated series of developments that have a sense of place
through all phases of development.
3. Organize transportation and circulation to minimize vehicle/pedestrian
conflicts, and maximize accessibility.
4. Involve a landscape architect on the design team for each site's
development plans, as required for PUD plan approval, to ensure exterior spaces
connect and are cohesive.
5. Provide continuity throughout the development with pathways, seating
and light standards.
6. Create a multi -generational open space/community park that serves
needs unmet by other parks in the community.
7. Maximize the comfort, safety and use of open space in the MAPS
development.
5
Required Standards for Development
Adherence to Development Guidelines
•
Each developer will adhere to the Development Standards and address the
related Development Guidelines during the design process and in the
implementation of their respective projects.
Transportation and Circulation
Vehicle Circulation
•
•
•
•
Walking paths and roads will be separated as much as possible. Where
walkways and roads intersect, there will be signs, changes in walkway materials
and crosswalks to alert motorists and pedestrians.
Vehicle access to buildings and parking areas will come from perimeter roads.
No roadways will go through central open space.
Service areas will be screened from view, or otherwise designed to avoid a "back
alley" appearance.
The hospital will have its own emergency access for use only by emergency
vehicles.
Pedestrian and non -motorized Circulation
• Provide access to central open space from all facilities.
• Each developer will negotiate an easement with the city to provide for the linking
of city bike and pedestrian paths to pathways within the development.
• Walking and bike paths will link to other city pathways and streets.
• Develop a circulation system for pedestrians and for bicycles.
Parking
• Buildings will have a covered drop off area that is within 20 feet of main
entrances.
• Parking will be shared between facilities whenever possible.
• Large lots with no landscaping are discouraged as per code. Smaller lots broken
up by landscaped areas are encouraged.
• Some parking will be positioned close to front entrances of the facilities.
Additional parking will be placed near other entrances where possible.
• Some parking near buildings will be designated with signs as "seniors only".
6
E 46539 B 0635 P 326
Accessibility and Safety
Accessibility of paths and facilities
• There will be a route linking to City Streets and pathways that will be accessible
to strollers, wheelchairs and people with disabilities.
• Create a way finding system to help users orient themselves. Use a basic
organizational plan that is easy to recognize. Use signage that is easy to read.
• Use both ramps and stairs where abrupt elevation changes are necessary.
Outdoor Seating
•
Lighting
•
•
Public seating areas near facilities will provide a variety of seating options that
include benches with armrests, backrests and handrests to assist in getting out of
the seat. The highest concentration of these seats will be near facilities, and
some will be provided in other areas.
Each development will provide a lighting plan to ensure that lighting in overall
development promotes security and continuity.
Full cut-off lighting will be used for all outdoor lighting.
Outdoor Space
Exterior Social Gathering Spaces
•
•
Some indoor spaces should look out upon outdoor spaces, and have screened in
areas or porches.
Public seating areas and gathering spaces will be in locations frequented often,
accessible and visible from facilities so as to promote feeling of safety.
Building Exterior Space
•
Building and landscape design and placement will be considered so that no
facility dominates the open space. Conflicting uses between facilities will be
considered and mitigated for during the design process of each development.
Central Open Space
• A landscape architect will be on the design team for each site's development
plans to help link each facility to the central open space.
• All facilities will participate in investigating a cooperative agreement for the
coordination, development and maintenance of the central open space.
• There will be a central, multi -purpose outdoor space for use by all three facilities
and the general public.
7
E 46.5399 B 06 35.; P 327
" T h e r e w i l l b e w a t e r f o u n t a i n s , s e a t i n g a r e a s a n d t r a s h r e c e p t a c l e s .
" E n t r i e s t o c e n t r a l o p e n s p a c e w i l l c o i n c i d e w i t h b i k e t r a i l s , b i k e u n d e r p a s s e s ,
c r o s s w a l k s a n d r o a d s .
" C e n t r a l o p e n s p a c e w i l l b e a c c e s s i b l e f r o m a l l f a c i l i t i e s , 5 0 0 W e s t a n d W i l l i a m ' s
W a y v i a w a l k i n g p a t h s .
L a n d s c a p i n g
" M a j o r l a n d s c a p i n g m a t e r i a l s w i l l b e s e l e c t e d a f t e r p e r f o r m i n g a c o s t c y c l e
a n a l y s i s t h a t i n c l u d e s m a i n t e n a n c e c o s t s .
" P l a n t s u s e d o n s i t e w i l l b e a p p r o p r i a t e t o M o a b ' s c l i m a t e . R e g i o n a l p l a n t s w i l l b e
u s e d a s m u c h a s p o s s i b l e t o h e l p m i n i m i z e m a i n t e n a n c e a n d w a t e r u s e .
" Q u a l i t i e s o f d r o u g h t a n d h e a t t o l e r a n c e s h o u l d b e p r e s e n t i n a l l p l a n t s s e l e c t e d .
" C r e a t e l a n d s c a p e s s u s t a i n a b l e w i t h m i n i m u m i r r i g a t i o n , f e r t i l i z e r s a n d
m a i n t e n a n c e .
" D e v e l o p a n d u s e a n e f f e c t i v e r e a s o n a b l e w e e d c o n t r o l s t r a t e g y t o i n c l u d e
i n t e g r a t e d w e e d m a n a g e m e n t p r a c t i c e s w h i c h m i n i m i z e t h e u s e o f c h e m i c a l
h e r b i c i d e s a n d p e s t i c i d e s .
" A u t o m a t e d i r r i g a t i o n s y s t e m s w i l l b e i n s t a l l e d i n e a c h d e v e l o p m e n t u s i n g d r i p
i r r i g a t i o n i n n o n - t u r f a r e a s t o m a x i m i z e w a t e r e f f i c i e n c y .
" P h a s e d l a n d s c a p i n g w i l l b e a l l o w e d t o e n c o u r a g e q u a l i t y l a n d s c a p e s a s o p p o s e d
t o b u d g e t c u t t i n g l a n d s c a p e s w i t h a f i v e y e a r t i m e l i m i t o n t h e c o m p l e t i o n o f t h e
l a n d s c a p e .
" P r o v i d e f o r i r r i g a t i o n h o o k - u p a t t h e t i m e o f c o n s t r u c t i o n o f f a c i l i t i e s t o s a v e c o s t s
o n l a n d s c a p e i r r i g a t i o n i n s t a l l a t i o n .
B u i l d i n g s - F o r m a n d F e e l
"
"
"
"
"
"
"
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B u i l d i n g s w i l l b e o u t w a r d l y f o c u s e d . B u i l d i n g s s h o u l d n o t c r e a t e a n e n c l a v e .
E n s u r e r e s i d e n t i a l c h a r a c t e r ( a s o p p o s e d t o i n s t i t u t i o n a l o r c o m m e r c i a l ) o f
b u i l d i n g s . ( V a r i a n c e a l l o w e d f o r h o s p i t a l ) .
T h e a r c h i t e c t u r a l s t y l e w i l l b e w e l c o m i n g , i n c l u d i n g a r c h i t e c t u r a l d e t a i l o f a
h u m a n s c a l e , a v o i d i n g i n s t i t u t i o n a l " b i g b l o c k " s t y l e a r c h i t e c t u r e a n d m o n o l i t h i c
f l a t s k y l i n e s .
S h a p e a n d s i t e b u i l d i n g s t o p r o v i d e v i e w c o r r i d o r s t o t h e p o r t a l , r i m a n d
m o u n t a i n s .
D e s i g n b u i l d i n g s w i t h r e s p e c t t o t h e s u n a n d c l i m a t e . S h a d e e a s t a n d w e s t w a l l s
f r o m s u m m e r s u n u s i n g d e e p o v e r h a n g s o r s h a d e t r e e s .
B u i l d i n g s w i l l h a v e o n e o r t w o s t o r i e s .
T h e b u i l d i n g s w i l l b e i n a p a r k l i k e s e t t i n g a n d w i l l b e a p p r o a c h e d f r o m m u l t i p l e
s i d e s . D e s i g n f o r m u l t i p l e a n d v a r i e d ' f r o n t f a c e s ' t o t h e b u i l d i n g s .
S c r e e n h e a t i n g a n d c o o l i n g e q u i p m e n t o n t h e r o o f o r s i d e s o f t h e b u i l d i n g s .
E x t e r i o r P e r i m e t e r o f B u i l d i n g s
" B r e a k u p e x t e r i o r s u r f a c e s o f b u i l d i n g w i t h c h a n g e s i n t e x t u r e , m a t e r i a l s , s h a d o w
l i n e s , r o o f l i n e s ; o r w i t h t r e l l i s e s , o v e r h a n g s , a r c a d e s , a n d t r e e s .
" W h e r e p e d e s t r i a n p a t h s r u n d i r e c t l y a d j a c e n t t o b u i l d i n g s a n d l e a d t o b u i l d i n g
e n t r a n c e s p r o v i d e o v e r h a n g s , a r c a d e s o r s h a d e t r e e s .
" S e r v i c e a r e a s w i l l b e a c c e s s i b l e f r o m p e r i m e t e r r o a d s a n d s c r e e n e d f r o m o t h e r
8
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buildings and central space.
Entrances
• Place the main entrance to buildings at a point where it can be seen immediately
from the street of approach and give it a clear, visible shape which stands out in
front of the building.
• In addition to the main entrance, provide multiple entrances as needed to
accommodate people entering from other buildings, other parking lots or parking
spaces far from the main entrance, or from the open spaces. Provide a
welcoming, covered entrance to allow for adjustment to light and to offer shelter
from elements.
• Position front entrances for views of the portal, the rim or the mountains.
• Create inviting entrances with places for people to stop, sit, wait and talk.
Common Areas
• Design waiting rooms and common areas with the comfort of clients in mind,
providing a living -room like atmosphere with natural light, space for tables and
sofas, and views if possible.
• Provide easy access to the outdoors.
Accessibility, Circulation and Wayfinding
• Follow ADA guidelines and principles for universal design. (See appendix)
• Provide easy to open doors and a minimum of one automatic door for each
building.
• Provide at least one bathroom per building with automatic doors or a no door
design.
• Provide covered or shaded walkways to more distant parking spots and between
buildings.
• Create a system to help users orient themselves.
• Create comfortable passages, avoiding long sterile hallways.
Materials
• Primary exterior materials will be horizontally laid sandstone, stucco (earth
colors), and wood, with possible use of red or buff brick for accent.
• Major interior and exterior materials will be selected after performing a cost cycle
analysis that includes maintenance cost.
• Toxicity of materials will be considered and non -toxic options assessed and
preferred. Low VOC paints will be used (except where hospital requirements
otherwise require). (Seniors even more than the general population are
particularly sensitive to airbome impurities.)
Energy Efficiency and Comfort
• Buildings will be designed and built referencing LEED standards. Buildings other
than the hospital will be able to qualify for a LEED certification.
• Prioritize LEED criteria to provide a long term cost savings to the community
through saved energy and maintenance costs.
• Qualify for Energy Star Home rating or similar standard for all residential units not
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e l i g i b l e u n d e r L E E D .
C e r t i f y w i t h E P A ' s I A Q ( i n d o o r a i r q u a l i t y ) s t a n d a r d f o r a l l r e s i d e n t i a l u n i t s u n l e s s
a b u i l d i n g s t a n d a r d i s u s e d t h a t i n c l u d e s I A Q .
P r o v i d e a p p r o p r i a t e o v e r h a n g s o v e r s o u t h f a c i n g w i n d o w s t o p r o t e c t f r o m
s u m m e r s u n w h i l e a l l o w i n g s u n p e n e t r a t i o n i n w i n t e r .
I n r e s i d e n t i a l b u i l d i n g s , m a x i m i z e r o o m s w i t h s o u t h f a c i n g w i n d o w s .
C a l c u l a t e a c o s t a n a l y s e s f o r G r o u n d S o u r c e H e a t P u m p s y s t e m s f o r h e a t i n g
a n d c o o l i n g ; a n d f o r i n s t a l l i n g s o l a r h o t w a t e r s y s t e m s .
W h e r e s o l a r h o t w a t e r i s n o t i n s t a l l e d p r o v i d e s p a c e a n d c o n n e c t i o n s f o r f u t u r e
c o n v e r s i o n . ( V a r i a n c e a l l o w e d f o r h o s p i t a l )
L i g h t i n g
" M a x i m i z e n a t u r a l l i g h t i n g t o p r o v i d e f o r w e l l b e i n g a n d t o r e d u c e e n e r g y c o s t s .
" U s e c o m p a c t f l u o r e s c e n t - c o m p a t i b l e f i x t u r e s .
" P r o v i d e a d e q u a t e l e v e l s o f l i g h t f o r t h o s e w h o a r e v i s u a l l y i m p a i r e d t o e n s u r e
s a f e t y .
F a c i l i t i e s S p e c i f i c S t a n d a r d s
H o s p i t a l
S e n i o r / C o m m u n i t y C e n t e r
" L o c a t e S e n i o r C e n t e r a n d i n d e p e n d e n t l i v i n g n e a r e a c h o t h e r i n o r d e r t o p r o m o t e
s o c i a l i n t e r a c t i o n a n d a l l o w f o r s h a r e d a c c e s s t o f a c i l i t i e s a n d a c t i v i t i e s .
I n d e p e n d e n t L i v i n g
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L o c a t e h o u s i n g u n i t s a n d l a n d s c a p i n g t o b l o c k v i e w a n d r e d u c e n o i s e f r o m
h o s p i t a l .
P r o v i d e e a c h r e s i d e n c e w i t h s o m e p e r s o n a l o u t d o o r a r e a w i t h f l e x i b i l i t y f o r u s e .
P r o v i d e s o u t h f a c i n g w i n d o w s i n a l l r e s i d e n t i a l u n i t s . P r o v i d e w i n d o w s o n a t l e a s t
t w o s i d e s i n m a i n l i v i n g a r e a s o f r e s i d e n c e s .
A s s i s t e d L i v i n g
" P r o v i d e a d e s i g n f o r s o u t h f a c i n g w i n d o w s a n d w i n d o w s o n a t l e a s t t w o s i d e s i n
m a i n l i v i n g a r e a s o f r e s i d e n c e s f o r a m a x i m u m n u m b e r o f u n i t s .
" M a i n t a i n r e s i d e n t i a l c h a r a c t e r b y p r o v i d i n g a s e c o n d a r y e n t r a n c e f o r p i c k - u p a n d
d r o p - o f f , r e l i e v i n g t h e m a i n e n t r a n c e o f p a v e m e n t a n d c a r s .
1 0
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Central Open Space
General Recommendations
• There will be a central, multi -purpose outdoor space for use by all three facilities
and the general public. Park will be accessible to a diversity of users, such as
hospital workers, visitors, patients, passers -through, residents, seniors, and
community members.
• The central open space, as a public area of the development, should be
designed with input from all the initiating developers and the MAPS committee
early in the development process.
• The park will be designed with consideration for its elderly users.
• The central open space should provide a non -motorized connection between
nearby neighborhoods and City paths and trails. Wildlife corridors that currently
use this route should be maintained or accommodated within the non -motorized
pathway/open space system through this area.
• Each site owner will cooperate with others for construction and maintenance.
Microclimate
• Consider vegetation, building height, orientation, seasonal temperatures and
movement of sun to enhance the comfort of outdoor sitting and gathering areas.
Circulation
• Some sitting areas will be located close to facilities or parking areas for those
with mobility issues or safety concems.
• Entries to park will coincide with bike trails, bike underpasses, crosswalks and
roads
• Include a jogging and walking trail in the park.
• Provide the shortest and most direct route for passing through as shortcut
between streets.
• Some passenger unloading zones and parking should be located close to some
areas, with some areas accessible by foot or bicycle only.
Uses and Activities for Exterior Social Gathering Space
•
•
A variety of benches and seating will be provided in this area.
There will be several sub -areas of park that allow for simultaneous multiple uses.
Examples of multi -purpose area uses include, but is not limited to: artwork,
11
outdoor performance space, water feature and a community garden.
• Provide distinct areas for people to pass through and to linger.
• There will be minimal grade changes in walkways. There will be an emphasis on
meeting, socializing and activity areas with benches placed at frequent intervals
to provide for needs of elderly users.
• A community gardening area with raised beds for wheelchair accessibility should
be considered as part of the central open space.
Landscaping
• Unused areas of land around development need to be managed during
construction to prevent site from appearing half finished for the next 20 years.
For instance, installing paths around the development.
• Create and use and' effective weed control strategy to include integrated weed
management practices; minimizing use of chemical herbicides and pesticides.
• Plants used on site will be regionally appropriate to Moab's climate, with low
maintenance native plants especially emphasized to enhance the sense of place
in the outdoor areas. Qualities of drought and heat tolerance should be present
in plants selected.
• A landscape architect will be on the design team for each site's development
plans to ensure that all facilities have coherent connections to the central open
space.
Outdoor Seating
•
•
Movable seating options allow for seasonal flexibility of sitting areas and
variations in seating arrangements. This is appropriate near facilities such as the
senior center.
Provide some shaded sitting areas and drinking fountains.
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DEVELOPMENT GUIDELINES
TABLE OF CONTENTS
MOAB AREA PARTNERSHIP FOR SENIORS DEVELOPMENT GUIDELINES 11
DEVELOPMENT GUIDELINES INTRODUCTION 11
RECOMMENDED GUIDELINES FOR DEVELOPMENT 12
TRANSPORTATION AND CIRCULATION 12
VEHICLE CIRCULATION 12
PEDESTRIAN AND NON -MOTORIZED CIRCULATION 12
PARKING 13
ACCESSIBILITY AND SAFETY 13
ACCESSIBILITY OF PATHS AND FACILITIES 13
GENERAL GUIDELINES 14
OUTDOOR SEATING 14
GENERAL GUIDELINES 14
LIGHTING 14
SAFETY 14
OUTDOOR SPACE 15
EXTERIOR SOCIAL GATHERING SPACE 15
GENERAL GUIDELINES 15
BUILDING EXTERIOR SPACE 15
TRANSITION AREAS BETWEEN INDOOR AND OUTDOOR AREAS 15
GENERAL GUIDELINES 16
CENTRAL OPEN SPACE 16
LANDSCAPING 16
GENERAL GUIDELINES 17
BUILDINGS- FORM AND FEEL 17
EXTERIOR PERIMETER OF BUILDINGS 18
ENTRANCES 18
COMMON AREAS 18
ACCESSIBILITY, CIRCULATION AND WAYFINDING 19
MATERIALS 19
ENERGY EFFICIENCY AND COMFORT 20
LIGHTING 20
MAXIMIZE NATURAL LIGHTING TO PROVIDE FOR WELL-BEING AND TO REDUCE
ENERGY COSTS 20
FACILITIES SPECIFIC GUIDELINES 20
HOSPITAL 24
SENIOR/COMMUNITY CENTER 24
INDEPENDENT LIVING 24
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ASSISTED LIVING 24
CENTRAL OPEN SPACE PROGRAM (DRAFT) 26
CENTRAL OPEN SPACE 26
GENERAL RECOMMENDATIONS 26
MICROCLIMATE 26
CIRCULATION 26
USES AND ACTIVITIES FOR EXTERIOR SOCIAL GATHERING SPACE 26
LANDSCAPING 26
OUTDOOR SEATING 26
14
Development Guidelines Introduction
The purpose of the standards is to articulate the vision of the community in such a way that
designers understand what is desired. The MAPS collaborative effort has been toward creating
a user friendly, community oriented environment that meets specific needs of the community. It
has been clear throughout the meetings and with interviews with individuals, that the intent of
the project is not simply functional, but also to create a high quality, exemplary project that will
become a core component to our community. It will be a place in which people have pride and
to which they naturally congregate. The buildings need to meet the aesthetic and physical
needs of the community members. The individual components of the project must, in addition,
not exceed the short or long term financial capabilities of the community to support them.
A common vision for this project is to create a cornerstone for the community that enhances the
lives of seniors while being a place for the entire community. The following development
guidelines provide a single document that summarizes MAPS committee members' visions and
concerns, and synthesizes this with successful elements from similar projects. The guidelines
will help the MAPS committee create the desired continuity of open space, vegetation and
construction within the development and ensure the accessibility of the development to
residents and the community.
To create a cohesive campus -like area with enough separation for autonomy between the
different user sites will require specifically addressing the exterior spaces, and how they connect
the facilities and public areas of the development. The exterior spaces can create transitions
and boundaries between conflicting uses by using spacing, visual barriers of plant material and
placement of parking lots and entry spaces.
Of primary importance is the general siting of the structures and their uses. The way that
different facilities relate to one another on the site has implications for social interaction, traffic
circulation, pedestrian circulation and the overall function of the site. For example, it is
important that the institutional or health care qualities of the hospital not impinge on the activities
or feeling of vitality of the community center or assisted housing facilities, or dominate the
central open space. Furthermore, the size and the design of the hospital facility should be
carefully considered so that it does not dominate the entire site.
The development process will likely take many years. These guidelines will help ensure the
accessibility of the development to residents and the community and lay out expectations to
fulfill the goal of continuity in open space, vegetation, construction specifications and
transportation circulation.
RECOMMENDED GUIDELINES FOR DEVELOPMENT
Though none of these guidelines are required they do represent the pubic input gathered over
the past 2 years, and reflect community desires and needs. The general intent of these
guidelines is to help create a campus with an efficient and relatively seamless appearance to its
users,
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Transportation and Circulation
Vehicle Circulation
Walking paths and roads will be separated as much as possible. Where walkways and roads
intersect, there will be signs, changes in walkway materials and crosswalks to alert motorists
and pedestrians.
Vehicle access to buildings and parking areas will come from perimeter roads. No roadways
will go through central open space.
• There will be a hierarchy of roads between facilities on the site to help minimize
congestion and ease the flow of traffic.
Service areas will be screened from view, or otherwise designed to avoid a "black alley"
appearance.
The hospital will have its own emergency access for use only by emergency vehicles.
General Guidelines
• Avoid grade change or structural barriers between public spaces and pathways.
Pedestrian and non -motorized circulation
Provide access to central open space from all facilities
Each developer will negotiate an easement with the city to provide for the linking of the
city bike and Pedestrian paths to pathways within the development.
Walking and bike paths will link to other city pathways and streets.
• Provide access to outdoor common areas from all facilities in the development
• Walking and bike paths will connect to all major facilities on the site.
• Link pedestrian and bike paths to other routes in the city to ease access for
pedestrians and cyclists.
Develop a circulation system for pedestrians and bicycles
•
•
•
Walkways should connect to form walking loops that offer a choice of length and
difficulty, as well as a varied sensory experience. For example, creating different
planting zones or spaces for bird watching.
Pedestrian and bicycle conflicts should be minimized. A bike trail through the
development is desired, but requires careful placement to ensure that pedestrian
needs are also met. Bicycle and elderly pedestrian conflicts are particularly
important to address.
Materials for walking surfaces will be predictable, non slip and non glare (eg
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s t a i n e d , l i g h t b r o o m f i n i s h c o n c r e t e , b r i c k , e x p o s e d a g g r e g a t e , c o n c r e t e b l o c k s ) .
T h e r e w i l l b e a s e n s e o f c o n t i n u i t y i n w a l k i n g s u r f a c e s u s e d a t a n d b e t w e e n t h e
d i f f e r e n t f a c i l i t i e s .
P a r k i n g
B u i l d i n g s w i l l h a v e a c o v e r e d d r o p o f f a r e a t h a t i s w i t h i n 2 0 f e e t o f a m a i n e n t r a n c e .
P a r k i n g w i l l b e s h a r e d b e t w e e n f a c i l i t i e s w h e n e v e r p o s s i b l e .
L a r g e r l o t s w i t h n o l a n d s c a p i n g a r e d i s c o u r a g e a s p e r c o d e . S m a l l e r l o t s b r o k e n u p b y
l a n d s c a p e d a r e a s a r e e n c o u r a g e d .
"
C o v e r e d w a l k w a y s , t r e e s h a d e d p a t h w a y s , o r t r e l l i s e s w i t h v i n e s a l o n g t h e p a t h
s h o u l d b e c o n s i d e r e d o n a p a t h f r o m t h e f a r t h e s t r e a c h e s o f t h e m a i n p a r k i n g
a r e a s t o t h e m a i n e n t r a n c e .
S o m e p a r k i n g w i l l b e p o s i t i o n e d c l o s e t o f r o n t e n t r a n c e s o f t h e f a c i l i t i e s . A d d i t i o n a l p a r k i n g w i l l
b e p l a c e d n e a r o t h e r e n t r a n c e s w h e r e p o s s i b l e .
" P a r k i n g l o t s w i l l b e p o s i t i o n e d c l o s e t o f a c i l i t i e s w i t h s o m e s p a c e s n o t m o r e t h a n
2 0 f e e t f r o m a n e n t r a n c e .
S o m e p a r k i n g n e a r b u i l d i n g s w i l l b e d e s i g n a t e d w i t h s i g n s a s " s e n i o r s o n l y " .
A c c e s s i b i l i t y a n d S a f e t y
A c c e s s i b i l i t y o f p a t h s a n d f a c i l i t i e s
T h e r e w i l l b e a r o u t e l i n k i n g C i t y S t r e e t s a n d p a t h w a y s t h a t w i l l b e a c c e s s i b l e t o s t r o l l e r s ,
w h e e l c h a i r s a n d p e o p l e w i t h d i s a b i l i t i e s .
"
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A m a i n p a t h l i n k i n g f a c i l i t i e s t o e a c h o t h e r a n d t o t h e c e n t r a l o p e n s p a c e w i l l h a v e
e l e m e n t s t h a t m a k e i t e a s i e r f o r e l d e r l y a n d h a n d i c a p p e d a c c e s s . T h i s i n c l u d e s ,
b u t i s n o t l i m i t e d t o : b e n c h e s o r s e a t i n g w a l l s s e t o f f t h e p a t h e v e r y 5 0 f e e t , o r a s
o f t e n a s i s r e a s o n a b l e , h a n d r a i l s , a n d n o a b r u p t g r a d e c h a n g e s a l o n g p a t h
b e t w e e n u s e a r e a s .
A t l e a s t o n e p a t h w a y t h a t c o n n e c t s f a c i l i t i e s w i l l b e a c c e s s i b l e f o r w h e e l c h a i r s
a n d w a l k e r s a n d w i l l b e w i d e e n o u g h f o r 2 w h e e l c h a i r s t o p a s s c o m f o r t a b l y
( m i n i m u m 8 F e e t ) .
C r e a t e a w a y f i n d i n g s y s t e m t o h e l p u s e r s o r i e n t t h e m s e l v e s . U s e a b a s i c o r g a n i z a t i o n a l p l a n
t h a t i s e a s y t o r e c o g n i z e . U s e s i g n a g e t h a t i s e a s y t o r e a d .
U s e b o t h r a m p s a n d s t a i r s w h e r e a b r u p t e l e v a t i o n c h a n g e s a r e n e c e s s a r y .
" C l e a r l y m a r k a n d l i g h t s t e p s a n d r a m p s . H a n d r a i l s t h a t e x t e n d a p p r o x i m a t e l y
1 7
E 6 5 3 9 R 0 6 3 5 P # 3 7
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o n e f o o t b e y o n d t h e s e e l e v a t i o n c h a n g e s w i l l b e p r o v i d e d .
H a n d r a i l s s h o u l d b e a p p r o x i m a t e l y t w o a n d t h r e e q u a r t e r ' s i n c h e s i n d i a m e t e r , f o r
e a s e o f g r i p p i n g .
H a n d r a i l s s h o u l d b e m a d e o f a m a t e r i a l t h a t i s r e s i s t a n t t o w e a t h e r a n d e x t r e m e
c h a n g e s o f h e a t a n d c o l d .
I n s o m e a r e a s w h e r e h a n d r a i l s a r e a p p r o p r i a t e , t w o r a i l s s h o u l d b e p r o v i d e d , a t
a p p r o x i m a t e l y t h i r t y - t w o a n d t w e n t y - s i x i n c h e s , f o r b o t h a m b u l a t o r y a n d n o n -
a m b u l a t o r y u s e .
G e n e r a l G u i d e l i n e s
" S e p a r a t e p a t h w a y s f o r w a l k i n g a n d b i c y c l i n g , o r b u i l d p a t h w a y s w i d e e n o u g h t o
a c c o m m o d a t e b o t h .
O u t d o o r s e a t i n g
P u b l i c s e a t i n g a r e a s n e a r f a c i l i t i e s w i l l p r o v i d e a v a r i e t y o f s e a t i n g o p t i o n s t h a t i n c l u d e b e n c h e s
w i t h a r m r e s t s , b a c k r e s t s a n d h a n d r e s t s t o a s s i s t i n g e t t i n g o u t o f t h e s e a t . T h e h i g h e s t
c o n c e n t r a t i o n o f t h e s e s e a t s w i l l b e n e a r f a c i l i t i e s , a n d s o m e w i l l b e p r o v i d e d i n o t h e r a r e a s .
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S e a t i n g d e s i g n e d w i t h a r m r e s t s a n d b a c k r e s t s t h a t s u p p o r t t h e l o w e r b a c k a n d
s h o u l d e r a r e a s h o u l d h a v e t h e l e a d i n g e d g e o f t h e a r m a b l e t o e x t e n d b e y o n d
t h e l e a d i n g e d g e o f t h e s e a t , a n d h a v e a f i r m , r o u n d e d g r i p p i n g s u r f a c e .
S i t t i n g , l e a n i n g a n d r e s t i n g o p t i o n s c o u l d i n c l u d e , b u t n o t b e l i m i t e d t o : g r a s s ,
s t e p s , b o u l d e r s a n d w a l l s . T h e s e o p t i o n s p r o v i d e a d d i t i o n a l s e a t i n g , b u t d o n o t
l o o k e m p t y w h e n n o p e o p l e a r e p r e s e n t .
M o v a b l e s e a t i n g o p t i o n s s h o u l d b e c o n s i d e r e d t o a l l o w f o r s e a s o n a l f l e x i b i l i t y a n d
v a r i a t i o n s i n s e a t i n g a r r a n g e m e n t s , e s p e c i a l l y n e a r f a c i l i t i e s s u c h a s t h e S e n i o r
C e n t e r .
P r o v i d e a v a r i e t y o f s e a t i n g i n g a t h e r i n g s p a c e s .
P l a c e b e n c h e s a n d s e a t i n g a r e a s n o m o r e t h a n 5 0 f e e t a p a r t i n h i g h u s e a r e a s
n e a r f a c i l i t i e s . I n c l u d e b e n c h e s a n d s e a t i n g o p t i o n s t h r o u g h o u t t h e c e n t r a l o p e n
s p a c e .
U s e s e a t i n g m a t e r i a l s s u c h a s w o o d t h a t d o n o t a b s o r b s u m m e r h e a t , o r b e c o m e
t o o c o l d i n t h e w i n t e r t o s i t c o m f o r t a b l y , s u c h a s m e t a l o r c o n c r e t e .
G e n e r a l G u i d e l i n e s
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T a b l e s s h o u l d a l l o w e a s y s e a t i n g f o r w h e e l c h a i r s , 3 0 i n c h e s w i d e w i t h s m o o t h o r
r o l l e d e d g e s a n d s t a b l e l e g s .
O r i e n t s e a t i n g t o a l l o w f o r v i e w s o f t h e P o r t a l , R i m a n d m o u n t a i n s w h e n e v e r
p o s s i b l e .
1 8
E 4 6 5 3 9 9 B 0 6 3 3 P 3 3 8
Lighting
Each development will provide a lighting plan to ensure that lighting in overall development
promotes security and continuity.
• Lighting appropriate for the elderly will be used. This means downward directed,
high intensity, non -glaring lighting at building entrances and on pathways.
Safety
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•
•
•
Use signage that is easy to read. Avoid the use of greens and blues in signage.
The best legibility can be created through use of white lettering on a black/dark
background. Use letter styles that are bold and without serifs. Use symbols,
raised letters and pictures to aid those with visual deficiencies.
Light signs for use arnight.
Include detailing and facilities to allow for surveillance and promote safety (e.g.
high branching plant material to increase visibility, careful lighting.)
Clearly define the areas for residents, facilities staff and clients use versus to
public or neighborhood use (e.g. fences, low walls)
Outdoor Space
Exterior Social Gathering Space
Some indoor spaces should look out upon outdoor spaces, and have screened in areas or
porches.
• Provide views between outdoor areas and between outdoor and indoor areas.
• Indoor dining facilities should open up into outdoor dining facilities.
• Should patient or resident rooms not face open space, there should be a buffer of
at least 15 feet of vegetation between rooms and paved or parking areas.
• Incorporate both active and passive recreational spaces
• Open spaces will be accessible to a diversity of users, such as hospital workers,
visitors, patients, passers -through, residents, seniors, and community members.
Public seating areas and gathering spaces will be in locations frequented often, accessible and
visible from facilities so as to promote feeling of safety.
•
•
•
•
Use areas of high use for gathering spaces (i.e. entry ways, formal activity areas)
Design outdoor spaces near buildings to be visible from indoor areas frequented
by staff.
Locate outdoor areas for physical and psychological comfort (e.g. L-shaped
building).
Attempt to locate some outdoor seating areas where doors to facilities remain
unlocked.
General Guidelines
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E 465399 R 0635 P 339
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S u p p l y a g e n e r a l s t o r a g e r o o m a d j a c e n t t o t h e o u t d o o r s p a c e f o r s t o r i n g t o o l s
a n d o t h e r s u p p l i e s .
P r o v i d e t r a s h c a n s a n d a s h t r a y s a t a r e a s o u t s i d e w h e r e v i s i t o r s a r e l i k e l y t o
s m o k e a s w e l l a s i n o t h e r e x t e r i o r s p a c e s .
H a v e a r e s t r o o m i n c l o s e p r o x i m i t y t o o u t d o o r s p a c e s , a s w e l l a s a w a t e r
f o u n t a i n .
B u i l d i n g E x t e r i o r S p a c e
B u i l d i n g a n d l a n d s c a p e d e s i g n a n d p l a c e m e n t w i l l b e c o n s i d e r e d s o t h a t n o f a c i l i t y d o m i n a t e s
t h e o p e n s p a c e . C o n f l i c t i n g u s e s b e t w e e n f a c i l i t i e s w i l l b e c o n s i d e r e d a n d m i t i g a t e d f o r d u r i n g
t h e d e s i g n p r o c e s s o f e a c h d e v e l o p m e n t .
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L a n d s c a p e d a r e a s w i l l l i n k e x t e r i o r s p a c e s t o i n t e r i o r s p a c e s a n d e n c o u r a g e
m o v e m e n t b e t w e e n t h e t w o .
T h e r e w i l l b e c o n t i n u i t y o f o p e n s p a c e b e t w e e n d e v e l o p m e n t s w i t h s i t e d e t a i l s
s u c h a s l i g h t i n g , s e a t i n g , p a t h w a y m a t e r i a l s a n d p l a n t s e l e c t i o n s t h a t
c o m p l e m e n t a n d / o r t r a n s i t i o n b e t w e e n s p a c e s a n d u s e s .
T r e e s a n d s h r u b s w i l l b e p r u n e d a s n e e d e d t o k e e p s e a t i n g a r e a s v i s u a l l y o p e n .
C o n s i d e r a t i o n o f l o c a t i o n o f h o u s i n g u n i t s a n d l a n d s c a p i n g t o b l o c k v i e w a n d
r e d u c e n o i s e f r o m h o s p i t a l .
C o n s i d e r o f b u i l d i n g h e i g h t f o r p r e s e r v a t i o n a n d e n h a n c e m e n t o f m i c r o c l i m a t e .
T r a n s i t i o n A r e a s B e t w e e n I n d o o r a n d O u t d o o r A r e a s
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T r a n s i t i o n a r e a s w i l l b e m o r e s h a d e d z o n e s t o f a c i l i t a t e t r a n s i t i o n s f r o m i n d o o r
l i g h t l e v e l s t o o u t d o o r l i g h t l e v e l s ( a n d v i s a v e r s a ) .
N e a r f a c i l i t i e s , a l l t r a n s i t i o n a r e a s w i l l i n c o r p o r a t e h a n d r a i l s , a n d o r h i g h p l a n t e r
b o x e s f o r i m m e d i a t e s u p p o r t .
P r o v i d e a n d o u t d o o r e x p e r i e n c e a t t h e g a t h e r i n g s p a c e f o r u s e r s w h o c a n ' t
v e n t u r e m u c h f a r t h e r f r o m i t ( e . g . p l a n t e r s a n d g a r d e n b e d s n e a r t h e o u t d o o r
h a r d s c a p e a n d n e a r e n t r a n c e s ) .
G e n e r a l G u i d e l i n e s
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P r o v i d e s h a d e w i t h u s e o f t r e e s , t r e l l i s e s o r o t h e r v e g e t a t i o n .
C o n s i d e r w i n d p a t t e r n s a n d d i r e c t i o n i n l o c a t i o n o f p u b l i c p a r k s a n d p l a z a s t o
e n s u r e t h a t e x c e s s i v e w i n d s w i l l n o t l e a d t o u n d e r - u s e o f a r e a s .
S i t u a t e s e a t i n g a r e a s t o r e c e i v e m a x i m u m s u n s h i n e i n w i n t e r m o n t h s a n d t o
c r e a t e c o o l e r , s h a d y m i c r o c l i m a t e s i n t h e s u m m e r .
I f p o s s i b l e u s e a r t , u n u s u a l o r m e m o r a b l e i t e m s i n t h e o u t d o o r s p a c e s . T h i s c a n
h e l p w i t h w a y f i n d i n g a s w e l l a s c r e a t i n g m o r e i n t e r e s t i n g o p e n s p a c e s .
C e n t r a l O p e n S p a c e
" A l a n d s c a p e a r c h i t e c t w i l l b e o n t h e d e s i g n t e a m f o r e a c h s i t e ' s d e v e l o p m e n t
p l a n s t o h e l p l i n k e a c h f a c i l i t y t o t h e c e n t r a l o p e n s p a c e .
2 0
E 4 6 5 3 9 1 9 1 B 0 6 3 5 P 3 4 0
" A l l f a c i l i t i e s w i l l p a r t i c i p a t e i n i n v e s t i g a t i n g a c o o p e r a t i v e a g r e e m e n t f o r t h e
c o o r d i n a t i o n , d e v e l o p m e n t a n d m a i n t e n a n c e o f t h e c e n t r a l o p e n s p a c e .
" T h e r e w i l l b e a c e n t r a l , m u l t i - p u r p o s e o u t d o o r s p a c e f o r u s e b y a l l t h r e e f a c i l i t i e s
a n d t h e g e n e r a l p u b l i c .
" T h e r e w i l l b e w a t e r f o u n t a i n s , s e a t i n g a r e a s a n d t r a s h r e c e p t a c l e s .
" E n t r i e s t o c e n t r a l o p e n s p a c e w i l l c o i n c i d e w i t h b i k e t r a i l s , b i k e u n d e r p a s s e s ,
c r o s s w a l k s a n d r o a d s .
" C e n t r a l o p e n s p a c e w i l l b e a c c e s s i b l e f r o m a l l f a c i l i t i e s , 5 0 0 W e s t a n d W i l l i a m ' s
W a y v i a w a l k i n g p a t h s .
L a n d s c a p i n g
M a j o r l a n d s c a p i n g m a t e r i a l s w i l l b e s e l e c t e d a f t e r p e r f o r m i n g a c o s t c y c l e a n a l y s i s t h a t i n c l u d e s
m a i n t e n a n c e c o s t s .
P l a n t s u s e d o n s i t e w i l l b e r e g i o n a l l y a p p r o p r i a t e t o M o a b ' s c l i m a t e . R e g i o n a l p l a n t s w i l l b e u s e d
a s m u c h a s p o s s i b l e t o h e l p m i n i m i z e m a i n t e n a n c e a n d w a t e r u s e . Q u a l i t i e s o f d r o u g h t a n d h e a t
t o l e r a n c e s h o u l d b e p r e s e n t i n a l l p l a n t s s e l e c t e d .
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A v a r i e t y o f p l a n t s s h o u l d b e c h o s e n f o r t h e i r v i s u a l i n t e r e s t , c o l o r s , s c e n t s a n d
t a c t i l e s t i m u l a t i o n . K e e p i n m i n d t h a t a l l e r g i e s m a y n e c e s s i t a t e l e s s u s e o f
f r a g r a n t p l a n t s n e a r t h e h o s p i t a l .
I n c l u d e u s e o f t h e l a r g e s t s i z e t r e e s a s b u d g e t w i l l a l l o w t o c r e a t e t h e i n s t a n t
s e n s e o f p e r m a n e n c e t r e e s p r o v i d e . A l s o i n c l u d e s m a l l e r t r e e s t o c r e a t e a
v a r i e t y o f s i z e s o f t r e e s . S m a l l e r t r e e s w i l l a l s o h e l p s a v e f u n d s f o r o t h e r p a r t s o f
t h e l a n d s c a p i n g .
T u r f s h o u l d n o t b e u s e d a s g r o u n d c o v e r e x c e p t f o r s m a l l a r e a s t o c r e a t e m o r e
i n t i m a t e a r e a s f o r p i c n i c k i n g , s i t t i n g , p l a y i n g o r s u n b a t h i n g . R e g i o n a l l y
a p p r o p r i a t e d r o u g h t t o l e r a n t g r a s s e s w i l l b e u s e d i n a l l a r e a s . K e n t u c k y
B l u e g r a s s w i l l n o t b e u s e d a n d m o r e w a t e r t h r i f t y o p t i o n s ( s u c h a s t a l l f e s c u e , o r
b u f f a l o - b l u e g r a m a w h e r e a p p r o p r i a t e ) s h o u l d b e u s e d .
C r e a t e l a n d s c a p e s s u s t a i n a b l e w i t h m i n i m u m i r r i g a t i o n , f e r t i l i z e r s a n d m a i n t e n a n c e .
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A w a t e r b u d g e t w i l l b e i d e n t i f i e d f o r t h e s i t e ' s e x t e r i o r s p a c e s . E a c h d e v e l o p m e n t
w i l l b u d g e t t h e i r e x t e r i o r w a t e r u s e a c c o r d i n g l y .
N o n - t u r f l a n d s c a p i n g t r e a t m e n t s a r e e n c o u r a g e d a n d m i g h t i n c l u d e : h a r d s c a p e s ,
p e d e s t r i a n p l a z a s , r e v e g e t a t e d a r e a s , r e s t o r e d o r c h a r d a r e a s , w a l k a b l e
g r o u n d c o v e r s a n d m a n i c u r e d g a r d e n s .
T u r f s h o u l d b e l i m i t e d t o 1 0 % o f t h e t o t a l l a n d s c a p e d a r e a , o r 3 . 3 a c r e s f o r t h e
w h o l e o r c h a r d p r o p e r t y . A v a r i e t y o f t u r f w i l l b e c h o s e n b a s e d o n n e e d s o f t h e
a r e a t o b e u s e d .
D e v e l o p a n d u s e a n e f f e c t i v e r e a s o n a b l e w e e d c o n t r o l s t r a t e g y t o i n c l u d e
i n t e g r a t e d w e e d m a n a g e m e n t p r a c t i c e s w h i c h m i n i m i z e t h e u s e o f c h e m i c a l
h e r b i c i d e s a n d p e s t i c i d e s .
A u t o m a t e d i r r i g a t i o n s y s t e m s w i l l b e i n s t a l l e d i n e a c h d e v e l o p m e n t u s i n g d r i p
i r r i g a t i o n i n n o n - t u r f a r e a s t o m a x i m i z e w a t e r e f f i c i e n c y .
P h a s e d l a n d s c a p i n g w i l l b e a l l o w e d t o e n c o u r a g e q u a l i t y l a n d s c a p e s a s o p p o s e d
t o b u d g e t c u t t i n g l a n d s c a p e s w i t h a f i v e y e a r t i m e l i m i t o n t h e c o m p l e t i o n o f t h e
2 1
E 4 6 5 3 9 9 f i 0 6 3 5 P 3 a c t 1
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l a n d s c a p e .
P r o v i d e f o r i r r i g a t i o n h o o k - u p a t t h e t i m e o f c o n s t r u c t i o n o f f a c i l i t i e s t o s a v e c o s t s
o n l a n d s c a p e i r r i g a t i o n i n s t a l l a t i o n .
G e n e r a l G u i d e l i n e s
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A c o m m u n i t y g a r d e n i n g a r e a w i t h r a i s e d b e d s f o r w h e e l c h a i r a c c e s s i b i l i t y w i l l b e
p r o v i d e d .
L a n d s c a p e s h o u l d a l l o w v i e w s o f t h e P o r t a l , R i m a n d L a s a l M o u n t a i n s f r o m
d i f f e r e n t f a c i l i t i e s , a n d w i l l w o r k t o m i n i m i z e t h e v i e w o f t h e h o s p i t a l .
C o n s i d e r a t i o n s h o u l d b e g i v e n t o t h e e v e n t u a l h e i g h t a n d m a s s o f m a t u r e p l a n t s
a n d t r e e s i n r e g a r d s t o s h a d e , v i e w s a n d m a i n t e n a n c e a t s i t t i n g a r e a s a n d a l o n g
w a l k i n g p a t h w a y s .
B u i l d i n g s - F o r m a n d F e e l
B u i l d i n g s w i l l b e o u t w a r d l y f o c u s e d . B u i l d i n g s s h o u l d n o t c r e a t e a n e n c l a v e .
E n s u r e r e s i d e n t i a l c h a r a c t e r ( a s o p p o s e d t o i n s t i t u t i o n a l o r c o m m e r c i a l ) o f b u i l d i n g s . ( V a r i a n c e
a l l o w e d f o r h o s p i t a l ) .
T h e a r c h i t e c t u r a l s t y l e w i l l b e w e l c o m i n g , i n c l u d i n g a r c h i t e c t u r a l d e t a i l o f a h u m a n s c a l e ,
a v o i d i n g i n s t i t u t i o n a l " b i g b l o c k " s t y l e a r c h i t e c t u r e a n d m o n o l i t h i c f l a t s k y l i n e s .
" P r o v i d e s o m e p i t c h e d r o o f s w i t h o v e r h a n g s .
" C r e a t e a v i s i b l e r o o f t h a t p r o v i d e s a s e n s e o f s h e l t e r a n d i n v i t a t i o n . T h e r o o f l i n e
s h o u l d a c c e n t t h e e n t r a n c e .
" C o n n e c t t h e b u i l d i n g t o t h e e a r t h a r o u n d i t b y b l u r r i n g i t s e d g e u s i n g p a t h s ,
t e r r a c e d p l a n t i n g s , a n d s t e p s / g e n t l e r a m p s .
" P r o v i d e b u i l t e l e m e n t s i n t h e l a n d s c a p e , w h i c h i n t e g r a t e t h e b u i l d i n g w i t h t h e s i t e .
S h a p e a n d s i t e b u i l d i n g s t o p r o v i d e v i e w c o r r i d o r s t o t h e p o r t a l , r i m a n d m o u n t a i n s .
D e s i g n b u i l d i n g s w i t h r e s p e c t t o t h e s u n a n d c l i m a t e . S h a d e e a s t a n d w e s t w a l l s f r o m s u m m e r
s u n u s i n g d e e p o v e r h a n g s o r s h a d e t r e e s .
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S h a p e a n d s i t e b u i l d i n g s w i t h c o n s i d e r a t i o n f o r s o l a r a c c e s s o f o t h e r b u i l d i n g s
a n d a d j a c e n t p r o p e r t i e s .
E l o n g a t e s o u t h s i d e s w h e r e w i n t e r l i g h t a n d h e a t a r e d e s i r a b l e .
M a k e t h e n o r t h f a c e o f t h e b u i l d i n g a s e r i e s o f r o o f s w h i c h s l o p e d o w n t o w a r d s
t h e g r o u n d , s o t h a t t h e s u n w h i c h m i g h t o t h e r w i s e c a s t a l o n g s h a d o w t o t h e
n o r t h s t r i k e s t h e g r o u n d a s c l o s e t o t h e b u i l d i n g a s p o s s i b l e d u r i n g t h e w i n t e r .
B u i l d i n g s w i l l h a v e o n e o r t w o s t o r i e s .
" I f b u i l d i n g s a r e t w o s t o r i e s , t h e s e c o n d s t o r y s h o u l d b e s e t b a c k a n d a s e c t i o n o f
r o o f s h o u l d t o p t h e f i r s t s t o r y o n a l l s i d e s , t o a v o i d a m a s s i v e i n s t i t u t i o n a l l o o k .
T h e b u i l d i n g s w i l l b e i n a p a r k l i k e s e t t i n g a n d w i l l b e a p p r o a c h e d f r o m m u l t i p l e s i d e s . D e s i g n
f o r m u l t i p l e a n d v a r i e d ' f r o n t f a c e s ' t o t h e b u i l d i n g s .
2 2
E 4 6 5 3 9 9 R 0 6 , 3 5 P 3 4 2
Screen heating and cooling equipment on the roof or sides of the buildings.
Exterior Perimeter of Buildings
Break up exterior surfaces of building with changes in texture, materials, shadow lines, roof
lines; or with trellises, overhangs, arcades, and trees.
Where pedestrian paths run directly adjacent to buildings and lead to building entrances provide
overhangs, arcades or shade trees.
• Where pedestrian traffic is not desirable adjacent to the building create a visually
interesting wall surface with multiple depths and a variety of scales.
Service areas will be accessible from perimeter roads and screened from other buildings and
central space.
Entrances
Place the main entrance to buildings at a point where it can be seen immediately from the street
of approach and give it a clear, visible shape which stands out in front of the building.
In addition to the main entrance, provide multiple entrances as needed to accommodate people
entering from other buildings, other parking lots or parking spaces far from the main entrance, or
from the open spaces. Provide a welcoming, covered entrance to allow for adjustment to light
and to offer shelter from elements.
Position front entrances for views of the portal, the rim or the mountains.
Create inviting entrances with places for people to stop, sit, wait and talk.
• At the main entrance to each building make a light filled room that marks the
entrance and straddles the boundary between indoors and outdoors.
• Entrances will provide places for people to sit, wait, talk both directly adjacent to
the flow and more privately off to the side.
• Bring exterior elements into the interior to provide continuity and flow of interior
and exterior.
• Mark the entrance transition with a change of lighting, change of sound, change
of directions, change of surface or level and change of view.
• Soften and vary entrance as much as possible with vegetation, short walls,
seating areas, overhangs, etc.
Common Areas
Design waiting rooms and common areas with the comfort of clients in mind, providing a living
room -like atmosphere with natural light, space for tables and sofas, and views if possible.
• The most frequently used common areas should have south facing
windows and windows from a second direction to eliminate glare and provide an inviting
space.
• Provide room for newspapers, drinks, and personal belongings.
23
E 465399 B 0 S 35 P 343
" P r o v i d e a v a r i e t y o f c o m f o r t a b l e s e a t i n g o p t i o n s , i n c l u d i n g a l c o v e s w i t h
m o r e s e c l u s i o n a n d p o s s i b l y r e c l i n i n g c h a i r s .
" P r o v i d e s p a c e f o r i n d o o r p l a n t e r s a n d / o r a n a q u a r i u m .
" P r o v i d e o u t d o o r a n d i n d o o r s p a c e s t h a t w i l l a c c o m m o d a t e l a r g e f a m i l y
g r o u p s , i n c l u d i n g c h i l d r e n , w h o m a y b e v i s i t i n g p a t i e n t s o r r e s i d e n t s .
P r o v i d e e a s y a c c e s s t o t h e o u t d o o r s .
A c c e s s i b i l i t y , C i r c u l a t i o n a n d W a y f i n d i n g
F o l l o w A D A g u i d e l i n e s a n d p r i n c i p l e s f o r u n i v e r s a l d e s i g n . ( S e e a p p e n d i x )
" P r o v i d e a n e n v i r o n m e n t t h a t e n s u r e s t h a t e a c h u s e r w i l l s u s t a i n n o h a r m ,
i n j u r y o r u n d u e r i s k , w h i l e s i m u l t a n e o u s l y p r o v i d i n g o p p o r t u n i t i e s f o r s e l f - s u f f i c i e n c y a n d
c h a l l e n g e .
P r o v i d e e a s y t o o p e n d o o r s a n d a m i n i m u m o f o n e a u t o m a t i c d o o r f o r e a c h b u i l d i n g .
P r o v i d e a t l e a s t o n e b a t h r o o m p e r b u i l d i n g w i t h a u t o m a t i c d o o r s o r a n o d o o r d e s i g n .
P r o v i d e c o v e r e d o r s h a d e d w a l k w a y s t o m o r e d i s t a n t p a r k i n g s p o t s a n d b e t w e e n b u i l d i n g s .
C r e a t e a s y s t e m t o h e l p u s e r s o r i e n t t h e m s e l v e s .
"
"
"
U s e w a r m , b r i g h t d i s t i n g u i s h a b l e c o l o r s t o c r e a t e s p a c e s t h a t a r e e a s y t o
r e c o g n i z e .
U s e l a n d m a r k s s u c h a s a r t , p l a n t e r s , a n d u n i q u e f e a t u r e s t o r e d u c e c o n f u s i o n ,
e s p e c i a l l y f o r p e r s o n s w i t h m e m o r y l o s s .
P r o v i d e v i e w s f r o m a r e a t o a r e a .
C r e a t e c o m f o r t a b l e p a s s a g e s , a v o i d i n g l o n g s t e r i l e h a l l w a y s .
" C r e a t e t r a n s i t i o n s f r o m p u b l i c t o p r i v a t e s p a c e w i t h a r e a s t h a t a r e s e m i p u b l i c
a n d s e m i p r i v a t e b e t w e e n . I n h a l l w a y s c r e a t e a l c o v e s w h i c h a r e s e m i p r i v a t e .
" M a k e p a s s a g e s a s m u c h l i k e r o o m s a s p o s s i b l e , w i t h c a r p e t s o r w o o d o n t h e
f l o o r , f u m i t u r e , b o o k s h e l v e s , w i n d o w s a n d p l e n t y o f l i g h t .
" A l o n g c i r c u l a t i o n p a t h s , p r o v i d e f o r p l a c e s o f s e c l u s i o n w h e r e o n e c a n b e f r e e
f r o m o t h e r p e o p l e , o b s e r v a t i o n , a n d u n a u t h o r i z e d i n t r u s i o n .
" W i t h i n t h e b u i l d i n g , k e e p p a s s a g e s a s s h o r t a s p o s s i b l e . A v o i d l o n g , u n v a r i e d
p a s s a g e w a y s
M a t e r i a l s
P r i m a r y e x t e r i o r m a t e r i a l s w i l l b e h o r i z o n t a l l y l a i d s a n d s t o n e , s t u c c o ( e a r t h c o l o r s ) , a n d w o o d ,
w i t h p o s s i b l e u s e o f r e d o r b u f f b r i c k f o r a c c e n t .
M a j o r i n t e r i o r a n d e x t e r i o r m a t e r i a l s w i l l b e s e l e c t e d a f t e r p e r f o r m i n g a c o s t c y c l e a n a l y s i s t h a t
i n c l u d e s m a i n t e n a n c e c o s t .
T o x i c i t y o f m a t e r i a l s w i l l b e c o n s i d e r e d a n d n o n - t o x i c o p t i o n s a s s e s s e d a n d p r e f e r r e d . L o w
2 4
E a ' + 6 5 3 9 9 9 0 6 3 5 P 3 4 - 4
VOC paints will be used (except where hospital requirements otherwise require). (Seniors even
more than the general population are particularly sensitive to airbome impurities.)
•
•
Selected materials will provide a variety of textures.
The warmth of colors in a room makes a great deal of difference between
comfort and discomfort. Use warm colors and wood to enhance comfort.
Energy Efficiency and Comfort
Buildings will be designed and built referencing LEED standards. Buildings other than the
hospital will be able to qualify for a LEED certification.
Prioritize LEED criteria to provide a long term cost savings to the community through saved
energy and maintenance costs.
Qualify for Energy Star Home rating or similar standard for all residential units not eligible under
LEED.
Certify with EPA's IAQ (indoor air quality) standard for all residential units.
Provide appropriate overhangs over south facing windows to protect from summer sun while
allowing sun penetration in winter.
•
•
Where winter heat is desirable from south facing windows provide glazing with a
minimum solar heat gain coefficient of 0.4 and preferably greater than 0.6.
Provide deep overhangs over east and west facing windows. (otherwise interior
blinds are used to block summer glare, but also block views and light, while still
allowing heat to enter)
In residential buildings, maximize rooms with south facing windows.
Calculate a cost analyses for Ground Source Heat Pump systems for heating and cooling; and
for installing solar hot water systems.
• Consider installing GSHP system for all or several buildings simultaneously.
Where solar hot water is not installed provide space and connections for future conversion.
(Variance allowed for hospital)
• Prioritize radiant floor heating for comfort and efficiency.
• Provide zone control of thermostats.
Lighting
Maximize natural lighting to provide for well-being and to reduce energy costs.
25
E 46539 3 P 0635 P 345
" A r r a n g e e a c h b u i l d i n g s o t h a t i t b r e a k s d o w n i n t o w i n g s . M a k e e a c h w i n g a s l o n g
a n d n a r r o w a s p o s s i b l e , p r e f e r a b l y 2 5 ' w i d e o r l e s s .
" U s e l i g h t s h e l v e s a n d o t h e r d a y l i g h t i n g t e c h n i q u e s t o b r i n g d a y l i g h t d e e p i n t o t h e
b u i l d i n g a n d m i n i m i z e g l a r e .
" P a i n t i n t e r i o r r o o m s a l i g h t c o l o r s o t h a t l i g h t i s d i s t r i b u t e d e v e n l y .
" B r i n g d a y l i g h t t o h a l l s w i t h l i g h t t u b e s , c l e r e s t o r i e s , a n d w i n d o w s .
" I n s t a l l a u t o m a t e d c o n t r o l s t o t u m o f f l i g h t s o n c e d a y l i g h t i n g p r o v i d e s n e c e s s a r y
b r i g h t n e s s .
U s e c o m p a c t f l u o r e s c e n t - c o m p a t i b l e f i x t u r e s .
P r o v i d e a d e q u a t e l e v e l s o f l i g h t f o r t h o s e w h o a r e v i s u a l l y i m p a i r e d t o e n s u r e s a f e t y .
" U s e f u l l s p e c t r u m l i g h t i n g
" I n s o c i a l s p a c e s , c o m m o n a r e a s , a n d w a i t i n g r o o m s , d e s i g n f o r N O N - u n i f o r m
l i g h t i n g . P o o l s o f l i g h t e n h a n c e s o c i a l c h a r a c t e r a n d v i s u a l a p p e a l o f s p a c e s .
" P r o v i d e h i g h o u t p u t i n d i v i d u a l l y c o n t r o l l e d t a s k l i g h t i n g i n a l l c o m m o n s p a c e s .
T h i s r e d u c e s e n e r g y c o s t s o n a m b i e n t r o o m l i g h t i n g w h i l e p r o v i d i n g n e e d e d
l i g h t i n g f o r r e a d i n g o r f i n e t a s k s .
S P E C I F I C F A C I L I T I E S
H o s p i t a l
" F a c e h o s p i t a l p a t i e n t r o o m s t o w a r d o p e n s p a c e o r v e g e t a t e d a r e a s . S h o u l d
p a t i e n t r o o m s n o t f a c e o p e n s p a c e , t h e r e s h o u l d b e a b u f f e r o f a t l e a s t 1 5 f e e t o f
v e g e t a t i o n b e t w e e n p a t i e n t r o o m s a n d p a v e d o r p a r k i n g a r e a s .
" C o n s i d e r c r e a t i o n o f a b u f f e r z o n e b e t w e e n h o s p i t a l a n d o p e n s p a c e w i t h a b i k e
p a t h . T h i s w i l l h e l p b r e a k u p h o s p i t a l f a c e d o m i n a t i n g t h e o p e n s p a c e a n d
p r o v i d e a d d i t i o n a l a c c e s s t o h o s p i t a l a n d p a r k
" C r e a t e a v a r i e t y o f s c r e e n e d s e a t i n g a r e a s t o p r o v i d e p r i v a c y o f t e n d e s i r e d b y
p a t i e n t s a n d f a m i l y , a s w e l l a s f o r s t a f f w i t h t h e u s e o f p l a n t e r s , v e g e t a t i o n a n d
l e v e l c h a n g e s .
S e n i o r / C o m m u n i t y C e n t e r
L o c a t e S e n i o r C e n t e r a n d i n d e p e n d e n t l i v i n g n e a r e a c h o t h e r i n o r d e r t o p r o m o t e s o c i a l
i n t e r a c t i o n a n d a l l o w f o r s h a r e d a c c e s s t o f a c i l i t i e s a n d a c t i v i t i e s .
I n d e p e n d e n t L i v i n g
L o c a t e h o u s i n g u n i t s a n d l a n d s c a p i n g t o b l o c k v i e w a n d r e d u c e n o i s e f r o m h o s p i t a l .
P r o v i d e e a c h r e s i d e n c e w i t h s o m e p e r s o n a l o u t d o o r a r e a w i t h f l e x i b i l i t y f o r u s e .
P r o v i d e s o u t h f a c i n g w i n d o w s i n a l l r e s i d e n t i a l u n i t s . P r o v i d e w i n d o w s o n a t l e a s t t w o s i d e s i n
2 6
E 4 6 5 3 9 0 9 F i 1 6 3 5 P 3 f + 6
eit1
main living areas of residences.
•
•
•
•
•
Provide balconies or patios for all residential units with as many aspects a
possible (for instants on south and east sides. Provide a minimum of 6' depth
and at least some degree of privacy.
Key fumiture should easily fit in a configuration that allows room to be arranged
in at least two ways. Cul-de —sac living room offers more flexibility.
Provide plenty of storage space as well as areas to display valued possessions.
Provide shared spaces where residents naturally cross paths. This increases
sense of support and community.
Consider clustering units so as to be decentralized.
Assisted Living
Provide a design for south facing and windows on at least two sides in main living areas of
residences for the maximum number of units.
Maintain residential character by providing a secondary entrance for pick-up and drop-off,
relieving the main entrance of pavement and cars.
• Provide ample advance view into common areas to allow individuals opportunity
to choose whether they want to enter, thereby giving users greater control and
sense of choice.
• Design entry with a low-key management presence so that it doesn't overpower
entry.
• Dwelling units should be complete with kitchenette, full bathroom, space for a
family member to spend the night; allowing for independent behavior.
• Individual bathrooms should be large enough to enable an attendant to assist.
• Provide ample advance view into common areas to allow individuals opportunity
to choose whether they want to enter, thereby giving users greater control and
sense of choice.
• Provide views from dwellings onto activity and open space while protecting
privacy from outside via overhangs, bay windows with plants to screen or grade
change.
• Allow residents to personalize their individual spaces, providing pre -wired outlets
for their light fixtures, ability to change some floor or wall coverings.
• Encourage residents to personalize their shared spaces with their belongings.
• If there are stairs, provide a landing with a resting bench. Stairs can be
therapeutic exercise.
• Design should provide ways to challenge physical ability.
• Make opportunities for physical and/or occupational therapy in highly visible
areas.
27
E 4653' 9R 0 35 P 347
APPROVED AND ACCEPTED ON THE DATE(S) SET FORTH BELOW
CITY OF MOAB
By:
tt1tt-ST
c
ev-.
STATE OF UTAH �� 4c�+-`Lay
) ss.
COUNTY OF GRAND)
3-9-49
Address: 771a4� VD, 8
Executed before me by .9iqrri4
- Day of �cbr vc� rv� , 200L-.
Witness my hand and official seal.
My commission expires: !fr'�. y� ,Zu6.2-/
GRAND COUNTY
Judy Ca ichael
STATE OF UTAH
) ss.
COUNTY OF GRAND)
02 -r--�Ll
Date
on behalf of the City of Moab this
Notary Publi r�
i'� � n
I Ago
somo Op 5'P aoedg
1 44I13011d 33I1011"
L3IIQnd JGe C)N
��a9-7f—
Date
1
IW1y!
O NJ
Address: %l t/4.1 ` /td 5 -Y 5 3.2-
>tA Executed before me by, N T A21M 1 L NF1-€7Lon behalf of the Grand County this
, Day of fan/Aril , 200�
Witness my hand and official seal.
My commission expires: -Wa� y ,2001y
28
Notary Publi
Notary Public
JANICE RADCLIFF
Spam a5 onsid oasis
PO. Box 1005
Moab. Utah 84532
Commbi,� ,������Bioa
Mayy 4 2�004�
it 4� hl - J 3 ti
6�
lad
MOAB VALLEY HEALTH CARE, INC.
By:
Bob Jones
V
STATE OF UTAH
) ss.
COUNTY OF GRAND)
Address: TY1ad6 f txr Fsg53Z
Executed before me by -BOB JOWEG
HEALTH CARE, INC., this 20 Day of _)tkp( , 200 f
41 �YY\
1./2c/cy
Date
Witness my hand and official seal.
My commission expires:. ,.2(501
GRAND COUNTY HOSPITAL SERVICE DISTRICT
By:�i
Bill Stevens
STATE OF UTAH
COUNTY OF GRAND)
) ss.
on behalf of the MOAB VALLEY
Notary Publi
' SOMMAR JOHNSON
Notary Public
State of Utah
My Comm. ExpiNs DK 3. aM1
i t 5 west 200 Sou } 2
Date
Address: '11 24 ey 3Z _
Executed before me by� on behalf of the GRAND COUNTY
HOSPITAL SERVICE DISTRICT this S� Day of k=� L,, �` . 200_/
l
Witness my hand and official seal. Notary Public
My commission expires: /`o24041y
rA JANICE RADCLIFF
Space 85 Grand Oasis '
29i
PO. Box 1005
Moab, Utah 84532 1
�s My Commission Expels
f May 4, 2004
L. State of Utah