In the BEI and BEH zones, main and accessory structures shall be designed and constructed in a manner that is in harmony with the physical setting and consistent with the intended use of the building. Generally buildings should have a contemporary style but are encouraged to incorporate design concepts of former stockyard buildings such as clerestory windows and building shapes and materials.
A. Building Facades: Structures shall have equally attractive sides, rather than placing all emphasis on the front elevation of the structure. The same types of building materials shall be used on all four (4) sides, though the amount of material used on each side may vary. Structures shall be designed and arranged with variations in wall surfaces by using such things as varying textures, materials, and planes to avoid a blank wall appearance.
B. Colors: Building colors shall be predominantly earth tones. Shades of brown, tan, green, off white, darker oranges and rust colors are the examples of colors that will be considered appropriate. Use of brighter colors, including silvers and other metallic colors, is limited to accents or details on a building and shall not exceed more than ten percent (10%) of the wall surface of each wall.
C. Building Materials:
1. BEI Zone: Building walls shall be constructed with materials of durability and quality and limited to the following types of exterior surfaces:
a. Architecturally treated precast concrete.
b. Brick.
c. Baked colored architectural metals. In no case shall ribbed metal skin systems typical of preengineered metal buildings be permitted.
d. Integral colored split face or honed CMU. Smooth face CMU may be used on portions of the building not visible from public areas.
e. Tilt up wall systems or site cast concrete provided exterior surface has sandblasted finish and architectural joint detailing.
f. Stucco including EIFS is limited to architectural detailing surfaces and articulation and are a minimum of eight feet (8') above grade.
2. BEH Zone: Building walls shall be constructed with materials of durability and quality that are compatible to the building materials of the existing Stock Exchange Building which are the following exterior materials:
a. Brick veneer.
b. Concrete, masonry and cement-based building envelope materials that create texture, visual lines and color similar to brick.
3. Glass: Clear glass, low E or slightly tinted glazing is permissible. Reflective glass over an exterior reflectance rating of .4 is not permitted. Glass walls above the second story are permitted.
4. Roof: Roofs over a two to twelve (2:12) pitch shall utilize standing seam nonreflective metal roofs. Flat roofs shall use built up roofing or single ply roofing of light colors to reduce heat absorption. "Green" roofs of living plant material may also be considered as an appropriate roof treatment.
D. Building Architecture In BEH Zone: In the BEH Zone, buildings shall be designed to be compatible with the Stock Exchange Building. As a minimum:
1. The design requires facade modules of columns and punched areas for windows or architectural lines which suggest window patterns within a defined modular pattern of bays at a maximum of thirty six feet (36') width.
2. Windows shall:
a. Be required on the facade of the building facing the public street and used as the public entrance to the building;
b. Have divided lites;
c. Be required on all other facades when office or public spaces are the interior uses along the exterior walls.
3. Walls shall have a minimum solid wall to glass space of twenty four percent (24%) glazing of the wall surface on the front face as described in this section.
4. The exterior wall treatments within the modular design bays when the interior wall area is warehousing or manufacturing operations shall have architectural details which suggest the same required window treatments as the public face of the building. Architectural details include but are not limited to scoring patterns, use of different materials, indentations, or color changes.
5. The upper portion of the building shall have a defined cornice treatment which hides the roof.
E. Maximum Building Footprint [In BEH Zone]:
1. The maximum building footprint allowed in the BEH Zone is sixty thousand (60,000) square feet.
2. Where allowed within the BEI zone, a storage building (i.e., warehouse, distribution) in excess of fifty thousand (50,000) square feet shall:
a. Not have a footprint that exceeds eighty thousand (80,000) square feet;
b. Be designed to orient loading docks away from adjacent open spaces or trails; and
c. Be set back at least fifty feet (50') from property zoned as open space.
F. Screening Of Mechanical Equipment: All rooftop mechanical equipment shall be concealed from public view to the maximum extent by screening it with integral portions of the architecture. "Concealed from public view" is determined by what a person would see when standing on the public accessways. All conduit, vents and other appurtenances shall be painted to match the color of the surrounding building surfaces. Ground mounted mechanical equipment shall be screened from public view by means of walls that have the same design characteristics and materials as the main building on the lot.
G. Lighting: All freestanding or wall mounted exterior lighting shall be designed to shine down in a controlled manner to light only areas on the property where the light source is found. Shields to prevent uplighting will be required if the luminaire design has a complete glass fixture.
H. Fencing: No fence or fence structure is allowed between the building and the public pathway on the Weber River side of the building. Chainlink fencing is prohibited as a fencing material in the zones.
I. Signs: The provisions of sign type, size and height for the BEH and BEI Zones are as follows. All signs must be located on private property.
1. Temporary signage:
a. Project announcement sign: One sign per site not to exceed sixty four (64) square feet or be taller than twelve feet (12') from grade.
b. Construction directional signage: Four feet by four feet (4' x 4') sign with a maximum height of four feet (4'). Signs to be removed after construction of site.
c. Leasing/for sale sign: One per street front four feet by eight feet (4' x 8') sign with maximum height of seven feet (7').
2. Permanent sign:
a. Business sign: One freestanding sign and two (2) wall mounted signs. Wall mounted sign forty eight (48) square foot maximum per sign. Freestanding sign thirty six (36) square feet maximum with a maximum height of five feet six inches (5'6") only as a monument type design.
b. Building complex sign: One freestanding sign per lot when three (3) or more tenants are on a lot or in a building. Thirty six (36) square feet maximum with a maximum height of five feet six inches (5'6") only as a monument type sign.
c. Directional sign: Maximum twelve (12) square feet and maximum five foot (5') height.
d. Development directory sign: Four (4) locations in subdivision. Maximum two hundred (200) square feet per location. Maximum height nine feet (9'). Monument sign only.
J. Parking Reduction in BEH:
1. Notwithstanding Chapter 12 of this title, the planning commission may grant a parking reduction to the minimum number of parking spaces in the BEH zone by approving a parking management plan.
2. The management plan shall:
a. Provide alternate means of transportation such as:
(1) Providing transit passes for employees;
(2) Creating employee ride share programs;
(3) Providing employee shuttles;
(4) Providing secure bicycle storage areas; and
(5) Providing shower facilities for employees who bike or walk.
b. Provide for shared use of parking facilities, such as:
(1) Providing uses with peak use times that do not overlap,
(2) Creating agreements with nearby uses to share parking.
c. Provide procedures to:
(1) Evaluate and adjust the parking management plan,
(2) Resolve complaints and enforce the terms of the management plan.
d. Project parking demand with the management plan in place.
3. The planning commission may approve the parking management plan based on the following criteria:
a. The parking reduction is necessary to preserve and effectively reuse historic structures.
b. The plan does not present an undue burden on other uses in the area.
c. The parking management plan provides all reasonable efforts to provide parking alternatives for the proposed use.
(Ord. 2015-4, 2-24-2015; amd. Ord. 2018-40, 12-18-2018; Ord. 2019-11, 3-26-2019; Ord. 2021-46, 10-19-2021; Ord. 2022-44, 11-1-2022)