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Show Iron County Land Development Code Iron County Master Plan development, the cost of which is at least $750,000, or any residential subdivision sub-division involving at least 15 units. 6. County Services: any public services provided by the county which affect public health, safety, morals, and the general welfare. is responsible lor providing certain public services and cannot escape this responsibility. respon-sibility. In these areas, 'service districts should be formed to provide those services that are needed or desired. Under special service districts, the services are funded not by the County general fund, but by the residents and property owners who receive the services provided through the special district. As coin mil ni ties grow to a size adequate to become self-sufficient, municipal incorporation should be encouraged rather than to continue expansion of county governmental services to such areas. use of land is a legitimate land use classification just as' is residential, commercial or industrial use of land. Open space land is not merely a holding classification to le used until the land can be planned lor new development. 9. The county must manage its growth through effective implementation im-plementation of appropriate ap-propriate zoning and subdivision ordinances, and other appropriate urowth management anticipated to continue. , Residential development is encouraged in already developed parts of the county. 4. All communities, even where past trends have indicated a population decrease, could sustain a j considerable increase in population. ' 5. Care must be taken to time the 'provision of residential land so that it can be developed so as to not promote sprawl which is costly to (the county and communities. 4. Strip commercial levelopment is not in the .ounty interest. The public is better served tvhen commercial activities ac-tivities are located in proximity to the community com-munity center. Locations for highway service facilities along major highways are shown on the master plan map. 5. Major highways should be protected for vehicular travel by not being converted to local streets through individual in-dividual property access to businesses where business developments front major highways. Access should be limited and specific plans should be prepared analyzing frontage roads or other means of collecting local business traffic before entering the major highways located where such services are available in Iron County. ' 8. Wherever industry is located in Iron County, the plan strongly recommends that any industry of a pollutant type, cither air, water, land or noise, unless such pollutant can be adequately controlled to meet local, state and federal pollution standards, shall be excluded ex-cluded from the county. Iron County has much natural beauty which may be spoiled by a policy of "industry for industry's sake" in the county. While encouraging en-couraging development, the County should be selective to the extent that the standards of quality receive more consideration than simply quantity at any price." POLICIES FOR COMMERCIAL DEVELOPMENT POLICIES FOR OPEN LANDS 1. Open land includes those areas where land development and agricultural activity has not taken place because of a lack of culinary water and public services necessary lor sustaining human habitation lx-cause of poor soil conditions, steep slopes, or a lack of irrigation water has made use of land generally unfeasible. un-feasible. 2. As long as the above conditions persist or until they can be changed by human efforts, land classified as open space land should be maintained main-tained in this classification. 3. Development of open lands should be carefully managed. 4. Not all forms of development require the same level of services from ' government, nor do all forms of development contribute enough tax revenues to Dav lor the services they techniques. A. New Towns - The master plan recognizes that it may be necessary lor new towns to develop in portions of the county not contiguous to existing communities and in areas where future urban development is not projected at this time. As proposals lor such " development are made, they should be evaluated by the county planning commission on the same basis as that outlined above lor all other projects. B. State Owned Land -The Utah State Land Board administers some 130,000 acres of land in Iron County. They are located in all portions of the county including many remote and inaccessible areas. 1. The state of Utah is urged to inventory all Performance standards lor new development should be used in the communities in order that the need lor commercial com-mercial land and various public facilities can be properly projected and related to need, (i. The county should prepare a housing , element to this master . plan to ensure adequate ' provisions of housing lor luture growth. A. Future Growth Areas -Residential growth of an urban nature should occur in a natural pattern through extension of existing residential areas so as to minimize the costs of prov-iding additional ad-ditional schools, libraries, parks, highways, high-ways, police and lire protection, sewage, garbage collection, and other public lacilities necessary to the health Amendments to the Iron County Master Plan Whereas the Iron County Commission adopted a Master Plan for Iron County in 1973; and Whereas the Iron County Master Plan has not been amended to reflect new county needs resulting from a growing county population and economy; and Whereas county needs and problems necessitate from time to time the updating of certain elements of the master plan, It is hereby resolved that the following amendments to the Iron County Master Plan are adopted by the Iron County Commission and shall be incorporated therein. Signed: Dee G. Cowan Chairman, Iron County Commission Aug. 17, 1981 Whereas the Iron County Planning Commission Com-mission adopted a Master Plan for Iron County in 1973; and Whereas the Iron County Master Plan has not been amended to reflect new county needs resulting from a growing county population and economy; and Whereas county needs and problems necessitate from time to time the updating of certain elements of the master plan, It is hereby resolved that the following amendments to the Iron County Master Plan are adopted by the Iron County Planning Commission Com-mission and shall be incorporated therein. Signed: W. Dallin Gardner Chairman, Iron County Planning Commission Com-mission June 3, 1981 B. Highway Service Centers - With' the in- ( terstate freeway through Iron County, there is a great demand for high- way service facilities for i the traveler. Shopping facilities are needed in . connection with existing communities, however different criteria must be applied to development of highway service locations. 1 . The master plan map indicates locations where highway service areas are logical land uses. 2 . Commercial development is not encouraged en-couraged at every freeway interchange in the county. In order for a freeway interchange to develop commercially, there should be criteria established to insure sound, healthy . development. Some of the conditions for interchange in-terchange commercial activity must include four way traffice movement at the interchange to facilitate traffic movement easily off of and back onto the freeway. The freeway interchange should be in proximity to an already developed community, or a luture new town development, or it should be at the junction of a freeway interchange and a major highway leading to another part of the county. Any commercial proposals must meet county requirements lor public health safety, including a culinary water supply and sanitary waste disposal. An economic study must be submitted by the developer to justify the development in terms of its economic impact on nearby areas. 3. The market only supports a fixed amount of development. Generally, fewer and more extensive developments better satisfy the needs of the traveling public than many isolated and scattered projects. Because highway service centers should contain limited commercial uses related to the highway such as motels, restaurants and service stations, there are advantages ad-vantages in locating these areas where the traveler can find other shopping centers conveniently con-veniently located for any needs that may go beyond the average highway service need. some general policies for industrial development in Iron County are made as follows: 5. Iron County is rich in natural resources. Some of these have been tap-' ped, notably the iron mines west of Cedar City, but there appears to be a great potential in the county in mining and mineral development. The county should maintain a record of the Utah Geologic and Mineral Survey study of Iron County which identifies and classifies all known, mineral resources. The county should recommend and outline standards of mineral development that should be followed in developing mineral operations and should include such things as pollution control, environmental en-vironmental and scenic protection, redevelopment redevelop-ment of sites for other uses following discontinuing discon-tinuing of mining or - drilling operations, development standards lor plant sites including buildings, etc., and other items that will protect the area from indiscriminate despoil a tion of speculators and irresponsible developers. . In mining and mineral operations it would be expected that there will be a certain demand lor construction of such things as mill sites, project buildings of various kinds, and other types of construction incidental to such operations. Standards as suggested in the paragraph for construction con-struction of on-site buildings to other structures should be developed as a part of a special study of the natural mineral resources of the county. 7. Wherever industries are not dependent upon on-site natural resources, they must locate in parts of the county where the same facilities and services can be made available to them as are required by residential or commercial com-mercial land uses and under the same stan-' dards. Industry needs a nearby labor force, a water supply, - sewage disposal, garbage pickup, pick-up, police and fire protection, and, in large measures, the same amenities as any other urban land use. For this . reason, thev shall be POLICIES FOR INDUSTRIAL DEVELOPMENT 1. Industrial development plays an important part in the economy of Iron County. Because of its proximity in the southern Utah market area and because of the accessibility ac-cessibility of railraod lacilities, Iron County offers an even greater industrial potential in the luture. 2. With the completion of the 1-15 and 1-70 freeways with their connection some distance north of Cedar City, it is necessary that many freight shipments be broken somewhere in proximity to this freeway interchange and rerouted re-routed to destination points. Up to this point, such shipping and warehousing facilities have predominantly been located in populous areas of northern Utah where major highways have come together near Salt Lake City or Ogden. 3. With the completion of the interstate system, it will become more desirable to locate many warehousing operations nearer to this major freeway interchange, and Iron County, because of availability of the retail freight, as well as truck carriers, has many natural advantages to enable it to capture its share of this market. 4. Specific recommendations recom-mendations relative to industrial development in the county are contained in the section of this report dealing with each community. However, POLICIES FOR RECREATION DEVELOPMENT 1. Iron County offers outstanding natural beauty and recreational opportunities. Associated with these resources are growing demands for development develop-ment of recreational subdivisions and lacilities. 2. It is the intent of Iron County to provide for adequate recreational lacilities and opportunities op-portunities lor vacation homes, cabins, and secondary residences. However, in order for such facilities and subdivisions sub-divisions to be "adequate," they must be harmonious with the . natural conditions of the environment and with the service capabilities of the county. Hence, all such developments must be in compliance with minimum state and county water and sewer standards, watershed and slope protection standards, and shall , finance necessary county government services through special districts. 3. The County Planning Commission must strictly adhere to all subdivision and zoning regulations of the county when reviewing proposals for such developments, and shall encourage the innovative in-novative and creative use of the land to ensure that all recreational developments are a financial and environmental en-vironmental asset to the county and the public. receive and the impacts they have on the communities. com-munities. Therefore, all proposed new development develop-ment in open lands areas should be carefully reviewed and considered so as to minimize adverse impacts on the county and its communities. 5. Isolated subdivision proposals for land development must provide for: access for vehicular traffic, culinary water, waste (sewage) and garbage disposi ' school transportation, and various other services ser-vices identified with urban development. If a proposed land subdivision sub-division project in open land areas proves unable to provide lor the necessary amenities and services needed by and associated with such development, the county should disallow any such land development. There is no magical way to provide for the needs of human habitation of land. Either they are provided by the initial developer who develops the land or they are provided by the residents through a special district. To suggest that improvements im-provements are not necessary and to say that land development may be possible without providing lor human needs is simply an attempt at-tempt to shift the burden of responsibility from the state land in the county to determine potential uses. Particularly important are potential park and recreation and mineral development sites. The State Land Board is also encouraged to initiate an active program of land exchange in the county, with other public agencies agen-cies to exchange isolated parcels of land for fragmented parcels of public land in and around natural growth areas of the county. These lands, once exchanged, could then be made available lor needed growth and development which would benefit both the sUite of Utah and Iron County. 2. No state-owned land should be released for sale or lease in Iron County until such time as the State Land Board has notified and requested comments from the county as to how the proposed exchange, lease or sale would affect county master plan policy on growth and development. Further, only those sections that are in proximity to existing developed areas should be considered for release lor development and then only when it can be shown by the state or petitioner that development of these areas is capable of providing the necessary services as required by the county. 1 . 'Commercial (levelopment in Iron County is divided into two basic planning classifications. These are the retail center and the highway service center. The retail center may be lurther reduced to the central shopping district or to the convenience con-venience shopping center to provide basic convenience con-venience goods to smaller areas. Highway service centers are lor the purpose of serving the traveling public. These are not zoning classifications. 2. The master plan has considered the commercial com-mercial needs of the various parts of the county and makes the I o 1 1 o w i n g r e c o m -mendations: A. Itetail Centers Retail centers or districts should be planned and identified as a part of all existing community developments. Many of the unincorporated and some of the incorporated communities do not have significant commercial development. This lack of existing commerce provides the opportunity to ensure 'that new development of shopping lacilities include building setbacks from roadways, landscaping, provisions lor ample parking lacilities, coordinated so that many types of commercial goods may be conveniently located in close proximity to one another. 1. Many of these retail centers develop as communities grow and the demand for commercial com-mercial services increases. in-creases. Even then, I during the period of this i plan, most commercial shopping centers outside Cedar City and possibly Parowan, will be of the convenience type and it is anticipated that residents elsewhere in the county will continue to travel to larger areas lor many of their shopping needs and particularly for larger purchases. 2. The master plan makes specific recommendations recom-mendations relative to commercial development in the section of the report dealing with individual in-dividual communities. The plan further recommends against any commercial development which would tend to identify a strip of commercial com-mercial land 100 to 200 leet deep and running the entire length of the main street in the community. This type of development dilutes property values to the extent that financial institutions may be reluctant to loan money for commercial development and parking provisions become nonexistent, non-existent, traffic hazards along roadways are increased, in-creased, and many speculative commercial activities are encouraged. en-couraged. 3. If properly designed and planned, 5-10 acres of commercial land will easily support the commercial needs of a community of 5,000 persons with convenience shopping needs. Land should be changed to commercial classifications only as demand warrants such change and after plans are submitted that indicate in-dicate that the commercial com-mercial use proposed is, in fact, ready to develop and is in accordance with the master plan. and salety of the public. 1. Except lor the residential developments discussed in the previous sections ol this report dealing with open land use and agricultural land use. growth must be contained in and around existing growth centers which are, or may more easily be, in a position to provide the necessary services. New town developments or isolated subdivision proposals must provide: access for vehicles, culinary water, waste and garbage disposal, fire protection, and the various other conditions that are essential to public health and salety, without imposing undue costs on the county government. 2. Development must be scrutinized in terms of economic and financial impact on the county. Subdivisions adjacent to incorporated communities com-munities should be annexed an-nexed to the municipalities. Municipalities should enforce the "Half-Mile Rule" as provided in Utah's boundary commission com-mission enabling legislation and require developers of land within one half mile to consult with said minicipality. 3. Growth is associated with responsibility and bigness does not mean goiKlness. Efforts should always be made toward encouraging quality rather than quantity development and beauty rather than the mundane commonplace. A relationship between the private development and the governmental ability to provide services will be beneficial to each and to the county as a whole. B. Annexation - Iron County should not become an urban service county. It is not presently, nor should it attempt to become, extensively ex-tensively involved in providing urban services to unincorporated areas. 1. New development is encouraged in existing communities and unless the community is presently unincorporated, unin-corporated, the development adjacent to communities should be annexed to the community com-munity before development takes place. . When land development is dependent depen-dent upon the community lor provision of water, sewer, fire protection, police protection and all other community services, ser-vices, then that (levelopment should help to pay its lair share of these services through incorporation to the community. 2. In and around existing unincorporated communities, the county AMMENDMENTS TO THE IRON COUNTY MASTER PLAN 1981 (The Master Plan Element of the Iron County Land Management Code) The following amended policies do not constitute a complete master plan but merely general policies for governing the nature and pattern of growth desired in Iron County. The master plan map shall represent the proposed and desired distribution of land uses. Additional studies will be conducted at a later time to address specific problems of housing, transportation and economic development. This document will satisfactorily provide the basis for amendments to the zoning ordinance and to the zoning map. Terminology The following terms, as applied in this plan, shall be interpreted to mean: 1. Adjacent: abutting, adjoining, having a common border. Two parcels of land or structures need not necessarily be touching to be "adjacent," but must be within reasonable proximity of one another. 2. Contiguous: being in actual contact. Two parcels of land or structures must be substantially touching or sharing a common border in order to be contiguous. 3. Existing Community : any settlement, city, or town which is either incorporated or unincorporated, unin-corporated, and is presently . inhabited by more than five households of at least one person or more for each household. 4. Isolated: a land use or ownership separated apart by a reasonably substantial distance from other land uses or ownership of a similar kind. A land use or ownershiptype which is an island surrounded by a dissimilar type. 5. Urban Land Use or Development: Any commercial or industrial individual creating the development to the public at large who have no part in the development and have little or nothing to gain from such a project. 8. On the other hand, if land development proposals include provisions necessary to convert open land to urban land use and to change, the criteria by which open land is classified, then, and only then, should the master plan and its implementing ordinances be amended to include the proposed use of land. 7. Many private lands in the county were originally obtained for mining or grazing areas for livestock. The master plan recommends that such use of land continue lor the purpose of which it was obtained. However, because a mining or mineral lease or a livestock operation becomes unfeasible on the land, does not automatically mean that such land immediately becomes good for new development unless the conditions necessary to support development are present and can be developed and made available. 8, Individuals must come to realize that open space POLICIES FOR RESIDENTIAL DEVELOPMENT 1. There have developed, over the years, a number of identifiable communities com-munities in Iron County. Some of these communities com-munities have incorporated in-corporated and provided many urban services to the residents, while others have remained unincorporated and rely upon the county for providing services. 2. The development of mobile home parks and mobile home subdivisions must be carefully managed. It is in the public interest that all mobile homes locate in planned developments where the value of the units can be maintained and depreciation can be overcome. To ignore the existence of mobile homes and to fail to provide for their use may result in difficult and costly land use problems and disorderly community com-munity development. 3. All of the communities in Iron County are identified in the master plan, with the exception of Cedar City, Parowan, and Enoch, which are involved in their own planning. Residential growth and development of these communities is |