Moab City Zoning Code
17.80 Supplementary
Regulations for Large-Scale Developments Over Thirty Thousand Square Feet
17.80.010 Purpose and intent.
The purpose and intent of these regulations are:
A. To break up the apparent mass and scale of large structures in order to ensure that such development is compatible with and does not detract from Moab’s unique natural character, scale, and sense of place;
B. To help integrate large-scale development with its visual surroundings when viewed from adjacent public rights-of-way and neighboring properties;
C. To promote and facilitate a safe and comfortable pedestrian scale environment;
D. To mitigate on-site and off-site impacts of large structures on public infrastructure;
E. To encourage a mixture of uses and sizes of structures;
F. To reduce the visual impact of large areas of parking and outdoor lighting; and
G. To reduce future negative impacts of empty or abandoned large retail structures on the appearance and retail economic health of the community. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.020 Definitions.
A. In the event that the definition of a term presented in this chapter conflicts with the definition of the same or similar term presented elsewhere in this code or in a model code that has been adopted by the City (e.g., International Building Code), the definition contained in this chapter shall prevail.
B. “Affected entity” means a county, local district, special service district, interlocal cooperation entity, public utility, private property owner, school district, property owner’s association, federal government agency, or state agency.
C. “Arcade” means an area contiguous to a street or building that is open and unobstructed, and that is accessible to the public at all times. Arcades may include building columns, landscaping, statuary, or fountains. Arcades do not include off-street loading/unloading areas, driveways or parking areas.
D. “Architectural or structural bay” means a design feature or collection of features that breaks up the flat expanse of a wall through the use of indentations, property ribs or offsets.
E. “Berm” means an earthen mound designed to provide visual interest on a site, screen undesirable views, reduce noise or provide a buffer from adjoining uses.
F. “Buffer” means an area provided to reduce the conflict between two different land uses. Buffers are intended to mitigate undesired views, noise and glare – effectively providing greater privacy to neighboring land uses. Typical buffers consist of materials that serve this purpose and include, but are not limited to, plant materials, walls, fences and/or significant land area to separate the uses.
G. “Breezeway” means a roofed passageway, which is either open on the sides or enclosed by walls, which serves a means of access between two adjacent buildings.
H. “Commercial development” means the construction or expansion of business uses involving the sale of goods or services to the public. As used in this chapter, commercial development includes hotels, motels, or similar lodging businesses providing short-term accommodations to the public.
I. “Cornice” means a decorative projection at the top of a wall or building.
J. “Dormer” means a window set vertically in a gable projecting from a sloping roof.
K. “Extraordinary impact” means an impact created by a proposed development that will result in the need for improvements to public facilities such as water, sewer, storm water drainage, and/or streets. Examples of extraordinary impacts include but are not limited to:
1. Installation of new water, sewer and/or storm water improvements necessary to meet the demands of the proposed development;
2. Upsizing of existing water, sewer, and/or storm drain pipelines to meet the demands of the proposed development increase capacity;
3. Installation of street and/or traffic signal improvements to maintain a level of service (LOS) of C or higher on all public streets that will be affected by the proposed development.
L. “Facade” means the portion of any exterior elevation on the building extending from grade to the top of the parapet, wall or eaves and extending the entire length of the building.
M. “Floor area, gross (GFA)” means the sum of the gross horizontal areas of all enclosed floors of a building, including basements, mezzanines, corridors, breezeways, and lobbies from the exterior face of the exterior walls, or from the centerline of a common wall separating two buildings, but excluding any space with a floor to ceiling height of less than six feet six inches. The GFA also includes permanent outdoor retail display areas including, but not limited to, garden centers and seasonal displays of merchandise.
N. “Floor area, net (NFA)” means the total of all floor areas of a building, excluding: stairwells and elevator shafts; equipment rooms; interior vehicular parking or loading; and all floors below the first or ground floor, except where these below ground floor areas are used or intended to be used for human habitation or service to the public.
O. “Gable” means a triangular wall section at the end of a pitched roof, bounded by the two roof slopes.
P. “Ghost signage” means the visible remains or impressions left when a sign is removed from a building or sign standard.
Q. “Hardscape” means the inanimate elements of landscaping including patios, paths, plazas, decks, fountains, rock and stone.
R. “Hip roof” means a roof without gables.
S. “Large-scale development” means new retail or commercial development exceeding thirty thousand square feet of GFA, and/or the remodeling or expansion of existing structures where the result of the remodeling and/or expansion exceeds thirty thousand square feet of GFA. Where development is to be constructed in phases, the GFA of all phases is to be utilized in determining whether this chapter applies, rather than the area of the structures in any single phase.
T. “Pad building” means a building placed in or around a large-scale development parking area and providing complementary goods and services to those provided by the large-scale development.
U. “Parapet” means the portion of a wall that extends above the roofline.
V. “Portico” means a porch or walkway with a roof supported by columns, often leading to the entrance to a building.
W. “Public or private right-of-way” means any road intended to provide public access to any lot/development, but excluding any service road or internal driving aisles (i.e., within parking lots).
X. “Public space” means an area where the public can gather and/or rest, and not part of the commercial space of a development.
Y. “Retail development” means businesses where goods or services are sold to the public primarily for personal consumption, rather than for resale. Retail uses include shops, restaurants, warehouse sales, and associated service businesses or offices doing business with the general public. As used in this chapter, the term “retail” does not include hotels, motels, or similar short-term lodging businesses.
Z. “Screen” means a wall constructed of opaque materials and whose height will be effective in obstructing unwanted views.
AA. “Structural best management practice (BMP)” means any of several commonly accepted and used storm water improvements designed to prevent storm water discharges exceeding historic pre-development levels, and to prevent the discharge of pollutants into surface and ground water.
BB. “Wing wall” means a projection of a wall extending out beyond the body of the building. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.030 Applicability.
A. Application. In addition to compliance with all other requirements of this code, new construction of large-scale commercial development or large-scale retail development exceeding thirty thousand square feet of GFA of any single structure or building must comply with the standards established by this chapter. Remodeling and/or expansion of existing structures where the result of the remodeling and/or expansion exceeds thirty thousand square feet of GFA of any single structure or building must comply with the standards established by this chapter. For purposes of this chapter buildings or structures connected by a breezeway are considered a single structure.
B. Conflicts. Where the requirements of any part of this chapter conflict with any other provision of the code, this chapter shall prevail. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.040 Aesthetic character.
A. Facades and Exterior Walls. If a building facade exceeds sixty feet in length, it shall be broken down into smaller elements by jogging the wall in or out a minimum of four feet for at least ten feet in length, or by adding an element such as a porch, recessed entry, bay, window, projecting trellis, or similar substantial architectural feature at intervals so that no continuous wall plane is more than sixty feet in length.
B. Smaller Retail Uses. The standards presented in this section are directed toward those situations where additional, smaller stores, with separate, exterior customer entrances are located in the principal buildings or on the development site.
1. Where principal buildings contain additional, separate uses, which occupy less than thirty thousand square feet of gross floor area, with separate, exterior customer entrances:
a. The street level facade of such stores shall be transparent between the height of three feet and eight feet above the walkway grade for no less than sixty percent of the horizontal length of the building facade of such additional stores; and
b. Windows shall be recessed and should include visually prominent sills, shutters, or other such forms of framing.
C. Detail Features. The elements in the following standard should be integral parts of the building fabric, and not superficially applied trim or graphics, or paint:
1. Building facades shall include a repeating pattern that shall include no less than three of the elements listed below. At least one of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than thirty feet, either horizontally or vertically:
a. Color or hue change;
b. Texture change;
c. Material module change; or
d. Expression of architectural or structural bay through a change in plane no less than twelve inches in width, such as an offset, reveal, or projecting rib.
D. Roof Lines. Variations in roof lines should be used to add interest to, and reduce the massive scale of, large buildings. The following standards shall apply:
1. Roof lines shall be varied with a change in height of not less than three feet for every one hundred linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and roof top equipment from public view. The Planning Commission may approve alternating lengths and designs which may be addressed during the site plan approval process.
E. Materials and Colors. Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors of the surrounding landscape.
1. Predominant exterior building materials shall be high quality materials and include:
a. Stucco;
b. Unpainted or natural colored brick;
c. Wood;
d. Stone;
e. Tinted and textured masonry units; or
f. Other materials approved by the Planning Commission.
2. Facade colors shall be low reflectance, subtle, neutral, or earth tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited.
3. Exterior building materials on facades adjacent to public roads shall not include the following:
a. Smooth-faced concrete or masonry block;
b. Tilt-up concrete panels; or
c. Pre-fabricated steel panels.
F. Entryways. Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The following standards identify entryway design features:
1. Each principal building on a site shall have clearly defined and visible customer entrances featuring no less than three of the following:
a. Canopies or porticos;
b. Overhangs;
c. Recesses/projections;
d. Arcades;
e. Raised corniced parapets over the door;
f. Peaked roof forms;
g. Arches;
h. Outdoor patios;
i. Display windows;
j. Architectural details such as tile work and moldings which are integrated into the building structure and design; or
k. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting.
G. Public Spaces. No less than five percent of the floor area shall be dedicated to interior or exterior public spaces. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.050 Site design.
Large-scale development shall be required to conform to all applicable provisions of this chapter, including:
A. Building Size. New development shall not exceed two hundred thousand gross square feet as a single occupant or combination of occupants in a single structure. Remodels and/or expansions of existing buildings shall not result in development exceeding two hundred thousand square feet as a single occupant or combination of occupants in a single structure.
B. Building Height. New development and remodels and/or expansions of existing buildings shall not exceed forty feet in height.
C. Parking. These regulations are intended to:
1. Reduce the “heat island effect” of the parking surface;
2. Encourage natural on-site processing of storm water through landscape features designed to slow and filter polluted runoff;
3. Encourage ground water recharge and/or reuse;
4. Reduce the overall scale of paved surfaces;
5. Minimize the utilitarian visual impact; and
6. Enhance pedestrian safety.
7. Lot Orientation. Parking areas shall provide safe, convenient, and efficient access for all types of vehicles, public transit, all alternative forms of travel, and pedestrians. They should be distributed around larger buildings in order to shorten distances to other buildings and public sidewalks and to reduce the overall scale of the paved surface, and provide shared parking between businesses. Bike racks shall be located in well-lighted areas and placed in locations that are visible from store entrances and parking areas.
8. Parking areas shall be planned as an accessory to the buildings they serve to achieve a high quality design and appearance. The parking area’s utilitarian appearance should be minimized by utilizing effective landscaping, street furniture and other public amenities.
9. Parking lots should be designed to avoid causing erosion damage to grading and surrounding landscaping. Whenever possible, permeable paving systems shall be evaluated and utilized especially for overflow and employee parking areas. To reduce impervious surfaces, one-way drive aisles shall be incorporated into the design to the greatest extent possible.
10. Parking lots shall incorporate methods for storm water management utilizing low impact development (LID) techniques including, but not limited to:
a. End-of-island bioretention cell(s) with underdrain(s) and landscaping;
b. Bioretention cells or biofiltration swales located around the parking perimeter;
c. Breached curb drainage inlets (or curb cuts) in the end-of-island bioretention cells and bioretention strips to collect runoff; or
d. Bioretention cells installed between lines of parking stalls to increase the total treatment surface area of these systems.
11. Parking and Vehicular Circulation. Parking facilities shall be recognized as transitional spaces where users change modes of travel, from car, bus, or bicycle to pedestrian. The design of those spaces shall therefore safely and attractively serve all modes, and provide safe walkways for pedestrians.
12. Surface Parking. No single parking area shall exceed one hundred fifty feet in length unless divided into two or more sub-areas by a building, internal landscaped street, or landscaped pedestrian way.
13. Parking lots shall be configured and designed to reduce the overall mass of paved surfaces. No more than seventy percent of the required or proposed off-street parking area for the entire property shall be located between the front (street adjacent) facade of the principal building(s) and the primary abutting street unless the principal building(s) and/or parking lots are screened from view by secondary development (such as smaller scale retail or commercial buildings), additional tree plantings, other landscaping, berms or screening.
14. No overnight camping shall be permitted in parking facilities authorized pursuant to Chapter 8.20 and Section 10.04.230. The property owner shall post and enforce policies to ensure compliance with this provision.
D. Paving and Circulation Requirements.
1. All parking stalls and maneuvering areas shall be paved and permanently maintained with asphalt, concrete, or pavers surfacing except in employee or overflow parking areas where the use of gravel or other pervious surface material may be approved by the Planning Commission. The utilization of pavers or other approved pervious materials to provide for additional parking during times of high volume traffic is encouraged.
2. All areas within the parking area not used for parking stalls or maneuvering areas shall be landscaped.
3. Parking areas shall be designed to enable a car entering the parking area to move from one location to any other location within the parking area or premises without entering a street.
E. Parking Sub-Areas. Unbroken rows of parking spaces shall not exceed sixteen spaces unless divided into two or more sub-areas by a building, internal landscaped street, significant planted dividers or islands or a landscaped pedestrian way. All islands shall be landscaped.
F. Number of Parking Spaces. The number of parking spaces provided shall be as required by Section 17.09.220. The Planning Commission shall have the authority to approve an increase to the required number of parking spaces as allowed in subsection (G) of this section.
G. Parking Bonuses. The City shall use the following standards when evaluating the landscape design and granting parking bonuses:
1. Additional shade coverage exceeding the fifty percent requirement by fifteen percent may allow up to ten percent parking area increases.
2. The use of solar energy panels for lighting and/or shade structures shall allow additional parking bonuses of ten percent based on a fifteen percent solar panel coverage of the parking area.
3. Other valid options for bonuses as proposed by the applicant and approved by the City may be used in lieu of the increases in shade or solar panels if the intent of the regulations is met or exceeded. Such options shall include solar panels located on the roofs of structures and green roofs used to absorb water runoff from principal uses.
H. Storm Water Systems. Storm water system design shall emphasize water quality treatment and ground water recharge. The site storm water system shall capture all site runoff, provide water quality treatment through the use of appropriate structural BMPs, and discharge the storm water to the public storm water system at a rate that does not exceed the pre-developed rate for the project site for the ten-year and one-hundred-year storm events. In the event that the property cannot drain to the public storm water system, storm water may be discharged onto or across adjacent properties; provided, that easements permitting such use are executed with the respective landowners. Required additional storm water conveyance systems shall be subject to approval by the City and shall be constructed at the applicant’s cost.
I. Rear and Side Facades. Side and rear facades shall adhere to the requirements outlined in Section 17.80.040(A). Architectural and landscaping features should mitigate to the maximum extent practicable the impacts of blank walls, loading areas, storage areas, HVAC units, garbage receptacles and other accessory features.
1. The minimum setback for any building facade shall be twenty-five feet. Where the facade faces adjacent residential zones an earthen berm shall be installed, no less than six feet in height, containing at a minimum a double row of evergreen or deciduous trees planted at intervals of twenty feet trunk to trunk. Additional landscaping may be required by the Planning Commission to effectively buffer adjacent land use as deemed appropriate.
J. Outdoor Storage, Trash Collection, and Loading Areas. Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties and/or public streets, shall be screened from view of adjacent public or private rights-of-way or neighboring properties. Appropriate locations for loading and outdoor storage areas include areas between buildings, where more than one building is located on a site and such buildings are not more than forty feet apart, or on those sides of buildings that do not have customer entrances.
1. Areas for outdoor storage, truck parking, trash collection or compaction, utility meters, HVAC equipment or other such equipment, similar uses, and similar service functions shall be screened from view from adjacent public or private rights-of-way or neighboring properties. Materials, colors, and designs of screening walls, fences and covers shall conform to those used as predominant materials, colors and designs of the building. Areas for outdoor storage, trash collection or compaction, loading, or other such uses shall not be located within thirty feet of any public street, public sidewalk, or internal pedestrian way.
2. Delivery and loading operations shall conform to Chapter 8.24, Noise.
3. Delivery and loading areas shall be substantially set back from a residential use or residentially zoned property that is adjacent to the site. A landscape buffer, or other approved buffering, of at least thirty feet in width shall be provided adjacent to the delivery and loading area where it adjoins residential uses or zones. The landscape buffer shall include evergreen shrubs and/or trees plus deciduous canopy trees at regular intervals to provide noise, light, and visual screening.
4. If the delivery and loading spaces are located within an enclosed building or underground, no such setback and buffer area shall be required.
5. Outdoor storage of chemicals, fertilizers and other materials that pose a potential source of ground water pollution shall be stored in a contained area that prevents leakage into the storm water system or into the ground water. Environmental Protection Agency regulations or other regulations shall be followed.
K. Pedestrian/Bicycle Accessibility. This subsection sets forth standards for public sidewalks and internal pedestrian circulation systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and convenience within the center grounds.
1. Sidewalks at least six feet in width shall be provided along all sides of the project site that abut a public or private right-of-way. The Planning Commission may waive this requirement as part of the development plan if a suitable alternative is proposed.
2. Continuous internal pedestrian walkways, no less than five feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrances of all principal buildings on the site. At a minimum, walkways shall connect focal points of activity such as, but not limited to, parking areas, street crossings, building and store entry points, and shall feature landscaping as per requirements outlined in this chapter.
3. Walkways shall be provided through parking lots. A paved walkway or sidewalk must be provided for safe walking areas through parking lots greater than one hundred fifty feet in length (measured either parallel or perpendicular to the street front). Walkways shall be provided every third parking aisle, or at a distance of not less than one hundred fifty feet between paths (whichever is the least restrictive). Such access routes through parking areas shall be separated from vehicular parking and travel lanes by use of contrasting paving materials which may be raised above the vehicular pavement. Speed tables shall not be used to satisfy this requirement.
4. Sidewalks, no less than five feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least six feet from the facade of the building to provide planting beds for foundation landscaping.
5. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored and tinted concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways.
Bike racks shall be located in well-lighted areas and placed in locations that are visible from store entrances and/or parking areas
6. Public bicycle and pedestrian paths, trails, and lanes a minimum of ten feet in width shall be provided across the site as necessary to implement the Grand County nonmotorized master trails plan as approved by the City Council and in effect at the time of application. All such easement widths shall be contingent upon the type of trail proposed and may vary. Such trails shall provide connections to existing and/or future trails.
7. Bicycle lanes or paths shall be provided from an adjacent street to bicycle parking areas near a primary entrance of structures.
8. The applicant shall provide street stub outs, trails, and sidewalks as necessary to promote efficient circulation and connectivity with adjacent developed parcels or undeveloped parcels that are likely to develop. (Ord. 17-18 (part), 2017: Ord. 12-07 (part), 2012: Ord. 08-10 (part), 2008)
17.80.060 Signage.
Large-scale developments as defined by this chapter shall be required to follow the provisions of Chapter 17.93 (Sign Code). In addition, the following provisions shall apply:
A. Sign Color. Sign colors shall be low reflectance, subtle, neutral, or earth tone colors. Use of high-contrast colors in all wall and monument signs is prohibited.
B. Sign Types. Corporate or retail signage shall be limited to internally illuminated and channeled wall signs and monument signs. Applicants are encouraged to utilize light fixtures which have the International Dark Sky Association seal of approval, or an equivalent. Maximum sign square footage, height and all other requirements shall be governed by Chapter 17.93.
C. All freestanding signs shall be monument style: i.e., mounted on a base (above grade) of wood, brick or stone, which is detached from any building and built with continuous background surface from the ground up. (Ord. 17-18 (part), 2017: Ord. 12-07 (part), 2012: Ord. 08-10 (part), 2008)
17.80.070 Landscaping.
A. All planter beds and tree planters shall be bordered by a concrete curb not less than six inches in height adjacent to the parking surface except where areas of landscape are used for storm water detention. If used in this manner, all asphalt abutting landscaping shall terminate with a concrete ribbon curb one and one-half feet in width and ten inches in thickness.
B. All plants and irrigation systems shall be installed according to the landscape installation guidelines shown on the approved landscape plan. The owner shall guarantee the quality of work, health and condition of plants, and installation of materials including, but not limited to, plant types, size, spacing, and irrigation systems. Prior to final acceptance of the project and issuance of a certificate of occupancy, the City shall inspect and certify that the installation is in compliance with the approved plans and specifications. All corrections, adjustments, and/or replacement of landscape elements and execution of a landscape maintenance agreement shall be done prior to final approval by the City. In the event corrections cannot be made or installation cannot be completed prior to issuance of a certificate of occupancy, the City shall require a cash deposit equal in value to a percentage, as specified in the Master Fee Schedule, Chapter 3.50, of the cost of the landscaping project. A cash deposit is returned only when the City gives final approval of the project.
C. Landscaping shall be provided and maintained in good condition by the property owner. Failure to maintain shall constitute a misdemeanor and be punishable as established in Chapters 17.75 and 17.78 and Section 12.24.160.
D. Any changes to an approved landscape plan shall be reviewed and approved by the planning director prior to the alteration taking place.
E. Landscaping Materials and Spaces. Required landscaping shall be limited to the following materials and spaces:
1. Living ground cover;
2. Permeable, continuous nonliving ground cover;
3. Living plant life other than ground cover;
4. Retained native vegetation;
5. Natural or manufactured features, including but not limited to boulders and planters;
6. Pedestrian ways; and
7. Public spaces.
F. Landscaping Materials and Design Mix. Separate sections of landscaping shall be composed of the required materials in any combination as follows:
1. Living plant life other than ground cover or natural vegetation shall have a minimum coverage of five percent;
2. Living ground cover shall have a maximum coverage of eighty percent;
3. Permeable nonliving ground cover shall have a maximum coverage of twenty percent;
4. Natural or manufactured features shall have a maximum coverage of fifteen percent;
5. Pedestrian ways or public spaces shall have a maximum coverage of fifty percent.
6. Plant materials shall be sized and spaced to achieve immediate effect and shall not be less than a five-gallon container for specimen shrubs, a fifteen-gallon container for trees, and a one-gallon container for mass planting, unless otherwise approved by the land use authority.
G. Plant Materials and Landscape Design Standards.
1. Plants selected for landscape areas shall consist of plants that are well suited to the microclimate and soil conditions at the project site. Plants with similar water needs shall be grouped together as much as possible.
2. Turf areas shall be limited to areas with suitable shade and shall not be allowed in spaces narrower than ten feet wide. Turf shall not be used in more than ten percent of total landscape area, and should be located in places where people will use it.
3. For projects located at the interface between urban areas and natural open space nonirrigated, highly drought tolerant plants shall be selected that will blend with the native vegetation and are fire resistant or retardant. Plants with low level fuel volume or high moisture content shall be emphasized. Plants which tend to accumulate excessive amounts of dead wood or debris shall be avoided.
4. Areas with a slope greater than thirty-three percent shall be landscaped with deep rooting, water conserving plants for erosion control and soil stabilization.
5. Parking strips and other landscaped areas less than eight feet wide shall be landscaped with water conserving plants.
H. Irrigation Systems.
1. A detailed irrigation plan shall be drawn to the same scale as the landscape plan and shall contain the following information:
a. Layout of irrigation system and summary legend outlining the type and size of all components of the system, including manufacture name and model number with approved equals; and
b. Flow rate in gallons per minute and design operating pressure in pounds per square inch for each valve and precipitation rate in inches per hour for each valve with sprinklers.
I. Building Foundation Landscaping. A minimum of fifty percent of a facade length containing a primary customer entrance shall have a foundation landscaped area extending at least six feet out from the building. All other facades that can be viewed from existing public rights-of-way shall have foundation landscaping extending a minimum of eighty percent of the facade length. The City may waive this requirement where necessary because of geotechnical conditions.
J. Parking Lot Landscaping.
1. Large parking areas should be enhanced with additional landscaping. Creative site design, to include preservation of existing stands of trees and clustered landscaped areas, is encouraged over symmetrical rows of small landscaped islands.
2. To the greatest extent possible, landscape islands shall be designed so that plant material is not located on the first one foot of the edge of the island, where it is most likely to be trampled by individuals exiting and entering parked vehicles. Such edge shall be mulched or paved with porous paving materials such as pavers.
a. Landscaping. Parking lot landscaping is an important element in reducing reflective heating, controlling water runoff and improving the aesthetics of a site. Increasing the landscape requirements may also help in the adaptive reuse of large-scale retail buildings. Landscaping shall be installed and maintained as established elsewhere in this section.
b. Parking lot dividers, islands, planters and planting areas shall be a minimum of six feet wide at the widest point, and six feet long except that all new or retrofitted tree planters shall be a minimum of nine feet by seven feet, measured to the outside perimeter of the planter, and shall have no less than forty-eight square feet of permeable soil planting area.
c. Landscaping shall be used to define parking areas, primary vehicular drives and pedestrian areas in an aesthetically and environmentally pleasing manner.
d. Landscaped areas shall be distributed throughout the entire parking area as evenly as is appropriate in the design of the park facility.
3. Where trees already exist, the parking lot shall be designed to make the best use of this existing growth and shade wherever it is reasonably possible.
4. Landscaping shall include shrubs, trees, vines, ground covers, hedges, flowers, bark, chips, decorating cinders, gravel, and similar material which will improve the appearance of parking areas.
a. Tree Requirements. Off-street open parking areas shall provide fifty percent or more of shade coverage at the time of maturity of the trees. To achieve this coverage the applicant shall:
i. Design, where possible, north/south oriented parking areas to provide maximum shade;
ii. Plant at least one medium or large-scale tree for every three parking stalls;
iii. Utilize a diversity of tree species that have the ability to survive the climate zone.
b. The minimum size tree planted shall be no less than a one-and-one-half-inch tree measured at four feet from the base of the tree and sized to specifications according to the American Standard for Nursery Stock (ANSI Z60.1) Low water use and “native” plant materials shall be used to the greatest extent possible. Problematic trees having shallow or invasive roots or having brittle or weak branching structure are prohibited. All trees shall be planted and maintained according to the landscaping plan detail sheet and in such a manner to maximize the growth, health and longevity of the plantings.
c. Trees shall be maintained in accordance with Chapter 12.24, Tree Stewardship. Violations shall be punishable as established in Sections 12.24.150 and 12.24.160.
d. The interior of all vehicular use areas shall be landscaped so as to define parking aisles and limit unbroken rows of parking and provide for pedestrian accessibility and safety. Ends of parking rows and corner areas shall be curbed and landscaped.
K. Internal Pedestrian Walkway Landscaping. All internal pedestrian walkways, as required by this chapter, shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers, or other such materials for no less than fifty percent of their length.
L. Parking Lot Trees Required. All proposed parking areas shall have shade trees planted at spacing no greater than forty feet trunk to trunk around the entire perimeter, with exception of those areas where the placement of trees would constitute a clear visual safety hazard. All landscaped islands in the interior of parking lots shall have, at a minimum, one large shade tree every forty feet. Each separate landscaped island or area shall contain a minimum of one hundred sixty-five square feet, shall have a minimum dimension of eight feet in any direction and shall include at least one tree. Trees shall be required within the interior planting islands of any vehicular use area exceeding four thousand five hundred square feet.
M. Adjacent Buffer Required. A landscaped buffer of at least fifteen feet in width shall be required along the entire edge of any parking lot or the edge of a building facade without a primary or pedestrian oriented entrance when adjacent to a public right-of-way. The landscaped buffer shall incorporate canopy shade trees planted at a minimum of thirty feet on-center for the buffer area.
N. Screening.
1. Seventy-five percent of the lot frontage adjacent to any arterial street, exclusive of vehicular and pedestrian entrances, shall provide screening of parking areas by means of on-site buildings, landscaping, decorative walls and retaining walls, or other approved methods which may include primary structures. Additional screening of on-site parking shall be reviewed and approved by the Planning Commission.
2. Fifty percent of the lot frontage adjacent to all other streets and adjacent properties shall provide screening of on-site parking by means of on-site buildings, decorative walls, decorative retaining walls, landscaping, or other buildings and shall be reviewed and approved by the Planning Commission.
3. Lot frontage adjacent to residential uses or residential zoning districts shall provide screening of on-site parking by means of walls, landscaping, or buildings.
O. Installation and Maintenance. All landscape materials required by this section shall be installed in accordance with standard practices of horticultural professionals and in good and workmanlike manner and shall be maintained by the property owner in good condition. (Ord. 19-29 (part), 2019; Ord. 17-18 (part), 2017: Ord. 12-07 (part), 2012: Ord. 08-10 (part), 2008)
17.80.080 Submittal requirements.
A. In addition to those submittal documents specified in Chapter 17.67 (Site Plan Review), the applicant shall submit the following:
B. Engineering Plans and Studies. All drawings and reports listed in this section shall be stamped by an engineer licensed in Utah. The applicant shall submit the following without exception:
1. Traffic Impact Study. A report that presents pre- and post-development traffic estimates and level of service values for all streets and intersections that will be impacted by the proposed development.
2. Water System Study. A report that presents the proposed development’s fire flow and peak use requirements, and analyzes existing system capacity.
3. Storm Drainage Study. A report that presents pre- and post-development runoff flow estimates for the site, detention volume requirements, proposed BMPs, and all other information necessary to allow for review of the proposed drainage plan.
4. Construction Drawings and Specifications. A package that at a minimum shall show site utilities, site grading, surface improvements, internal traffic circulation, easements, and required traffic signage.
5. Affected Entities. A listing by name, address, and telephone number of all affected entities, as defined in this chapter, with respect to the project site.
C. Architectural Plans and Presentations. All drawings and reports listed in this section shall be prepared by an architect or landscape architect as appropriate licensed in Utah. The requirements for a site plan as listed in Chapter 17.67 shall be followed when preparing an application for review. Applicant shall also submit the following:
1. Conceptual Drawings. The package shall, at a minimum, include the following:
a. Site plan views showing building locations, parking areas with space totals, pedestrian and vehicular circulation routes, public trails and pathways, landscaped areas, and screening;
b. Elevation views of all proposed buildings showing scaled architectural details, massing, height, screening of roof top units from all adjacent properties, especially those lands with higher elevations, and other design features; and
c. Illustrative drawings, examples, or mock-ups showing the materials, colors and typical views from adjacent public streets of all proposed buildings.
d. Outdoor Lighting.
i. Lighting shall comply with the requirements of Sections 17.09.060 through 17.09.069.
2. Signage Plan. A plan showing the location, size, height, materials, lighting methods, colors and incorporated logos of all proposed corporate and retail signage within the development. A sign permit is required under a separate application as set forth in Chapter 17.93 and Section 17.93.250.
3. Landscape Plan. A detailed plan showing all proposed landscape treatments including planting locations and species for all planted areas; surfacing for hardscaped areas; fences, wall and/or other screening devices; and proposed irrigation systems.
D. Adaptive Reuse and Renewal Plan. Applicants for large-scale retail developments shall submit the following:
1. A building design plan that allows for and facilitates reuse of the building in the event the building is abandoned or vacated.
2. A building renewal plan that provides for maximum opportunity for rehabilitation or redevelopment of the structure in the event of abandonment, vacating of property, or relocation by the original occupants. The plan shall include a maintenance plan for normal repairs and upkeep of the main building, accessory buildings, “pad” buildings, parking lots and hard surfaces, landscaping, and signage, including the elimination of “ghost” signage. (Ord. 19-03 Att. 1 (part), 2019; Ord. 17-18 (part), 2017: Ord. 12-07 (part), 2012: Ord. 08-10 (part), 2008)
17.80.090 Adaptive reuse/renewal.
Large-scale retail developments as defined in this chapter shall be constructed in a manner that includes specific elements for adaptation for multi-tenant reuse. Such elements may include, but are not limited to, compartmentalized construction, including plumbing, electrical service, and HVAC.
A. Building design shall plan for:
1. The interior subdivision of the structure into separate tenancies;
2. Facades that readily adapt to multiple entrances and adapt to entrances on all but one side of the building;
3. Parking lot designs that are shared by establishments or are linked by safe and functional pedestrian connections;
4. Landscaping designs that complement the multiple entrance design; and
5. Other elements of design which facilitate the multi-tenant reuse of the building and site. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.100 Abandoned building or vacancy supplementary regulations.
A. The City may determine that a large-scale retail development, or any part thereof, has been abandoned or vacated. For purposes of this chapter, an “abandoned” or “vacated” building shall be determined by meeting any of the following criteria:
1. A declaration by the owner of the establishment of the intent to go out of business at that location;
2. The cessation of business by the establishment at that location for a period of not less than twelve consecutive months.
B. The following requirements apply to any owner of property subject to this chapter on which an abandoned establishment exists:
1. Within ninety days of the City’s determination of abandonment or vacancy, the owner of such property shall submit to the City an updated reuse plan that addresses maintenance, active remarketing, and/or reuse of the facility. The plan shall comply with existing city zoning code in effect at the time of abandonment. The plan shall be subject to approval by the City Council.
2. If the owner fails or refuses to maintain the property during the period of time when the establishment is abandoned or vacated the City, as allowed by the International Property Maintenance Code and the International Building Code, may elect to perform, or contract for the performance of, maintenance functions. The owner shall be liable to reimburse the City for all such reasonable maintenance costs. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.110 Financial assurances.
The applicant shall deliver a development improvements agreement (DIA) and other financial assurances and dedications as provided by Chapter 17.67, or as otherwise required by the development approvals. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)
17.80.120 Development improvements agreement required.
In addition to all other provisions applicable to DIAs under Chapter 17.67, a DIA issued under this chapter may address:
A. Improvements guarantees for all required public improvements and for adaptive reuse and renewal;
B. All required dedications of utilities or right-of-way, utility easements, exactions, and impact fees;
C. Provisions regarding compliance with abandoned building and maintenance requirements; and
D. Any other terms and conditions as dictated by the attributes of the project, the code, or this chapter. (Ord. 17-18 (part), 2017: Ord. 08-10 (part), 2008)