A. Purpose: This section establishes design guidelines intended to improve the quality and compatibility of development in the HV Zone. Guidelines that employ the word “should” are intended to be applied as stated. However, an alternative measure may be considered if it meets or exceeds the intent of the guideline. Guidelines using the words “shall” are mandatory. Guidelines using the words “encouraged” or “discouraged” are desirable but not mandatory. Following are a series of design principles viewed as fundamental in achieving the design objectives of the Holladay Village.
B. Pedestrian Access: All new development shall be designed with the pedestrian in mind. Sidewalks, pedestrian alleys, exterior plazas, landscaping, and buildings of a size and proportion that encourage and complement pedestrian activities including walking, outdoor dining and seating, public gatherings, and window shopping. Commercial buildings shall include clearly defined primary entrances and large windows that display goods and services to create a visual unity on the street and enhance the pedestrian experience. New drive-through uses are not conducive to safe and attractive pedestrian activity and shall not be allowed. Those drive-through entrances currently in operation that have been in place prior to the enactment of these standards may be continued on the same property as part of a site plan approval or site plan amendment approved by the Planning Commission, as allowed by section 13.71.075 of this chapter
1. At least sixty inches (60") of the sidewalk width shall be preserved for pedestrian movement in front of every building fronting on a public right of way.
2. Creatively designed, clean, and functional alleys provide for vehicular access and pedestrian linkages at mid blocks locations and in between properties. Lighting shall be provided for pedestrian safety at these locations. Amenities such as seating, protection from the elements, and decorative elements such as planters and art or other public space enhancements shall be also incorporated to encourage pedestrian circulation.
3. All plazas, arcades, and open-air seating shall provide handicapped access.
C. Parking: Parking should be integrated with the design of the Holladay Village and complement the pedestrian activities and visual character of the Village. Intrusive impacts of parking lots and structures should be mitigated through sensitive design, location, and configuration. The following should be integrated into the design on any new parking lot or structure:
1. Parking lots shall not be located on a corner facing an intersection.
2. The number of parking lot entrances, driveways and curb cuts shall be minimized in favor of combined driveways and coordinated parking areas among property owners.
3. Individual parking entrances and curb cuts on Holladay Boulevard and/or Murray Holladay Road shall be consolidated wherever reasonably possible to complement a coordinated parking strategy and promote walkability.
4. Pedestrian walkways, which comply with ADA standards, shall be constructed within a parking lot to connect the sidewalk and building entrances. Raised concrete pavement should be provided where the walkway traverses between parking stalls and/or is abutting vehicular circulation.
5. Parking structures visible from the public rights of way shall be architecturally integrated or designed with an architectural theme similar to the main buildings.
6. The perimeter of each floor of a parking structure facing a public street shall have a screening mechanism designed to shield automobiles and any mechanical appurtenances from public view. An architectural treatment, landscaping and/or space for pedestrian oriented businesses along the street side edges of the parking structure should be provided.
D. Streetscape: The streetscape in the urban landscape shall include elements such as streets, sidewalks, plazas, fountains, kiosks, public art, landscaping, signage, and other street fixtures such as streetlights, pedestrian benches, and trash receptacles. New development in the Holladay Village shall complement and incorporate design elements established by the City within public rights of way.
E. Building Design: It is the intent of this subsection to encourage timeless architectural designs and building facades in keeping with the historical character of early Utah architecture that has been lost in the commercial center of Holladay. Typical design elements shall include three (3) levels: the bottom or street (storefront) level, the middle or shaft level, and the top or parapet level with articulated or ornamental cornices or rooflines each of the levels having different proportions and composition of openings and ornamentation. Storefronts should include display windows, separated by simple vertical piers or classical columns, located below, for example, decorative cornices, fascia boards, and divide-light transom windows with simple fabric awnings above decorative bulkheads. Signs should be mounted on the lintel above the first story or painted directly on the inside of display windows.
1. Compatibility Of New Buildings: All new buildings shall be designed with a unique character compatible with the objectives of the Holladay Village Zone.
2. Building Mass: To avoid any large, continuous building mass of uniform height, no portion of any three-story building shall continue for more than one hundred feet (100') horizontally along any street frontage without a break in the roofline. The required break in the building height shall continue for a minimum of thirty feet (30') along the horizontal plane before recontinuation of the three-story height.
a. Break In Roofline: A “break in the roofline” is defined as:
(1) A ten foot (10') minimum step back of the vertical plane of the building on the third story, second, and third stories, or all stories; or
(2) A reduction to two (2) stories of the entire building.
b. Structural Articulation: The vertical planes of a building shall be varied so that no continuous elevation is longer than seventy five feet (75') horizontally without a structural articulation which may include facade modulation, structural expressions, varied setbacks or heights, textural modulations and/or projections such as balconies, cornices, covered entrances, arcades or colonnades or other architectural element dividing the facade visually to provide relief to perceived building mass from the street elevation.
FIGURE 13.71.6
TYPICAL ROOFLINE BREAKS
TYPICAL ROOFLINE BREAKS
FIGURE 13.71.7
BUILDING ARTICULATION
BUILDING ARTICULATION
3. Pedestrian Perspective: All building fronts shall provide features that are designed to be consistent with pedestrian activity and that provide a variety of architectural details that can be viewed from the pedestrian perspective.
FIGURE 13.71.8
PEDESTRIAN PERSPECTIVE
PEDESTRIAN PERSPECTIVE
4. Facade Embellishment: Any building wall visible from a public right of way or from a public parking structure shall incorporate architectural design embellishments which are compatible with other publicly visible parts of the building. In addition, a contiguous building wall (longer than 50 feet) shall have a building element, dividing the facade visually which may include windows, a recessed entrance or other appropriate variations. The Planning Commission may approve the use of simulated or faux windows for neighborhood market, large uses where transparent glass installations conflict with necessary interior functions.
FIGURE 13.71.9
FACADE EMBELLISHMENTS
FACADE EMBELLISHMENTS
5. Shading For Pedestrians: At least twenty percent (20%) of walls facing the sidewalk or other pedestrian accessible space shall be architecturally treated with a shade/weather protecting element such as an awning, arcade, trellis, overhanging architectural feature consistent with the overall building architecture.
FIGURE 13.71.10
SHADING FOR PEDESTRIANS
SHADING FOR PEDESTRIANS
6. Primary Entrances: Primary entrances to commercial buildings shall be recessed, providing a shaded area that helps to define doorways and provide shelter for pedestrians. Repetition of recessed entries should also be used to provide a rhythm of shadows along the street to help establish a sense of scale. Entrance doors should be topped with transom windows to extend the vertical emphasis of these openings.
7. Maintaining An Expression Line: Upper stories of buildings shall maintain an expression line along the facade such as a setback, change of material, or a projection to reduce the perceived building mass.
8. Consistency Of Architectural Style: All buildings should have an articulated base course and cornice ornamented with details consistent with the chosen architectural style. The middle section of the building is suggested to be divided either horizontally or vertically in a manner consistent with the selected style. Buildings may have upper story features which improve the relationship between the upper story and the street. Such features include, but are not limited to, balconies, roof decks, bay windows or upper story commercial activities
a. In order to encourage design consistency, all major new construction shall include at least three (3) of the following elements on the street facing facades:
(1) Window and door treatment which embellishes the facade.
(2) Decorative light fixtures.
(3) Unique facade treatment, such as decorative materials and design elements.
(4) Decorative paving.
(5) Trellises, railings, gates, grillwork, or unique landscaping.
b. The Design Review Board may recommend other elements in place of the above for approval by the Planning Commission.
9. Mixing Of Styles: A compatible mix of styles for the Holladay Village is acceptable providing that some basic design features which complement each other are present.
10. Oriented To The Corner: Buildings on corner lots shall be oriented to the corner. Corner entries and/or architectural treatment should be used to emphasize the corner.
11. Emphasis Of Identity: Public buildings, unique community structures and corner structures should have a prominent scale, emphasizing their identity.
12. Window And Door Designs: Windows and doors shall be used to define the character of buildings by giving scale to the building and providing visual interest to the composition of individual facades. Distinct window and door designs are to be used to help define building styles. Articulated, transparent facades should be created along pedestrian rights of way, including display windows as a link between pedestrians and activities in the building.
a. In keeping with the intent of these design guidelines, the following shall apply to any street level building facade:
(1) Major new construction shall have at least fifty percent (50%) of the length of the ground floor facade between the height of two feet zero inches (2'0") and eight feet zero inches (8'0") devoted to windows and doors affording views into retail, office, or lobby space.
(2) For neighborhood market, large uses where transparent facade treatments are not possible due to interior function, simulated or faux window may be traded as per subsection E4 of this section.
(3) Highly tinted or mirrored glass windows, shades, blinds or screens that prevent pedestrian view into buildings shall not be permitted.
b. Windows on the second or third level shall be vertically proportioned and the design of surrounding window casing, the depth and profile of window sash element, and the material of which they are constructed shall be distinctly associated with the specific building style.
c. Awnings and canopies contribute to architectural themes and pedestrian oriented character of the Village and shall be integrated within the building design. Awnings constructed of traditional and durable materials shall be oriented over windows and doors.
d. On multi-storefront buildings, separate awnings should be located within each recessed storefront opening so that the building frame and details are revealed.
e. Retractable and fixed awnings are allowed.
f. Under-awning lights that are designed to specifically illuminate the sidewalk and storefront are permitted.
13. Reinforcement Of Design: Building design should reinforce the building’s location abutting the street edge and public space.
14. Use Of Customized Components: Prototype design for franchises, formula or national chains shall use customized components consistent with the design requirements for the HV Zone that reinforce visual consistency with other buildings in the Holladay Village area.
F. Building Materials: Exterior finish materials selected should be part of a strong architectural theme and should not appear as a material foreign to the character of the building nor to the Holladay Village.
1. Building exteriors shall be constructed from high quality and durable materials. It is important that the materials and colors will weather well and need minimal maintenance.
a. Acceptable exterior finish materials include the following:
(1) Painted, stained, or weathered wood siding such as, 4-S shingles, board and batten and clapboard.
(2) Artificial wood siding such as painted cementious fiberboard.
(3) Brick or natural stone.
(4) EIFS (synthetic stucco) (not more than 50 percent of all exterior finished surfaces).
(5) Stucco.
(6) Synthetic stone.
(7) Architectural finish or decorative faced concrete masonry units (CMUs).
b. Materials not listed above shall be prohibited unless determined by the Design Review Board to be part of a strong architectural design theme compatible with the Holladay Village Zone character.
2. No portion of a building constructed of standard CMUs shall be visible from an existing public right of way. Exposed concrete walls shall be architecturally treated. The enhancement must include joint treatments, textured concrete such as exposed aggregate, sandblast and/or colored concrete, or other decorative finishes.
3. Beveled metal siding, mirrored glass, vinyl siding, and backlit awnings should not be used.
G. Roofs: The character of a roof is a major feature for a structure. The roof pitch, its materials, size, and orientation are all distinct features that contribute to the character of the building. Shadows created by the use of traditional overhangs reduce the perception of a building’s scale. Roof designs should relate to the building facade articulations.
1. A variety of roof types and configurations should be used to add interest and reduce perceived building bulk.
2. Use of sidewalk porticoes and roof overhangs is encouraged.
3. Roof materials shall be in keeping with the character of the building and not perceived as foreign to the chosen architectural style. Recommended roof materials include slate shingles, asphalt and fiberglass shingles, metal standing seam or tiles.
4. Crickets or other snow guard devices should be placed in such a way that does not alter the form of the roof as seen from the street.
5. Decorative roof accessories may include cresting, ridge caps, and finials or other similarly traditional architectural features..
H. Color:
1. A harmonious range of natural colors historically found within the area should be used within the Holladay Village Zone.
2. Neon or very bright colors, which have the effect of unreasonably setting the building apart from other adjacent buildings on the street, shall not be used.
3. Bright colors shall be used only for trim and accents.
4. The Design Review Board may recommend approval of bright colors if the use is consistent with the building design and other design requirements.
I. Amenities:
1. All major new construction involving combined uses of over seven thousand (7,000) square feet of leasable area shall include at least two (2) of the following amenities:
a. Plazas: Plazas should be designed as an outdoor room for use by people as opposed to serving only as a setting for a building. Plazas should be accessible from abutting sidewalks or pedestrian linkages. Plazas should be located in sunny areas and provide plenty of seating on benches, steps and/or ledges, public art, and other amenities.
b. Art: Art should be integrated with the public street improvements. The location should provide for public view but not hinder pedestrian traffic.
c. Water Feature: A water feature or fountain should be accessible and/or visible by pedestrians from an abutting sidewalk or plaza. A water feature shall be designed to use water efficiently with low water loss from evaporation and wind.
d. Clock Or Landmarks: Decorative clock or decorative landmarks.
e. All Weather Features: Specially designed all weather features that will make spending time outdoors feasible in all seasons.
f. Restrooms: Public restrooms.
g. Greenspace: Greenspace may be similar to a plaza, but include significantly more landscaping than hardscape, and exceed the minimum landscaping requirement for the property.
2. The Design Review Board may recommend other amenities in place of the above for approval by the Planning Commission.
J. Landscaping: All uses in the FTV Zone shall comply with the provisions governing landscaping and buffering in chapter 13.77 of this title.
1. Wherever possible, existing prominent trees are strongly encouraged to be preserved. Significant vegetation should be protected during any development activity. Preliminary plans shall show all significant vegetation within twenty-five feet (25') of a proposed development.
2. All grade level parking shall be separated from the street and screened from pedestrian view by landscaping. All parking lot or structure landscaping shall comply with the regulations in chapter 13.77 of this title.
3. Building entries should be emphasized with special landscaping, planting boxes, and/or paving in combination with lighting.
4. Landscaping should provide design continuity between the neighboring properties.
K. Lighting:
1. Pedestrian scale light fixtures shall be incorporated into the site design to give visual variety from one building to the next and should blend with the architectural style.
2. Lighting elements shall be minimum wattage LED, metal halide or color corrected sodium light sources which give more “warm” light.
3. All building entrance lighting shall be inviting, designed to enhance access and safety.
4. Building mounted lights and display window lights contribute to lighting of walkways in pedestrian areas. Wall mounted fixtures intended to illuminate walkways or paths shall not exceed thirteen feet (13') above the pedestrian pathway.
5. Parking area light fixtures shall be designed as per section I of this chapter.
6. Neon lighting may be used as a lighting element, provided that the tubes are concealed and are an integral part of the building design. Neon tubes used to outline the building are prohibited.
L. Service Areas:
1. All on-site service areas should be located in an area not visible from public streets or abutting residential zones.
2. Consideration should be given to developing common service courts at the interior of blocks.
3. Refuse storage shall be enclosed and properly vented. Enclosures shall be compatible with the architectural style of the building.
4. Utility meters, ground mounted mechanical units and any other similar structures shall be hidden from public view or be screened.
5. Fences designed for privacy or screening should be made of masonry, ornamental metal or wood, or some combination of the three (3). The use of chain link, plastic or wire fencing shall be prohibited.
6. Mechanical units, utility equipment, elevator equipment and telecommunication receiving devices located on the roof should be grouped together, incorporated into the roof design, thoroughly screened and not to exceed the height limits as allowed in section 13.71.080, chart 13.71.1 of this chapter. (Ord. 2012-15, 9-20-2012; amd. Ord. 2013-22, 9-5-2013; Ord. 2014-15, 8-21-2014; Ord. 2015-02, 2-5-2015; Ord. 2017-01, 1-26-2017; Ord. 2021-05, 3-4-2021)