HomeMy Public PortalAboutPKT-CC-2019-11-22CITY OF
217 East Center Street
Moab, Utah 84532-2534
Main Number (435) 259-5121
Fax Number (435) 259-4135
Memorandum
To: Councilmembers and Media
From: Mayor Emily S. Niehaus
Date: 11/20/2019
Re: Special City Council Meeting
B
UTAH
Mayor: Emily S. Niehaus
Council: Tawny Knuteson-Boyd
Rani Derasary
Mike Duncan
Karen Guzman -
Newton
Kalen Jones
The City of Moab will hold a Special City Council Meeting on Friday, November 22, 2019 at 10:00 a.m. The
purpose of this meeting will be:
1. Approval of Minutes:
a. November 12, 2019 — Regular City Council Meeting
b. November 18, 2019 —Special City Council Meeting
2. Proposed Ordinance 2019-30: An Ordinance Amending the City of Moab Municipal Code,
Sections 17.21 C-2 Commercial Residential Zone and 17.31 RC Resort Commercial Zone to Allow
New Overnight Accommodations, Subject to Revised Development Standards
• Discussion and review of Planning Commission recommendation
/
Mayor Emily S. Niehaus
In compliance with the Americans with Disabilities Act, individuals needing special accommodations during this meeting should notify the
Recorder's Office at 217 East Center Street, Moab, Utah 84532; or phone (435) 259-5121 at least three (3) working days prior to the
meeting.
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November 12, 2019
MOAB CITY COUNCIL MINUTES--DRAFT
REGULAR CITY COUNCIL MEETING
November 12, 2019
The Moab City Council held its regular meeting on the above date in the Council Chambers at
the Moab City Center, located at 217 East Center Street. An audio recording of the evening
meeting is archived at: https://www.utah.gov/pmn/index.html and a video recording is
archived at: https://www.youtube.com/watch?v= 7LJ3b8HPu2c&t=25s .
Regular Meeting—Call to Order and Attendance:
Mayor Niehaus called the meeting to order at 7:01 PM and led the Pledge of Allegiance. In
attendance were Councilmembers Rani Derasary, Mike Duncan, Tawny Knuteson-Boyd, Karen
Guzman-Newton and Kalen Jones. Staff in attendance were City Manager Joel Linares,
Assistant City Manager Carly Castle, City Attorney Laurie Simonsen, Communications and
Engagement Manager Lisa Church, Planner Nora Shepard, Assistant Planner Cory Shurtleff,
Building Inspector Barry Ellison, Senior Project Manager Kaitlin Myers, Police Chief Bret Edge,
Finance Director Rachel Stenta, City Engineer Chuck Williams, Sustainability Director
Rosemarie Russo and Deputy Recorder Joey Allred. Sixteen members of the public and media
were present.
Approval of Minutes:
Councilmember Guzman-Newton moved to approve the minutes of the August 13, 2019 Regular
City Council meeting, the October 8, 2019 Special Joint City Council/County Council meeting,
the October 8, 2019 Regular City Council meeting minutes, the October 15, 2019 Emergency
Joint Moab City Council/Grand County Council/Castle Valley Town Council meeting and the
October 24, 2019 regular City Council meeting. Councilmember Knuteson-Boyd seconded the
motion. The motion carried 5-0 aye, with Councilmembers Derasary, Jones, Knuteson-Boyd,
Guzman-Newton and Duncan voting aye.
Mayor and Council Reports: Mayor Niehaus was invited to attend the Western Caucus
Foundation event with Senator Mike Lee who worked with the foundation to bring the Caucus to
Moab. She had the opportunity to hike in Arches with Senator Lee as well as Congressmen Rob
Bishop and John Curtis. Afterward, she and some of the other Councilmembers sat at the
roundtable where discussion of public lands continued. Many members of the community
attended, and she was grateful to those that were respectful in their protest. She then had dinner
with all of them at the Rustic Cowboy Policy Dinner and the speaker at the event was BLM
Director William Perry Pendley. Her takeaway from that day’s events was that the community
and the state are quite divided on how they see management of federal lands. She met with
Kerry with Desert West Office Supply and she wants to open up a larger conversation with the
business owners who’s back doors open onto the dirt lot and the idea of getting that back
parking area organized as part of the dispersed parking plan and potentially a place to use
UDOT funding. It was already on the list of areas of interest and has a drafted schematic plan.
She had lunch with the Middle School Students of the Month, Emily Rutherford and Abby
Jones, and congratulated them. She met with Adam Whittaker form the Red Cross who is
interested in getting someone from Southeastern Utah to serve on his Board of Directors and
she put it out to the Council in case any of them would like to serve as a Board Member for the
Red Cross of Utah. She attended a Water Quality Board Meeting and it was the first time that
the Board came to Moab for their meeting. At that meeting they toured the Watershed and
talked about different projects. They then went to Dr. Roz McCann’s house and looked at her
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November 12, 2019
greywater system and later in the Board meeting they moved forward with the recommendation
to change the rule to allow greywater systems in the State of Utah and to make them much
easier and more functional. She gave a “big shout out” to Southeast Utah Health Department’s
Environmental Health Director Orion Rogers as he was instrumental in pulling that together.
She welcomed and attended the CIB meeting held on November 7th in Moab where they
discussed how they are spending CIB funds. She attended the Veteran’s Day Celebration and is
grateful to those who organized it and the students from the school. She thanked the staff who
attended the Active Shooter Training earlier in the day as safety in the workplace is important.
Councilmember Derasary reported that she also attended the Roundtable with Senators Mike
Lee and Lisa Murkowski. She attended the Western Rivers Open House on October 25th and
encouraged anyone that is interested in employee housing to talk to them. On October 26th she
attended the Moab Community Land Trust where you could go to learn more about the plans for
the housing there and harvest native plants and soil crust. October 27th was the Day of the Dead
celebration at the Multi-Cultural Center. She attended the Travel Council Town Hall ‘Do It Like
a Moab Local’ campaign at Star Hall on October 28th. She attended the quarterly UMTRA
meeting on October 29th. The federal budget is behind schedule and they are waiting for
confirmation about whether they will receive their $45,000,000 for next year as scheduled.
There is a continuing resolution through November 21st, and they are waiting to see if that gets
extended or if they get a budget. On November 2nd she attended Trunk or Treat on October 31st
and said that the Police Department did a fun display. She retook the ULCT Land Use Academy
of Utah Land Use 101 Training as she does every year. On November 4th she attended the
League of Women Voters and the High School Debate Team debate on the Utah State Proposed
Tax Restructuring and Reform and they did a fabulous job. She watched the County Council
meeting on November 6th and part of that was their budget workshop. She received an EMS
update email on November 6th that she forwarded to the rest of Council. EMS is moving
forwarded with the new building on the top of 100 North. It will involve demolishing the
existing building so EMS, Sand Flats, Trail Mix and the American Legion will be moving out of
the building mid-February to mid-March and the American Legion will move into the new
building with EMS. She attended a Canyonlands Health Care Special Service District meeting on
November 7th. The District is working to figure out the budget to deal with the loss of mineral
lease funds. The District is also trying to figure out how to fund the matching fund contribution
to the DSH (Disproportionate Share Funds) that they have been providing to the hospital. DSH
funds help our hospital provide care for patients who don’t have insurance, don’t qualify for
Medicaid or are on Medicaid, so the hospital might be looking somewhere else in the community
for the matching funds needed. The Film Commission did a fabulous job with their Moab
Showdown on November 8th. She thanked staff for making the Active Shooter Training possible
for today.
Councilmember Duncan thanked Public Works for fixing a curb for a resident who is blind. He
encountered people doing Census stuff at the Folk Festival and wrote a letter to City
Communications Director Church asking that Census information be put into some of the
City’s media because they are actively seeking people to work for them in the Spring. It’s
$16/hour plus mileage. He said that he keeps getting approached by the church community
about their water issues and wanted to know if there was a timeframe of when something
might happen. He went to a Grand County Budget meeting that made him appreciate City
Finance Director Stenta. He and Assistant Manager Castle participated in the Warming House
Center. The Grand County Homeless Coordinating Committee has gotten the idea of putting
the homeless citizens up in the Center Street Gym during the evening hours of on cold winter
nights. Castle said that they were approached by members of the community who saw a need
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November 12, 2019
and were wondering if the City was willing to pitch in and if the City is willing to allow people
to spend the night sleeping in the gym, but they still have details to work out. Councilmember
Duncan also went to the Film Commission Competition and hopes that it becomes an annual
thing because it was a lot of fun. He attended the regular County Water Board meeting and
they are facing issues with instrumenting their water tanks, pumps and wells. He also attended
the Arroyo Crossing Community Land Trust Development where they talked about greywater
systems, different species, how rain catchment systems work and many other ideas.
Councilmember Knuteson-Boyd reported that she attended the Public Lands Roundtable where
she spoke with Senator Murkowski and talked about the City’s Moratorium and the City’s plans
and “she called us radical and I was quite proud.”
Councilmember Guzman-Newton also attended the US Senate Subcommittee on Public Lands,
Forest and Mining. She participated in a Key Leaders Board Meeting at the School District. The
purpose of the Boar is to guide the group to select one complex community issue to address in
Grand County. Those involved with the group include Grand County Council members, Moab
City, the Chief of Police, the Sheriff, Moab Regional Hospital, the Director of Work Force
Services, USU, the Seventh Judicial District Court and the School District. The issue chosen that
the group can get behind is a two-pronged approach to intergenerational poverty and she will
present something to the Mayor and City Manager soon to see if the City would stand behind it
offering funding, space or support for CIB funding in the future. The School District is behind
what Moab Community Childcare is trying to accomplish, but they have a bigger goal of
reaching 200 families. She announced that if anyone is interested in sharing the message with
church congregation or group members about the Census information it would be welcome, that
the information is important and confidential and over 200 years old. She invited anyone
interested who would like to join the Censes to meet in the City Council Chambers at 11:00 a.m.
on December 9th. The Grand County Library has applied for a $20,000 grant to get locals
counted for the Census 2020. She attended the Showdown and found that it was a fantastic mix
of multi-generational locals to newbies and it was Awesome. She attended the Design Advisory
Committee (DAC) for the Downtown Parking Structure where they talked about project size,
goals and materials. There will be an Open House in the City Council Chambers from 5:00 p.m.
to 7:00 p.m. on December 3rd
Councilmember Jones reported that he attended the Travel Council Sustainability
Subcommittee discussion certification frameworks for encouraging and documenting
sustainability in that sector. He attended the Moab Dark Sky’s meeting where they reviewed a
draft of a public focused plain-English brochure to communicate the intention and substance of
the new codes. He met with some University of Utah Students studying tourism related fields to
talk about the challenges and opportunities it creates. He attended a Housing Task Force
meeting where they had a larger discussion of where they are at and possible next steps. He met
with County Council Member McGann, the County Community and Economic Development
Director Levine and a couple of Utah Clean Energy staff about HB 411 next steps and the
possibility of the County joining the City in their efforts for assertive response to climate change.
He also attended a Travel Council meeting and the DAC meeting mentioned by Councilmember
Guzman-Newton and he encourages people to go to the Open House because the team working
on the Parking Structure has some good ideas about how to make it a real asset to the
community both aesthetically and functionally.
There was discussion of future meeting dates. Mayor Niehaus told Council that they were trying
to add some dates to complete the work for 2019. Discussion followed. It was decided to
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November 12, 2019
schedule a Special Meeting from 10:00 to noon on November 22nd, a Budget Work Session
meeting from 10:00 a.m. to noon on December 6th and their Regular Meeting would remain on
December 10th, noting that if they don’t have Overnight Accommodations decided on and in
order for the December 10th meeting, they will probably need to have a Special Meeting on
December 16th.
Administrative Report: City Manager Linares reported that sewer rates would be on the
next agenda, so staff is preparing the material for that. Board assignments had been on this
agenda, but as it was so close to the election, it was pulled and can be placed on the next agenda
or in January. The Moab City Water Reclamation Facility (WRF) was awarded the Wastewater
Treatment Plant of the Year by the Rural Water Association of Utah and that is on top of Facility
Superintendent and Chief Fosse being awarded Operator of the Year. The award is being given
in Salt Lake next Thursday night. He thanked staff for the Moab Showdown. It was only
supposed to be a one-time thing when they started, but he really hopes they do it again. He
thanked the community for their participation and said that there were 10 teams and they were
all local. The Turkey Trot will be on November 16th. He then asked Council if they would table
the voting Canvas farther down the agenda as the County Clerk’s Office requested more time to
process the provisional ballots.
Police Chief Bret Edge reported the combat training property they use is owned by SITLA and
he has tasked Sgt. Woodard and Sgt. Boots to assist with the clean-up of the property and they
are moving ahead. Chief Edge has been with department for over 13 years and the Police
Department has only been fully staffed for about 18 accumulative months during that time, but
they have one officer in POST training who will graduate in December and another starting in
January so they should be fully staffed. That will allow them to be more proactive than they
have been in the past. However, even at full staff, it is not enough to do everything that they
need and want to do. They have initiated a traffic study program focusing on neighborhood
traffic issues. The mobile speed signs gather a lot of information, not just flashing when you are
going over the limit. The department has them placed on Millcreek Dr., Kane Creek Dr.,
Mountain View Dr., 400 East and 300 South and they are seeing some success with it to see
how much of an impact they are likely to make with enforcement of the traffic issues. The
Department also just started a study on OHV’s as there is a public perception that most of them
are operating without proper equipment or registration. This study is to determine how many
of them are truly operating without proper registration. Chief Edge said that his perception is
that fewer of them are operating without proper registration than the general public feels that
there are. The Department has dedicated almost 9 hours to this study thus far and counted 166
OHV’s and only about 9% were unregistered. Something to note is that not all states issue
license plates. Some states only issue a street legal sticker. Some of the other issues that the
public brought up regarding OHV’s are windshields and turn signals. Windshields not required
if they have glasses or a helmet with a face shield and the turn signals on most modern
machines are built into the brake lights, so they aren’t seen unless they’re activated. They will
continue with this study as he doesn’t believe that 166 units counted is enough for them to
know if this is as big of issue as it is perceived to be. Councilmember Derasary brought up a
citizen’s request regarding speed and asked how many places they found an issue using the data
gathering trailer. Chief Edge said that 300 South has a significant issue with speed, Mountain
View has an issue with speed and speed is somewhat of an issue on Mill Creek. Chief Edge
reported that the School District received grant funding to purchase seven portable radios for
police, Active Shooter Training and school safety. All officers will be receiving detective training
and there will be a report writing class. Patrol officers will investigate anything that is a Class B
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November 12, 2019
misdemeanor and below and the patrol officers will turn over anything that is a Class A
misdemeanor or above to the Detectives for investigation.
City Manager Linares welcomed Laurie Simonson as the new in-house City Attorney.
Citizens to be Heard:
Solid Waste Special Service District Chair Evan Tyrrell gave a brief history of the Solid Waste
District. Tyrrell addressed the Sustainability Action Plan. He said that the Solid Waste
District is almost completely excluded from the plan and recycling was omitted. He is
advocating that Solid Waste be included in the discussion. He sent an email to Council today
advocating support for the plan. He thinks that the goals in the plan are quite optimistic but
that they could be attained. He feels that there should be some additional consultation
involved and a few of the items need to be re-evaluated. One thing that needs to be address is
the growing waste streams. They saw a 42% increase in solid waste last year.
Charlotte Mates- restated her desire for a sustainability plan for transportation and shuttle
services and wanted the Council to know that she had met someone at the Lobby Conference in
Boulder, Colorado who converts busses into electric buses. She will get that information to
Council.
Aaron Lindburg with Trail Mix was there to talk about the bike paths and advised Council
not to change any rules yet as there is confusion on the BLM changing of the rules. E-bikes
easily go 20 mph and he believes that it will become an issue. He thinks it’s great that more
people are using bikes for transportation but e-bikes on the paths could cause problems.
Trail Mix Board Chair Paul Spencer said that there has been a lot of confusion over e-bikes
because of the media. He said that BLM is saying that “no motorized vehicles, means no
motorized vehicles.” BLM is still working on this issue, but the rule has not been passed. He
asked that Council wait and then all of them work together, the City, County, BLM and Trail
Mix on a set of regulations.
Shik Han was there for the Jeff Pillus Hillside Development. He said that wanted to make a
couple of points as to the justification for the Hillside development. The development will be
at the owner’s expense and they will be adding 24 large vehicle parking spaces to the
downtown area because the UDOT expansion is forcing the loss of 7 parking spots on Main
Street that have been used for RV’s and oversized rigs. He believes that this will be a good
addition to the property, and he asked for Council’s support for the approval of the Hillside
Development.
Old Business:
Presentation and Acceptance of Fiscal Year 2018-2019 Annual Audit of the City of
Moab
Discussion: Auditor Jon Haderlie and City Finance Director Stenta gave a brief presentation
of his findings. There were no material findings but there are a couple of issues. He reported
that the one written finding is that the Sewer Fund is over budget this year and stressed that
Council should be receiving budget to actual reports periodically and consistently. He
recommended that they review those reports and make sure that they are not coming to the
point where they are spending money that they haven’t properly budgeted for. The end of the
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November 12, 2019
year is a good time to review all the funds. One issue that could potentially become a finding is
that the Mill Creek fund went into a deficit net position this year of between $15,000 and
$20,000 and the Water Fund went into a deficit unrestricted net position by about $33,000.
There is a lot of fund balance, but a lot of it is tied up in capital assets and there is about
$970,000 that is tied up in construction. To deal with that, the state just requires that in the
upcoming year, the City budget should either reduce that by %5 of the revenue, or if it’s a small
enough amount that is less than the %5, they just eradicate that within the next year. If it was a
large deficit, they would have to reduce %5 a year until it was gone. To prevent something of a
finding next year, Larsen and Company’s recommendation would be to budget for and
eradicate those deficit net positions. Stenta reported that Sewer fund overages were due to
operational costs as they were making educated guesses with the new facility. Stenta said that
there were no long-term concerns and that the City will have a better idea of costs for that
facility going forward.
Motion and Vote: Councilmember Jones moved to accept the Fiscal Year 2018-2019 Annual
Audit of the City of Moab. Councilmember Duncan seconded the motion. The motion carried 5-
0. Councilmembers Jones, Knuteson-Boyd, Derasary, Guzman-Newton, and Duncan voting aye.
Discussion of Draft Walnut Lane Apartments RFP:
Senior Project Manager Myers and Building Inspector Ellison gave an update on the Walnut
Lane project and reminded them of the RFP/RFQ that went out earlier in the year. She said
that they are in the process of rezoning to R-4 and will be going to the Planning Commission in
December and hopes that it will go to Council for approval in January. Ellison received a bid
for removing 6 additional trailers. The Solid Waste District and the Health Department have
been very helpful as every trailer removed thus far has had some asbestos, but it has all be
easily manageable to this point. The maintenance has been a problem, but repairs have been
made to the trailers that will remain in the area for a little while longer. Ellison said that they
will be going door to door through the neighborhood meeting and explaining what the City is
doing and asking for the resident’s input, as well as inviting residents to a neighborhood
meeting in December. He said that part of the problem with this project is how to move the
trailers out without making anyone homeless. There is an empty spot where they can start
Phase 1, but there are some maintenance issues such as trees that need to be removed. The RFP
was published in July and based on the responses it was more like an RFI or RFQ. The RFP was
sent to 5 firms. Contract 1: Feasibility 64 units at or below 80% AMI and 16 market rate units
with a design for 15 or more buildings constructed with a manufactured panel wall system and
a range of bedroom sizes. Myers’s impression with the RFP is that “there was a high emphasis
on sustainability for redevelopment and the major theme through all if it was building to zero
energy standards.” Most of what they received was multifamily, high density projects and green
sustainable projects. The proposals were broken into two contracts, one for feasibility
schematic design phasing general evaluation of engineering and design. Myers would like to
send the RFP out to more firms. Myers said that there are one or two trailers that need to be
moved to allow for better fire access and some legal issues to work through. She said that they
are asking for development teams. Their first step will be to build an apartment building to be
able to move most of the families into the apartment building to allow for more space in later
phases. They want to be able to move families into the apartment building while working on the
rest of the property. The goal for the City is not to displace people. The development will a mix
of housing and not will all be apartments. Myers changed the target population to PAD
requirements as that only requires that 70% of the housing be deed restricted. Councilmember
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Jones would like the team to give Council feedback letting them know what options are
available as they move through this project. Councilmember Duncan would like to have the
language clarified. Myers said that they are trying to make the language more flexible as the
City is trying to balance affordability and sustainability and do it in a timely manner.
Councilmember Duncan said that the goal is affordable housing and energy efficiency, but if it
something needs to be sacrificed, he thinks they need to focus on affordability. Councilmember
Derasary pointed out that part of what makes a unit affordable over time is energy efficiency.
Linares said that everyone is trying to learn as they go to eventually be able to provide
affordable and sustainable housing. There are currently 35 trailers on property, with 30-35
families on leases with the City, but possibly 46 families live there in all. Staff would like to
make Walnut Lane a walkable community with foot paths, green space and shared spaces.
There was extensive discussion regarding resident input on the type of units built and making it
culturally appropriate and comfortable. Councilmember Guzman-Newton noted that it was a
very disenfranchised community living in Walnut Lane and wanted to know how approaches
have been made to try to get the resident’s involvement. Linares said that the management
company has hired a lot of the residents to do some of the clean up on the property and they
have been working with the Multi- Cultural Center to help. Mayor Niehaus encouraged them to
reach out to Deb Dull as Rocky Mountain Power is looking for projects.
Discussion of Draft Sustainability Action Plan
Discussion: Sustainability Director Russo stated that they have started a weatherization
program with Clear Results, a subsidiary of Rocky Mountain Power and some Walnut Lane
residents have already signed up. Clear Results is going to come down and weatherize 50 trailers
and they will do pre 1976 trailers. Russo then presented the Action Plan and she thanked Lisa
for all her work on the plan. The new version of the Sustainability Plan (Version 6) is out.
Revisions include; add transportation strategies, incorporate strategies from the Mountain 2030
Conference, such as suggestions that are in “Drawdown” by Paul Hawken and some of the things
from Dr. Goodall’s education partnerships. Russo suggested participation in the 2030 Cohort
that is helping cities to do inventories. She thinks that it would be good for the City to be part of
the Cohort and she has reached out to the High School and USU so that students can learn how
to do it and it will be successful planning for sustainability. She explained to Council what has
happened since the last version of the Sustainability Action Plan. City Engineering has done a lot
of work regarding biker safety and connectivity, the City participates in the National Bike
Challenge and has been ranked 17 beating out Park City. She believes that shuttles and mass
transportation is a little outside of this Plan. As of now the Plan is about being pedestrian and
bike friendly, e-bikes and fleet transitions. She has been working with Enterprise to electrify
rental vehicles. The Travel Council has a campaign about carless vacations as has been done in
Orlando where they converted all their rental cars to electric vehicles. She wants to get more
people to adopt electric vehicles. Russo also wants to work on a grant for a Pilot Project for a
shuttle that would probably need to be done through a partnership with a private entity. She has
met with City Fleet Manager Day regarding converting the City fleet’s old vehicles to electric
vehicles. She said that in the Long-Term the City needs to do a Transportation Master Plan. The
City is doing little parts of it and that is the whole idea behind a 10-year Plan. Russo then
presented the Mountain 2030 and said that she had read “Drawdown” and the City is already
doing some aspect of nine of the book’s top 10 goals toward sustainability. Next Steps include;
approving the Sustainability Action Plan, implement projects identified and grand funded in
2019-2020, review the Solar Energy Innovation Network Roadmap and the Annual
Sustainability Progress Update and Quality Control/Assurance Methodology Document. Mayor
Niehaus thinks this a great step. However, she would like to look at greywater for all and not just
5,000 square feet and over now that the State of Utah has made it permissible and she feels that
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the City can be more aggressive with Building Standards and energy efficiency. She also feels
strongly about tourist and local transportation and the carbon footprint for that.
Councilmember Jones would like to see visitor and resident transportation targets and specific
building standards higher than baseline for the State of Utah. Councilmember Derasary asked if
the mayor could provide language of changes she would like to see as needed next steps to have
time to prioritize them and to have the information to study well before the budget.
Councilmember Guzman-Newton pointed out page 4 6 that includes Russo’s priorities for the
next year’s budget and asked how the budget had gone for last year. Russo said that she
presented a budget last year, but most of the projects were covered by grants. She included a
prioritized list of what she would like in the budget for next year in the packet. Councilmember
Guzman-Newton noted that composting and recycling take the bulk of the funding that Russo is
asking to have allocated for next year. Linares told Council that they already tentatively
approved the draft plan, but that it had been brought back before the Council to see if there were
any final changes Council wanted to make after some of the meetings that they had recently
attended. This item will be placed on the next agenda for adoption.
New Business
Proposed Resolution 6s0-2019: A Resolution Adopting Vulnerability,
Consequences, and Adaptation Planning (VCAPP) Recommendations
Discussion: City Water Conservation Advisory Board member and the Watershed Coordinator
for Grand and San Juan Counties Arne Hultquist joined Russo for this discussion. Hultquist
explained the two-part VCAP workshop that he attended. Part 1 was an assessment of expected
changes in climate and what effects it will have on the area’s water. Part 2 was an assessment of
what strategies could be considered to mitigate the negative effects of climate change. He
discussed the science regarding climate change and what can be done as a community. He went
over the basic water budget precipitation and evaporation runoff. The draught year of 2018 saw
23% of normal runoff and the annual temperatures were about 2 degrees higher. On average
Grand County will see a 5-degree Fahrenheit increase by 2050. The workshop went over a Moab
specific model with significant change by 2035. He went on to explain the different percentages
of the reduced annual flows that 5-degree warming will cause. Warming alone has an overall
drying effect, the area will see reduced annual flows, which will provide the City with 83% of the
water supply the City is currently experiencing by 2050. This warming will mean that the City
will see the same amount of precipitation but higher temperatures. There will be less water
supply due to evaptranspiration. The City will see the same precipitation but bigger storms,
extreme events, heat waves, drought fires and flooding. If anyone would like to research this,
they can look at the NOAA ATLAS-14 for Moab,
https://hdsc.nws.noaa.gov/hdsc,pfds/fpds_map_cont.html?bkmrk=ut . The Engineering and
Planning departments are involved in helping to decide how to move forward. There was
discussion about creating some incentives and a budget line item for residents to apply for
grants for residents to incorporate “Slow the Flow” landscaping and other water conserving
efforts and amending building codes to incorporate recommendations from VCAP.
Councilmember Duncan pointed out that this information is new, and he was hesitant to
allocate funds to it at this time. Mayor Niehaus suggested amending two of the bullet points of
the resolution to approve them without specific funds attached. She also suggested amending
another bullet point and amend residential and commercial building codes to require all new
buildings to install greywater valves so that they are greywater ready. The Water Conservation
Board would like time to properly vet the greywater recommendations.
Motion and vote: Councilmember Knuteson-Boyd moved to table this action item.
Councilmember Jones seconded the motion. The motion passed 5-0 with Councilmembers
Knuteson-Boyd, Jones, Derasary, Duncan and Guzman-Newton voting aye.
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Proposed Resolution 57-2019: A Resolution Adopting a Joint Cooperation
Statement Between the City of Moab and Dominion Energy
Discussion: Russo stated that the City was approached by Dominion Energy asking to work
with the City on some energy efficiency pilot programs and promote “Therm Wise”.
Councilmember Derasary thanked Russo and asked if Dominion has entered into this type of
agreement with other communities and the answer was that Moab would be the first.
Motion and vote: Councilmember Jones moved to Adopt Resolution 57-2019 Entering
Into a Joint Cooperation Statement Between the City of Moab and Dominion Energy.
Councilmember Derasary seconded the motion. The motion passed 4-0 with Councilmembers
Jones, Derasary, Duncan and Knuteson-Boyd voting aye. Councilmember Guzman-Newton
recused herself.
Proposed Resolution 61-2019: A Resolution Confirming the Appointment of
Rachel Stenta as the City Treasurer.
Discussion: Linares stated that the Treasurer position is required by state law and since the
position of the Treasurer is within the Finance Department this appointment represents no
significant change in duties for the Finance Director. The appointment will reflect minimal job
duty additions and consequently no increase in compensation for the Finance Director.
Motion and Vote: Councilmember Knuteson-Boyd moved to approve Resolution 61-2019
Confirming the Appointment of Rachel Stenta as the City Treasurer. Councilmember Duncan
seconded the motion. The motion passed 5-0 with Councilmembers Knuteson-Boyd, Duncan,
Derasary, Guzman-Newton and Jones voting aye.
Proposed Resolution 56-2019: Approving a Hillside Development Permit for the
Expansion of a Parking Lot for the Hampton Inn Located at 488 N. Main Street,
Moab, UT, as Referred to City Council by the Planning Commission
Discussion: Planning Director Shepard presented that the Planning Commission forwarded a
positive recommendation to Council for this Resolution and included a list of the criteria
required for the parking lot with the conditions placed by the Commission. Those conditions
include that they work with City Engineer on storm water and second and that the applicant
submit additional information on the retaining wall system for the cut slope that will result from
the removal of the hill. There was discussion by Council regarding concerns about setting a
precedent for future such requests, the removal of the hill being an eyesore visible from Main
Street, the condition of the soil on the cliffside and storm water drainage. Shepard said that such
requests would be reviewed on a case by case basis. Engineer Williams joined her and explained
the plans and how the retaining wall would work. It should not be visible from the street and will
be landscaped and said that if the Engineering Department determines that it can’t be done
without causing problems, the developers will probably abandon the project.
Motion and Vote: Councilmember Derasary moved to approve Resolution 56-2019:
Approving a Hillside Development Permit for the Expansion of a Parking Lot for the Hampton
Inn Located at 488 N. Main Street, Moab, UT as Referred to City Council by the Planning
Commission Subject to the Conditions of Approval. Councilmember Knuteson-Boyd seconded
the motion. The motion passed 3-2 aye, with Councilmembers Derasary, Knuteson-Boyd and
Guzman-Newton voting aye and Councilmembers Duncan and Jones voting nay.
Proposed Resolution 54-2019: Approving an Agreement Between City of Moab
and Utah Department of Transportation for Stormwater Facility Maintenance
Briefing and Possible Action
Discussion: There was no discussion.
Page 10 of 11
November 12, 2019
Motion and vote: Councilmember Knuteson-Boyd moved to approve Resolution 54-2019
Approving an Agreement Between City of Moab and Utah Department of Transportation for
Stormwater Facility Maintenance. Councilmember Guzman-Newton seconded the motion. The
motion passed 5-0 with Councilmembers Knuteson-Boyd, Guzman-Newton, Derasary, Duncan,
and Jones voting aye.
Proposed Resolution 49-2019: Approving an Agreement Between City of Moab
and Wang Organization for Wang Utility Construction
Discussion: Engineer Williams explained that this Resolution creates a 10-year recovery
agreement to go in conjunction with Resolution 50-2019. This will allow Wang to be reimbursed
if the project is completed under budget.
Motion and vote: Councilmember Knuteson-Boyd moved to approve Resolution 49-2019
Approving an Agreement Between City of Moab and Wang Organization for Utility
Construction. Councilmember Jones seconded the motion. The motion passed 5-0 with
Councilmembers Knuteson-Boyd, Jones, Derasary, Duncan and Guzman-Newton voting aye.
Proposed Resolution 50-2019: Approving an Agreement Between City of Moab
and Utah Department of Transportation for Wang Utility Construction
Briefing and possible action
Discussion: Engineer Williams explained that this Resolution creates a pass through for
Resolution 49-2019 will be beneficial for all parties.
Motion and vote: Councilmember Knuteson-Boyd moved to approve Resolution 49-2019
Approving an Agreement Between City of Moab and Utah Department of Transportation for
Wang Utility Construction. Councilmember Jones seconded the motion. The motion passed 5-0
with Councilmembers Knuteson-Boyd, Jones, Derasary, Duncan and Guzman-Newton voting
aye.
Proposed Resolution 62-2019: A Resolution of the Governing Body of the City of
Moab Declaring Certain Property Owned by the City of Moab as Surplus
Briefing and possible action
Discussion: There was no discussion.
Motion and vote: Councilmember Derasary moved to Approve Surplus and Selling of a Belt
Press to MSD Environmental Services Incorporated for the Current Offer $50,000 and the Sale
Go Directly to MSD Without Going to Auction. Councilmember Knuteson-Boyd seconded the
motion. The motion passed 5-0 with Councilmembers Derasary, Knutson-Boyd, Duncan,
Guzman-Newton and Jones voting aye.
Proposed Resolution 58-2019: A Resolution Endorsing the Efforts of the City of
Moab Economic Development to Renew the Utah Enterprise Zone in Moab
Briefing and possible action
Discussion: This was something that had been brought to the Mayor’s attention by CPA
Gordon Bay saying that this needed to be approved by Council for people in town to continue
receiving this tax credit. Linares said that staff has completed the application, but it requires
Council to pass a Resolution in support and for that Resolution and a copy of the minutes be
included with it.
Motion and vote: Councilmember Guzman-Newton moved to Approve Resolution 58-2019
Endorsing the Efforts of the City of Moab Economic Development to Renew the Utah Enterprise
Zone Program in Moab. Councilmember Jones seconded the motion. The motion passed 5-0
with Councilmembers Guzman-Newton, Jones, Derasary, Duncan, and Knuteson-Boyd voting
aye.
Page 11 of 11
November 12, 2019
Canvass of the Moab Primary Election: The Canvassing of Votes from the Moab
City Primary Election held on August 13, 2019. This is for the final audit,
including those who voted absentee and provisional ballots
Discussion: Linares asked Council if they would table the voting canvass as the County Clerk’s
Office requested more time to process the provisional ballots. This agenda item was postponed.
Discussion regarding e-Bikes on paved pathways
Discussion and possible direction to staff
Discussion: Mayor Niehaus said that the City has received requests from e-Bike riders to
consider allowing e-Bikes on the bike paths and staff needs to know whether or not Council is in
support of gathering information to determine if there is a benefit in changing to follow the BLM
standard. Linares stated that the federal funding granted to construct the paths stated that only
non-motorized vehicles could be used on them. At that time e-Bikes were classified under
federal law as motorized vehicles. The question is if the federal government is changing their
definition to no longer include e-Bikes as motorized vehicles. Further Discussion ensued
regarding the possibility of speed limits and other options. It was decided that Council would
direct staff to investigate options and wait to see what changes BLM makes to their definitions, if
any.
Approval of Bills: Councilmember Knuteson-Boyd moved approve the bills in the amount of
$1,236,936.73. Councilmember Jones seconded the motion. The motion passed 5-0 with
Councilmembers Knuteson-Boyd, Jones, Derasary, Duncan and Guzman-Newton voting aye.
Adjournment: Councilmember Knuteson-Boyd moved to adjourn the meeting.
Councilmember Duncan seconded the motion. The motion carried 5-0 aye, with
Councilmembers Derasary, Jones, Knuteson-Boyd, Duncan and Guzman-Newton voting aye.
Mayor Niehaus adjourned the meeting at 10:23 PM.
APPROVED: __________________ ATTEST: ___________________
Emily S. Niehaus, Mayor Sommar Johnson, City Recorder
Page 1 of 1
November 18,2019
MOAB CITY COUNCIL MINUTES -- DRAFT
SPECIAL CITY COUNCIL MEETING
November 18, 2019
Special Meeting & Attendance: The Moab City Council held a Special City Council Meeting
on the above date in the City Chambers at the Moab City Center, located at 217 East Center
Street, Moab, Utah. A recording of the meeting is archived at www.utah.gov/pmn/index.html. A
video recording is archived at: https://www.youtube.com/watch?v=GNpKECaReCg.
Mayor Pro Tem Tawny Knuteson-Boyd called the meeting to order at 12:34 PM. In attendance
were Councilmembers Rani Derasary, and Karen Guzman-Newton. Also in attendance were City
Recorder Sommar Johnson and Deputy City Recorder Joey Allred. No members of the public
and media were also present.
Canvass of the Moab General Election: The Canvassing of Votes from the Moab
City General Election held on November 5, 2019. This is for the final audit,
including those who voted absent and provisional ballots.
City Recorder Sommar Johnson explained there were 47 provisional ballots cast of which 43 of
those ballots were valid and included in the totals. She also indicated that 10 ballots were
received after election day and 7 of those ballots were postmarked by November 4, 2019 so those
ballots were also included in the total.
Motion and Vote: Councilmember Guzman-Newton moved to accept the tabulation of the
2019 Moab City General Election canvass results. Councilmember Derasary seconded the
motion. The motion carried 3-0 aye.
Adjournment: Councilmember Derasary moved to adjourn the meeting. Councilmember
Guzman-Newton seconded the motion. The motion carried 3-0 aye. Mayor Pro Tem Knuteson-
Boyd adjourned the meeting at 12:35 PM.
Moab City Council Agenda Item
Meeting Date: November 22, 2019
Title: Discussion of Ordinance 2019-030: an ordinance amending the City of Moab Municipal
Code, Sections 17.21 C-2 Commercial Residential Zone and the 17.31 RC Resort Commercial
Zone to allow new Overnight Accommodations, subject to revised Development Standards.
Disposition: Report from Planning Commission and Discussion of Development Standards
Staff Presenter: Nora Shepard, AICP, Planning Director
Attachment(s):
Attachment 1: Planning Commission Staff Report with Attachments
Background/Summary:
Attached is the staff report and draft ordinance provisions to allow new Overnight
Accommodations in the C-2 and RC Zones. The ordinance drafts include only the Development
Standards. City staff is in the process of finalizing the actual ordinance for review by the
Planning Commission and City Council.
Please review the attached materials and I will send along the “official” draft ordinance when it
has been completed. The substance of the Code changes is outlined in the attached materials.
1 PC PH Draft Development Standards
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Nora Shepard
Moab Planning Commission Agenda Item
Meeting Date: November 21, 2019
Title: Planning Commission Public Hearing and possible action on Ordinance 2019-30,
an ordinance amending the City of Moab Municipal Code, Sections 17.21 C-2
Commercial Residential Zone and the 17.31 RC Resort Commercial Zone to allow new
Overnight Accommodations, subject to revised Development Standards.
Disposition: Public Hearing and possible recommendation to the City Council on
proposed Development Standards for new Overnight Accommodations in the RC Resort
Commercial and the C-2 Commercial-Residential Zone.
Staff Presenter: Nora Shepard, Planning Director
Attachments:
Exhibit A: Draft Ordinance 2019-18 (to be distributed at the meeting)
Exhibit B: Draft Development Standards in the RC Zone
Exhibit C: Draft Development Standards in the C-2 Zone
Background/Summary:
PC/CC Direction
As the result of the adoption of Ordinance 2019-18, the City Staff and Planning
Commission have been tasked with drafting of Development Standards so that the City
can, one again, accept applications for new Overnight Accommodations in the City. As
discussed by the Planning Commission and City Council in a joint work session held on
Tuesday, August 13, 2019, the Development Standards that need to be developed shall
include:
▪ Energy Efficiency
▪ Density and Size
▪ Aesthetics
➢ Height, bulk and scale
➢ Façade Variation
➢ Color and Materials
➢ Viewshed
▪ Landscaping, buffering
▪ Mixed Use Requirements
▪ Water carrying capacity, existing infrastructure capacity
▪ Contribution to cumulative traffic, connectivity/contribution to non-
motorized/micro vehicle transportation network
Where Are We in the Process?
The City and County are working together to develop consistent Development Standard
for Overnight Accommodations. While there may be some differences, the goal is to
have similar standards inside and outside the City boundaries
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Nora Shepard
There have been numerous public meetings and work sessions to discuss and refine
the proposed standards. Such meetings were held with the City Planning Commission
and Council and with the County Planning Commission and Council.
Expectations
This effort to modify the regulation of Overnight Accommodations is ambitious. The goal
at this time is to be able to accept new applications somewhere in Moab. There will be
on-going work after the adoption of the Development Standards to include, but not be
limited to:
• Development Standards for OAs in all commercial zones
• Standards for redevelopment, remodels and expansions
• Refinement of Standards based on the initial roll-out
• Revised landscape and irrigation standards
At this time, staff is proposing new developing standards for the RC Resort Commercial
Zone and the C-2 Commercial-Residential Zone.
Zoning Approach:
Grand County - As we have previously discussed, the City and County have chosen
similar but different approaches for regulating new Overnight Accommodations. The
County has adopted Overnight Accommodation Overlays (OAO) for:
• Hotels and Motels
• RV Parks and Campgrounds
• Residential Overnight Accommodations
Once the Development Standards are added to the Overlay Districts, the County will
consider applying the OAO to specific parcels based on a legislative (or rezone)
process. Once the OAO is attached to a parcel or parcels, an application can be filed for
a specific project.
City of Moab – Rather than using Overlay Zones, the City is proposing to include the
new Development Standards as use specific requirements in each zone district where
OAs will be allowed. This approach allows a property owner or applicant to be able to
look at the Development Standards for Hotels and Motels (as an example) when they
look up the zoning for a parcel. The Development Standards may be different for
different zones, depending on the overall character of the zone.
The goal is that Development Standards will be adopted b y the City and by the County
separately, but that they as consistent as possible.
Status of the Code Revisions:
Staff has prepared a draft of the code amendments. The attached code provisions will
be added to each Zone requirements. In addition to the new provisions, the existing
3 PC PH Draft Development Standards
11.15.2019
Nora Shepard
code language will be modified to include them. J
At this time, the staff is asking that the Planning Commission open the public hearing,
receive comments, and review the draft standards. Planning Commission is also being
asked to recommend the Code Amendments to the City Council. Additional clarifying
detail (such as diagrams) will be finalized prior to review and approval by the City
Council.
Description of Revised Development Standards:
In reviewing and revising the Development Standards, the staff considered the
following:
Energy
▪ It is unlikely that a motel/hotel can practically meet net zero for their project. Net
Zero means that the project generates as much energy as it uses. The Net Zero
standard has been modified so that 80% of the energy needs are produced on
site. The balance of the energy should be provided by purchasing renewable
energy credits.
▪ Alternately, if a developer chooses to use an energy certification program such
as Leeds or Community Building/Living Challenge, they would be able to do so.
Water
▪ A rainwater catchment system will be required and used on site for beneficial
uses. The language of the Development Standard currently reads:
OA developments shall install the maximum feasible rainwater catchment
system and use the water for beneficial on-site uses, such as reducing the
use of culinary water for landscaping irrigation. If necessary, Applicant
shall apply for water rights from the State of Utah Division of Water Rights
to meet their maximum feasible catchment volume. Applicants will not be
required to install systems that would generate more water than is needed
to satisfy a development's outdoor water/landscaping irrigation needs .
▪ Maximum of 10% sod or non-native grass
▪ All new developments will have to use water-wise landscaping and/or xeriscape.
In the future, the landscaping requirements in the MMC should be updated.
▪ Bioretention and bio-infiltration required (if the soil condition will allow it).
Transportation
OA Developments shall incorporate into their subdivision plat or site plan the following
transportation infrastructure:
• Space to accommodate a transit or shuttle stop
• Covered, lockable bike storage at a rate of 1 space per 2 lodging unit s
• Active transportation and non-motorized trail easements dedicated to the public
when identified in the Grand County Non-motorized Trails Master Plan or Moab
City Trails Plan
4 PC PH Draft Development Standards
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Nora Shepard
As an alternative, OA developments could be required to provide a narrative and
transportation solutions that will reduce projected vehicle trips below the ITE Trip
Generation Manual by 20%.
Mixed Use, Civic Space, Open Space and Public Art Standards
The concept of civic space has been difficult to define. Staff recommends that there be
flexibility on the civic/open space/mixed use to develop functional and usable areas that
may be most appropriate for the location and zoning. For example, projects in the
Resort Commercial (RC) may want to provide tourist related facilities, such as the
open/civic space behind the Aarchway Inn. Projects in the C-2 would be required to
provide some interface between the public and private realm, and could provide first
floor commercial uses with a street presence.
After much discussion, it has been suggested that we concentrate requiring first floor
mixed use requirement in the “in town” zones (C-2). One of the primary issues that
prompted the changes for OAs is that much of the development that has occurred
recently in our Commercial Zones has been in the form of OAs and that many
commercial uses that benefit the residents and visitors are not being provided currently
in Moab. Requiring mixed use for “in-town” OAs would help this situation. In addition,
Landmark Design is working on creating code that encourages “commercial nodes” in
Moab. That work will move forward as soon as we complete the Development
Standards for OAs.
The strategy being discussed at this time is to require a % of a lot or building square
footage that could be satisfied by providing on or more of the following:
• Usable open space or civic space for guests and residents of Moab
• Commercial Uses that provide services or goods tailored to visitors and
residents.
• Community gardens or gardens for farm to table restaurants (in the RC Zone)
• Space for seasonal sales of produce and other similar items
• Restaurant open to the public
• Employee housing above and beyond what is required by the Assured Workforce
Housing Code
• Installation or contribution to public art either on-site or elsewhere in Moab
Height
As discussed by the Planning Commission, height will vary by zone and location. Some
of the properties on the west side of Hwy 191 could be allowed flexibility for additional
height based on setbacks and views. The view of the Moab Rim is vital to maintain.
Projects along Hwy 191 should be stepped so that the areas closest to the road be one -
story with additional stories being stepped back. This is to avoid a “wall” along the
highway. One strategy could be to allow 2 stories by right, with the ability to increase to
3 stories if:
5 PC PH Draft Development Standards
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Nora Shepard
• Additional affordable/employee/workforce housing above and beyond the amount
required for Assured Workforce Housing; or
• Dedication of land to the City or other qualified entity for the purposes of building
affordable/employee/workforce housing; or
• As a part of a master plan for the site that includes the overnight accommodation
use as well as at least 20,000 square feet of commercial uses that provide goods
or services for the community and open to the public. Examples include Day
Care Centers, Drug Stores and Pharmacies, Grocery Stores, Open Markets and
similar uses. This would be above and beyond the requirement for Mixed Use,
Civic Space, Open Space. The commercial uses will not be counted toward the
maximum square footage allowable for the Overnight Accommodation uses and
may be in a separate structure.
Maximum Building/Project Size
One of the issues that was raised during the initial public meetings on Overnight
Accommodations had to do the size and scale of many of the new projects in Moab. In
an effort to ensure that new overnight accommodations are compatible with the historic
scale of Moab, the Planning Commission is recommending maximum building and
project sizes. During this effort, the following research was done to compare sizes of
existing and proposed development in Moab and Grand County:
Project Total Square Footage
(approximately)
# of rooms
Hyatt 74,160 sf (main building) 110 rooms
Homewood Suites 77,500 sf 96 rooms
Hampton Inn 46,000 sf 79 rooms
Sleep Inn 50,700 sf 87 rooms
Wingate 58,000 sf 120 rooms
Moab My Place 29,000 sf 64 rooms
La Quinta 100 rooms
HooDoo Hotel 115 rooms
World Mark 270,000 sf 152 units
Moab Rustic 14,500 sf 35 rooms
Apache 15,500 sf 35 rooms
Bowen 16,350 sf 41 rooms
Aarchway Inn 60,000 sf 97 rooms
There is research that shows that hotel rooms are getting smaller (info collected and
provided by Mila Dunbar-Irwin, Community and Economic Development Specialist, Grand
County, UT):
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Nora Shepard
• Average hotel rooms are / have been 325 sf, but newer hotels are building at
200sf
• Average US hotel has 115 rooms and requires 48,000sf for the building
• Hotels have been getting bigger and bigger – looks like they used to be a little
over 20,000 sf
It has been suggested that maximum building size for Overnight Accommodations be no
more than 20,000sf with a maximum total project square footage 60,000 sf.
The Planning Commission generally supports some sort of metering in order to limit the
“rate of change” and to make sure that we have adequate resources and infrastructure
to accommodate new projects.
Site Development and Architectural Standards
The proposed standards are fairly common and are not generally difficult to achieve.
The balance of getting good design vs cost must be considered. We want more
aesthetically pleasing projects, but do not want to make the standards so onerous as to
make it impossible for smaller businesses and local developers to move forward. The
Code will include schematics to explain the required massing shifts. The standards
discussed by the Planning Commission is included in the draft new language in the RC
and C-2 Zones.
The attached new draft standards are attached for your review and comment.
NEW DEVELOPMENT STANDARDS PROPOSED FOR THE C-2 ZONE
DRAFT 11.15.2019
17.21.020.19 Overnight Accommodations, New
Notwithstanding other provisions of this title to the contrary, the following Development Standards shall
apply to new Overnight Accommodations in the C-2 Commercial Residential Zone:
A. Energy:
1. OA Developments shall produce eighty percent (80%) of their energy needs on-site through
solar, geothermal, or other renewable energy sources.
2. OA Developments are encouraged to purchase their remaining energy needs through
renewable energy credits.
3. OA Development may meet this energy requirements by submitting a certification through
the Green Building Challenge (Leed Gold or above), Living Building Challenge, Net Zero
Building Certification, or other established industry standard.
B. Water
1. OA developments shall install the maximum feasible rainwater catchment system Applicant
shall apply for water rights from the State of Utah Division of Water Rights to meet their
maximum feasible catchment volume. Applicants will not be required to install systems that
would generate more water than is needed to satisfy a development's outdoor
water/landscaping irrigation needs.
2. OA developments shall have a maximum of 10% of their landscaped area covered in turf
grass; OA Developments shall utilize water-wise and xeriscape landscaping design standards.
3. To the maximum extent possible, OA Developments shall utilize bio-retention and bio
infiltration systems to manage storm water runoff, as soil conditions allow.
C. Transportation
1. OA Developments shall incorporate into their subdivision plat or site plan the following
transportation infrastructure:
• Space to accommodate a transit or shuttle stop
• Covered, lockable bike storage at a rate of 1 space per 2 lodging units
• Active transportation and non-motorized trail easements dedicated to the public when
identified in the Grand County Non-motorized Trails Master Plan or Moab City Trails
Plan
2. As an alternative, OA developments could be required to provide a narrative and
transportation solutions that will reduce projected vehicle trips below the ITE Trip
Generation Manual by 20%.
D. Mixed Use, Civic Space, and Open Space Amenities
1. All new overnight accommodations projects will are required to provide Commercial Uses
on the first floor facing the street.
2. The first floor street frontage for all buildings containing new Overnight Accommodations
must provide an interface between the public and private realm.
3. All new overnight accommodations projects are required to provide ___(amount) of Civic
Space, Usable Open Space, Public Art, or space for outdoor markets, community gardens.
Need to define Civic Space and Usable Open Space.
E. Building Height
1. The maximum building height for Overnight accommodations shall be 2 stories and a
maximum of 30 feet.
2. An additional story (3 stories and a maximum of 40 feet) of overnight accommodation uses
may be allowed if the developer is willing to provide the following:
a. Additional affordable/employee/workforce housing above and beyond the amount
required for Assured Workforce Housing. This would not replace the Assured Workforce
Housing requirement but would be in addition to that. The additional units could be
placed anywhere on the site; or
b. Dedication of land to the City or other qualified entity for the purposes of building
affordable/employee/workforce housing
F. Maximum Building and Project Size
1. The maximum gross square footage of any building housing overnight accommodations shall
be 20,000.
2. The maximum gross square footage of an overnight accommodation project shall be 60,000.
G. Site Configuration Will have examples
1. All development must fit the property – no mass grading or grading of a flat building
envelope (building must step with terrain);
2. Stay out of wetlands, protect major vegetation (existing trees). Primary Uses must face the
fronting roadway;
3. Primary uses must face the fronting street with a defined entrance fronting the roadway;
4. Ensure building scale, orientation, and design relates to the surrounding uses and streets;
5. Creates a cohesive visual identity and an attractive street scene;
6. Ensure site design for efficient pedestrian, bicycle, transit, and vehicular circulation patterns;
7. Create a high-quality pedestrian environment;
8. Promote design environments built to human scale;.
9. Ensure delivery, trash, and loading facilities are located so as not to impede regular
vehicular and pedestrian circulation and access routes; and
10. Ensure safe and efficient access between buildings and parking areas.
H. Building Design Will have examples
1. All multifamily residential buildings or structures 2,500 square feet or greater in gross floor
area shall be composed of at least three visual building masses of differing heights and
planes;
2. The first floor frontage of all new buildings that contain overnight accommodations will have
massing and design features that are are pedestrian in scale.
3. No façade or building wall shall exceed 60 linear feet. More than 5 ft shift in vertical and
horizontal façade is required for each 30 linear feet;
4. Building design shall vary between vertical facade divisions and from adjacent buildings by
the type of dominant material or color, scale, or orientation of that material;
5. For uses located on the ground floor facing the primary fronting street, at least 70% of
Ground Story Transparency is required measured floor to floor. Transparency is any glass in
windows and/or doors, including any mullions, that is highly transparent with low
reflectance;
6. No rectangular area greater than 30% of a story’s facade, as measured from floor to floor
may be windowless, and no horizontal segment of a story’s facade shall be greater than 15
feet in width can be windowless. An exception may be considered if the wall area is to be
used as a mural (not a sign);
7. All facades of the proposed building must comply with the building design standards;
8. A mix of entrance types may be utilized, aligned with the overarching architectural theme or
concept. All buildings must have an easily-discernable Principal Entrance located on the
primary street side of the principal building or buildings;
9. Air conditioning units and similar mechanical requirements should be avoided on rooftop
locations, and fully-screened from view when unavoidable. Parking shall be located to the
side or rear of buildings;
10. Plastic or vinyl awnings are not permitted. Awning types and colors for each building face
shall be coordinated
11. If installed, shutters, whether functional or not, shall be sized for the windows. If closed, the
shutters shall not be too small for complete coverage of the window.
Shutters shall be wood or other durable material.
I. Materials and Colors
1. Permitted primary building materials will include high quality, durable, natural materials
such as stone, brick and adobe-type materials; wood lap siding; fiber cement board lapped,
shingled, or panel; metal siding; glass, architectural metal panels and cladding.
Other high quality synthetic materials may be approved as details or accents for a unified
theme or design concept. Other durable materials will be considered as technologic
improvements are made. Aside from solar panels or other infrastructure related to energy
efficiency and water use/reuse, OA Developments shall utilize non-reflective materials.
2. OA Developments shall utilize earthtone colors that are complementary to the surrounding
landscape and visual backdrops. Exceptions can be made for public art (not signs).
NEW CODE LANGUAGE TO BE ADDED TO THE RC ZONE THAT DESCRIBES THE DEVELOPMENT
STANDARDS FOR OVERNIGHT ACCOMMODATIONS.
DRAFT 11.15.2019
17.31.060 Development Standards for Overnight Accommodations
Notwithstanding other provisions of this title to the contrary, the following supplementary regulations
shall apply to new Overnight Accommodations in the RC, Resort Commercial District:
A. Energy:
1. OA Developments shall produce eighty percent (80%) of their energy needs on-site through
solar, geothermal, or other renewable energy sources.
2. OA Developments are encouraged to purchase their remaining energy needs through
renewable energy credits.
3. OA Development may meet this energy requirements by submitting a certification through
the Green Building Challenge (Leed Gold or above), Living Building Challenge, Net Zero
Building Certification, or other established industry standard.
B. Water
1. OA developments shall install the maximum feasible rainwater catchment system Applicant
shall apply for water rights from the State of Utah Division of Water Rights to meet their
maximum feasible catchment volume. Applicants will not be required to install systems that
would generate more water than is needed to satisfy a development's outdoor
water/landscaping irrigation needs.
2. OA developments shall have a maximum of 10% of their landscaped area covered in turf
grass; OA Developments shall utilize water-wise and xeriscape landscaping design standards.
3. To the maximum extent possible, OA Developments shall utilize bio-retention and bio
infiltration systems to manage storm water runoff, as soil conditions allow.
C. Transportation
1. OA Developments shall incorporate into their subdivision plat or site plan the following
transportation infrastructure:
• Space to accommodate a transit or shuttle stop
• Covered, lockable bike storage at a rate of 1 space per 2 lodging units
• Active transportation and non-motorized trail easements dedicated to the public when
identified in the Grand County Non-motorized Trails Master Plan or Moab City Trails
Plan
2. As an alternative, OA developments could be required to provide a narrative and
transportation solutions that will reduce projected vehicle trips below the ITE Trip
Generation Manual by 20%.
D. Mixed Use, Civic Space, and Open Space Amenities
1. All new overnight accommodations projects will be allowed to have 5% support commercial
uses to serve the visitors and patrons of the accommodations.
2. All new overnight accommodations projects are required to provide ___(amount) of Civic
Space, Usable Open Space, Public Art, additional commercial uses that serve the public or
the visitors in the north end of the City, space for outdoor markets, community gardens.
Need to define Civic Space and Usable Open Space.
E. Building Height
1. The maximum building height for Overnight accommodations shall be 2 stories and a
maximum of 30 feet.
2. An additional story (3 stories and a maximum of 40 feet) of overnight accommodation uses
may be allowed if the developer is willing to provide the following:
a. Additional affordable/employee/workforce housing above and beyond the amount
required for Assured Workforce Housing. This would not replace the Assured Workforce
Housing requirement but would be in addition to that. The additional units could be
placed anywhere on the site; or
b. Dedication of land to the City or other qualified entity for the purposes of building
affordable/employee/workforce housing
c. Submit a master plan for the site that includes the overnight accommodation use as well
as at least 20,000 square feet of commercial uses that provide goods or services for the
community and open to the public. Examples include Day Care Centers, Drug Stores and
Pharmacies, Grocery Stores, Open Markets and similar uses. This would be above and
beyond the requirement for Mixed Use, Civic Space, Open Space. The commercial uses
will not be counted toward the maximum square footage allowable for the Overnight
Accommodation uses and may be in a separate structure.
F. Maximum Building and Project Size
1. The maximum gross square footage of any building housing overnight accommodations shall
be 20,000.
2. The maximum gross square footage of an overnight accommodation project shall be 60,000.
3. If the developer chooses to develop commercial uses (over 5% of gross floor area) within a
building or project, that project size could be increased by the gross square footage of the
commercial use.
G. Site Configuration Will have examples
1. All development must fit the property – no mass grading or grading of a flat building
envelope (building must step with terrain);
2. Stay out of wetlands, protect major vegetation (existing trees). Primary Uses must face the
fronting roadway;
3. Primary uses must face the fronting street with a defined entrance fronting the roadway;
4. Ensure building scale, orientation, and design relates to the surrounding uses and streets;
5. Creates a cohesive visual identity and an attractive street scene;
6. Ensure site design for efficient pedestrian, bicycle, transit, and vehicular circulation patterns;
7. Create a high-quality pedestrian environment;
8. Promote design environments built to human scale;.
9. Ensure delivery, trash, and loading facilities are located so as not to impede regular
vehicular and pedestrian circulation and access routes; and
10. Ensure safe and efficient access between buildings and parking areas.
H. Building Design Will have examples
1. All multifamily residential buildings or structures 2,500 square feet or greater in gross floor
area shall be composed of at least three visual building masses of differing heights and
planes;
2. No façade or building wall shall exceed 60 linear feet. More than 5 ft shift in vertical and
horizontal façade is required for each 30 linear feet;
3. Building design shall vary between vertical facade divisions and from adjacent buildings by
the type of dominant material or color, scale, or orientation of that material;
4. All properties along Hwy 191 will include a single story element along the roadway. The
second story must be set back at least 15 feet from the first story plane;
5. For uses located on the ground floor facing the primary fronting street, at least 30% of
Ground Story Transparency is required measured floor to floor. Transparency is any glass in
windows and/or doors, including any mullions, that is highly transparent with low
reflectance;
6. No rectangular area greater than 30% of a story’s facade, as measured from floor to floor
may be windowless, and no horizontal segment of a story’s facade shall be greater than 15
feet in width can be windowless. An exception may be considered if the wall area is to be
used as a mural (not a sign);
7. All facades of the proposed building must comply with the building design standards;
8. A mix of entrance types may be utilized, aligned with the overarching architectural theme or
concept. All buildings must have an easily-discernable Principal Entrance located on the
primary street side of the principal building or buildings;
9. Air conditioning units and similar mechanical requirements should be avoided on rooftop
locations, and fully-screened from view when unavoidable. Parking shall be located to the
side or rear of buildings;
10. Plastic or vinyl awnings are not permitted. Awning types and colors for each building face
shall be coordinated
11. If installed, shutters, whether functional or not, shall be sized for the windows. If closed, the
shutters shall not be too small for complete coverage of the window.
Shutters shall be wood or other durable material.
I. Materials and Colors
1. Permitted primary building materials will include high quality, durable, natural materials
such as stone, brick and adobe-type materials; wood lap siding; fiber cement board lapped,
shingled, or panel; metal siding; glass, architectural metal panels and cladding.
Other high quality synthetic materials may be approved as details or accents for a unified
theme or design concept. Other durable materials will be considered as technologic
improvements are made. Aside from solar panels or other infrastructure related to energy
efficiency and water use/reuse, OA Developments shall utilize non-reflective materials.
2. OA Developments shall utilize earthtone colors that are complementary to the surrounding
landscape and visual backdrops. Exceptions can be made for public art (not signs).