37.010 Nonresidential Design Standards (part 1 of 2)

(Amended 07/30/19; 09/24/19, 11/14/23, 03/26/26) A. Purpose and Intent. This section is intended to improve the aesthetics and functionality of new or redeveloped nonresidential projects which help make Lehi City a more desirable place to live, conduct business, and visit. The specific purposes of this section include: 1. creating a sense of place and identification by creating a built environment that displays quality and superior design; 2. prioritizing pedestrian travel with improved walkability and safety while still accommodating automobiles through site design standards; 3. improving the aesthetics of nonresidential buildings with durable materials and design variations through architectural design standards; 4. conserve water with water-wise landscaping that utilizes drought tolerant trees and plant species through landscape standards; 5. creating vibrant, healthy, and sustainable nonresidential areas for the citizens of Lehi; and 6. establishing places with character unique to Lehi City. B. Design Standards Districts. Lehi City is divided into six separate design standards districts (see Figure 1). Each design standards district contains requirements for architecture, site design, and landscaping that is unique to the vision for that district. Proposed nonresidential developments shall adhere to the requirements of the district in which they are located. Proposed nonresidential developments that are not included in one of the districts as identified in Figure 1 shall adhere to the requirements of Section 37.010.B.7 General Nonresidential Design Standards. These provisions shall be applied to all new nonresidential developments and exterior remodels, unless otherwise modified by an approved area plan. For building remodels, these standards shall be applied on a case-by-case basis as reasonably applicable. The Photos and figures in this section are for illustrative purposes only. 37-1 Figure 1. This map shows the location of each design standard district to identify which standards are applicable to a proposed nonresidential development. 1. Historic District Design Standards: (Amended 10/11/22; 08/22/23) 37-2 Historic District Design Standards a. Purpose and Vision: i. The purpose of the Historic District is to create a vibrant and walkable downtown center of Lehi with housing, offices, retail, restaurants, entertainment uses, and municipal buildings. The Historic District is designated as along Main Street from 500 West to 500 East, or along State Street from Center Street to 400 East. ii. The built environment of the Historic District is envisioned to preserve and build on the existing historic commercial buildings by orienting new buildings to the public sidewalks, providing quality outdoor public gathering spaces, engaging the street with outdoor dining and sidewalk sales, and incorporating municipal buildings. The architecture is envisioned to include a traditional style with ornamental features, brick, awnings, and large panes of glass facing the public street. The Historic District is intended to provide opportunities to live, work, play, and visit in a unique and inviting atmosphere. The mixture of uses may require a shared and off-site parking, and parking may ultimately be provided by a future public parking structure. iii. All new development projects or exterior renovations to existing buildings located within the boundaries of the Historic District shall receive additional review by the Historic Preservation Commission. The Commission, acting in an advisory role, provides input to assist in the implementation of the vision of the Historic District. If input from the Commission is provided, it shall be submitted prior to final review and approval. iv. Building frontages along Main Street, State Street, and 100 East shall have space planned for a non-residential use on the first floor. This does not include vehicle parking. b. Architectural standards. New developments in the Historic District shall comply with the following architectural standards: i. Street transparency: 1. The facades facing street frontages shall include large clear glass windows on the street level with smaller windows allowed on the upper floors. Opaque, heavily tinted, or reflective glass is inappropriate, and shall not be used. When glass is tinted, it shall allow for a minimum 60 percent light to pass through into the building. 2. A minimum of 50 percent of the facade area on the first floor facing Main Street and State Street shall consist of glass (see Figure 2). 3. A minimum of 40 percent of the facade area on the first floor facing other public streets and walkways shall consist of glass. 37-3 Historic District Design Standards Figure 2. The first floor area shown in red is 12 feet tall and 100 feet wide which results in 1,200 square feet of regulated area. In this example, the glass area shown is 840 square feet which is 70 percent of 1,200 square feet. ii. Architectural features: 1. Each facade of the building facing a street shall include all of the following: a. decorative cornice; b. concrete or stone wainscot at a minimum 30 inches in height except for under windows; c. decorative lighting; d. awnings or canopies; and e. vertical separation between the upper floors and first floor of a building. Vertical separation may be accomplished with a difference in materials, decorative molding, awning, or other similar feature. 2. Each facade of the building facing a street shall include at least two of the following additional architectural features shall be incorporated into the entire facade: a. columns or pilasters; b. decorative molding; c. decorative brick accents around windows; d. window and door lintels; e. stringcourse; f. brick corbeling; g. wood wainscot panels; h. balcony; and 37-4 Historic District Design Standards i. Other comparable architectural features as approved by the Zoning Administrator and Planning Commission. iii. Massing: 1. Building rooflines shall be flat without visible pitch from the public right-of-way other than for parapet extensions or a corner tower feature (see Figure 3). Figure 3. Building rooflines are flat other than on the corner tower feature. 2. Features such as parapet extensions, corner towers, or recessed upper floors shall be used to create a varied roofline (see Figure 4). Figure 4. Building rooflines are flat with parapet extensions to create a varied roofline. 3. Buildings located on corner lots shall be a minimum of two stories in height. 4. Building height shall be limited to three stories in height. 5. Buildings shall include breaks in the facade and design with a maximum 100-foot spacing to reduce the perceived scale of buildings (see Figures 5 and 6). Breaks in the facade may include articulations, balconies, changes in material, compatible changes in architecture, or other features as approved by the Planning Commission. 37-5 Historic District Design Standards Figure 5 – Inappropriate building that does not include significant breaks in the facade. Figure 6 – Appropriate building that utilizes articulations and balconies to break up the facade and reduce the perceived scale. iv. Building entrances: 1. Primary public entrances shall be placed on the front of the building facing the Main Street or State Street frontage (see Figure 9). Figure 9. The primary building entrance faces and connects with the Main Street sidewalk. 2. Buildings located on corner lots shall include either a corner entrance addressing both streets, or separate entrances with one facing each street frontage (see Figures 10 and 11). Figure 10 – Entrance addressing the corner. Figure 11 – Two entrances addressing each street frontage. 3. Secondary entrances may be placed facing the rear parking lot to allow direct access to a building. v. Building materials: 37-6 Historic District Design Standards 1. Buildings shall be constructed with brick as the primary exterior building material. Products simulating brick shall not be used as an exterior material. 2. Concrete, stone, fiber cement, or wood may be used as secondary materials and shall only be used for wainscots, columns, accents, cornices, or other architectural features. 3. Priority shall be placed to use materials from original buildings that were unable to be saved for use on a building exterior or interior. vi. Screening: 1. Mechanical and utility equipment shall be located or screened so as not to be visible from public streets. Screens shall be aesthetically incorporated into the design of the building whether located on the ground or the roof, and may include such treatments as balustrades, parapet walls, or landscaping. Screening materials shall be compatible with those of the building. 2. Mechanical and utility equipment shall not be located along the Main Street and State Street frontages. The design and location of maintenance access shall be coordinated with the appropriate utility company. 3. Exterior roof ladders, scuppers, and roof drains shall not be allowed on the exterior of the building facing a public street. c. Site design standards: i. Building orientation: 1. New buildings shall be oriented to the public street with no off-street parking or drive aisles allowed between the building and street sidewalk (see Figure 12). Properties that front Main Street or State Street shall front the building to these streets with no parking allowed between the building and street sidewalk. Figure 12. Parking area is located behind the building with an entrance facing and connecting to the public sidewalk. 37-7 Historic District Design Standards 2. Buildings located on corner lots shall orient to the street corner with no parking or drive aisles placed between the building and sidewalk of either street. 3. The building shall be as wide as the frontage of the lot facing Main Street or State Street frontage other than to allow for required setbacks, pedestrian access, or vehicular access where allowed. 4. The maximum setback for a building is 15 feet as measured from the property line (see Figure 13). 5. The minimum setback is five feet as measured from the property line and is intended to allow for minor landscaped areas, sidewalk furniture, outdoor dining, and wider sidewalks. The building may be placed at the property line if the existing street along the same block wall has been established with no setbacks (see Figure 13). Figure 13. Minimum setbacks are required to provide for some green space, wider sidewalks, outdoor dining, or pedestrian plazas. Maximum setbacks are required to maintain a street wall and pedestrian engagement between the building and sidewalk. ii. Off-street parking: 1. New off-street parking lots shall be located to the rear side of new buildings. 2. Off-street parking shall not be allowed along Main Street or State Street frontages. 3. Accesses to off-street parking areas shall not connect to Main Street or State Street unless there is no other existing means of direct public access from another street or cross access. 4. Parking lots of new buildings shall provide cross access to adjacent existing parking areas by including a parking lot stub to the property line to allow a connection to future development (see Figure 14). Each individual parking area shall contribute to the overall creation of a rear alleyway. 37-8 Historic District Design Standards Cross access between parcels → Figure 14. Rear cross-access has been provided for each building and now connects to create a complete rear parking area. 5. Parking structures or tuck-under garages are encouraged solutions to achieve off street parking to serve new developments (see Figure 15). Figure 15. Tuck-under garages are built into the rear side of the principal structure to provide off-street parking while limiting the amount of surface parking areas. 6. Municipal parking lots and on-street parking spaces may be used to contribute towards parking requirements where there is existing capacity. A traffic and parking study shall be provided by a licensed traffic engineer to determine if there is available public parking capacity. iii. Pedestrian circulation: 1. Sidewalks shall interconnect building entrances to the street sidewalks, parking areas, and adjacent buildings and properties. 2. Sidewalks shall be a minimum five feet in width and may be constructed of concrete, brick pavers, or other material as approved by the City Engineer. 3. Properties that front Main Street or State Street with 50 percent or more frontage of a block shall provide a mid-block pedestrian access to connect the rear parking area to the street sidewalk. Mid-block pedestrian accesses shall include a minimum five-foot wide sidewalk with five-foot planters on each side. 37-9 Historic District Design Standards 4. Pedestrian walkways shall include ramps and crosswalks where they cross streets, internal roads, drive aisles, and parking areas. Crosswalks shall be painted or delineated with brick pavers, stamped and colored asphalt, or stamped and colored concrete (see Figure 16). Figure 16. Allowed pedestrian crossing treatments are each represented in this figure. Pedestrian crossings include curb cuts and pathways through landscaped areas. 5. Raised central median strips, bulb-outs and other traffic calming elements may be required by the City Engineer based on recommendations from a licensed traffic engineer. d. Landscaping standards: i. Development and redevelopment projects in the Historic District have limited opportunities for large landscaped areas due to the nature of small properties and the existing street walls. New development and redevelopment projects shall provide at a minimum two of the following landscape features: 1. potted plants (see Figure 17); 2. hanging planters (see Figure 18); 3. window planters; or 4. small landscaped buffer with shrubs between the building and public sidewalk. Figures 17 and 18. Potted plants and hanging planters soften the streetscape where there are no planter strips. 37-10 Historic District Design Standards ii. Landscaped areas shall be provided along the rear sides of buildings facing the parking areas with a minimum depth of four feet and extend across the width of the parcel other than to allow sidewalks to building entries or vehicular accesses where allowed. These landscaped areas shall include small and medium sized shrubs with bark mulch or rock ground cover (see Figures 19 and 20 below). Figure 20 – Appropriate landscape strip on the rear side of the building facing the parking area softens the look and feel of the back sides of the buildings. Figure 21 – Inappropriate lack of landscaping leaves the rear side of the building with only impervious and hard surfaces. iii. A modular suspended pavement system shall be used around street trees in planter strips less than seven feet in width to ensure tree viability (see Figure 21). Exceptions may be approved in locations where there are interferences with major utilities that prevent the proper depth of a modular suspended pavement system. Figure 21. Modular suspended paving systems both provide storm water solutions in compact environments and allow trees to be healthier with non-compacted soils that allow movement of water and air around the root system. iv. Landscaping shall be maintained in good condition according to the approved landscape plan. Typical maintenance shall include mowing of grass, removing weeds, and replacing dead plants. e. Signs and lighting. Signs are an important feature in the overall historic streetscape and serve to identify individual stores or places of business. Well-designed signs contribute significantly to the continuity of building facades in a retail district. Conversely, poorly designed or placed signs tend to disrupt this desired continuity. The following sign design standards, in addition to Chapter 23 of the Development Code, shall apply: i. Signs shall be limited in number and placed in areas that contribute to, rather than conflict with, the architecture of the building. ii. Signs shall not obscure display windows or significant building features. 37-11 Historic District Design Standards iii. Electronic display signs (EDS) shall not be allowed. iv. Signs that are flashing shall not be used. v. Fluorescent lights shall not be used. The use of protected and indirect lighting from interior windows or above entrances, windows, and signs is preferred. No exterior or facade lighting shall be allowed to extend or flood onto adjacent residential properties. f. Awnings. Awnings contribute to the streetscape in many ways and were often used as important design elements in historic storefronts. They offer shade and protection from the elements as well as protecting the storefront glass from direct sunlight. They are also useful for building identification. The following awning design standards shall apply: i. Awnings shall fill the openings above the glass but not extend beyond these openings to cover the structural piers of a storefront. They are not to cover the space between the second story window sills and the building cornice (see Figure 22). They shall be designed to maintain sufficient headroom above the sidewalk. Figure 22. Appropriate awning does not cover upper story windows. ii. Awnings are to respect the form of the windows and not introduce a new form that is unrelated to the existing building. Awnings shall not obscure architectural features of the building facade. iii. Fabric awnings are encouraged (see Figure 23), except where other materials are more consistent with the original design of the facade. iv. Backlit awnings shall not be used. Figure 23. Awning provides shade and protection from the elements, good building identification. 37-12 Historic District Design Standards g. Renovations to existing historic structures: i. General Renovation Concepts. The following general concepts shall apply to historic building renovation projects: 1. The original building composition shall be maintained, including the scale and proportions of the existing structure. 2. As many as possible of the distinguishing features of a building shall be maintained. Alteration or removal of these features is discouraged. The original design character and integrity of the building shall be respected. 3. When parts of a building are in need of work, they shall be repaired rather than replaced. If it is impossible to repair, then the parts shall be replaced with materials, and systems that are historically correct rather than imitations. 4. Building entrances shall be retrofitted to provide ADA accessibility. 5. When inappropriate materials and forms mask the original building facades, these shall be removed, exposing the original materials, proportions, openings, and design features (see Figures 24 and 25). Figure 24 – Existing building with appropriate updating and remodeling that is consistent with the original historic design including materials, building features, and character. Figure 25 – Existing building with inappropriate updating and remodeling that is not consistent with the original historic design. Original materials and architectural elements have been covered with a stucco facade. ii. Storefront Design. The storefront is the most prominent element in any retail establishment. At the completion of a project, the result shall be a storefront that is inviting and attractive for pedestrians. The following storefront design standards shall apply to historic building renovations: 1. The remodeled storefront shall be contained within the original opening and fill the entire space (see Figure 26). The building shall maintain the line of the existing storefront at the edge of the sidewalk. If necessary, supporting beams may be allowed within the storefront that have a minimal reduction in the amount of windows. 37-13 Historic District Design Standards Figure 26. New storefront fills the entire area. 2. The original proportion of open clear glass to solid, usually structural piers, shall be maintained in all remodeling projects. Clear glass shall be used for all storefront windows. Opaque, heavily tinted, or reflective glass shall not be used. 3. Original materials shall be used if at all possible. Avoid materials that are inconsistent with materials used at the time of original construction. Materials such as vinyl siding and EIFS shall not be used. Original proportions shall also be maintained. 4. Existing transom windows shall be maintained or exposed if they have been covered over by previous remodeling projects. The original location and proportions shall be maintained. 5. Bulkheads below the storefront windows shall retain the original proportions and be constructed with materials consistent or compatible with the age of the building. 6. Entrances shall respect the location and line of the existing entrances. Recessed entrances shall be maintained if they exist. If doors need to be replaced, doors similar to the existing size, proportion and materials shall be used. Avoid door styles that conflict with the character of the building. iii. Upper Story Windows. Upper story windows contribute significantly to the streetscape. The following are upper story window design standards: 1. Maintain the position, shape and size of the existing upper story windows. 2. Remove materials that block or screen original upper story openings. 3. Replace existing window openings with new windows that fill the entire opening. Smaller new windows within larger existing openings shall not be used. 4. Replacement windows shall match the existing windows if possible and shall respect the existing pattern and type. 37-14 Historic District Design Standards 2. Roller Mills District Design Standards: a. Purpose and vision: The Roller Mills District is envisioned to create a sense of place through architecture that utilizes features and colors that relate to the historic Lehi Roller Mills building. The Roller Mills district serves as a gateway and commercial anchor to downtown Lehi and is intended to be a walkable environment with retail, restaurants, hotels, and services that can cater to nearby residents and travelers from I-15. b. Architectural standards: i. Street facades: 1. The facade facing the street frontage shall include large clear glass windows on the street level and smaller windows may be allowed on the upper floors. Opaque, heavily tinted, or reflective glass shall not be used on the first floor of a building facing the street (see Figure 27). When glass is tinted, it shall allow for a minimum 60 percent light to pass through the windows into the building. Figure 27. The first floor facing the street includes large clear glass windows. 37-15 Roller Mills District Design Standards 2. A minimum of 30 percent of the facade area on the first floor facing the street shall consist of glass. Where a building is located on a corner lot, a minimum of 30 percent of the facade facing both streets on the first floor shall consist of glass. ii. Architectural features: 1. Each building facade shall include at least three of the following features: a. columns or pilasters; b. decorative cornice; c. awnings or canopies; d. balcony; e. covered walkways; f. decorative lighting; g. wainscot of a minimum 30 inches in height except for under windows; and h. other comparable architectural features as approved by the Zoning Administrator or Planning Commission. iii. Setbacks: 1. Buildings shall provide a sufficient setback to allow for a public utility easement to be placed along the frontage of the property. Public utility easements may be placed along the back side of a proposed building as approved by the Reviewing Departments. No permanent structures shall be allowed within the public utility easement. Additional setbacks from public utility easements may be required by the Reviewing Departments to ensure proper clearances are met from building footings to utility lines. 2. The maximum setback for buildings along Main Street shall be 20 feet as measured from the property line. 3. The maximum setback for buildings along 850 East Street shall be 30 feet as measured from the property line. 4. The maximum setback may be increased to accommodate existing mainline utilities, grade changes over 20 percent, existing buildings, or other hardship that is not selfimposed to the property. 5. A minimum setback of 30 feet shall be required from a building, necessary drive aisles for loading docks, and drive-thrus to the I-15 corridor. iv. Massing: 37-16 Roller Mills District Design Standards 1. Buildings shall have hierarchal roof features over front doors which shall consist of gable pitched roofs with a cupola (see Figure 28). Figure 28. Existing building includes pitched roofs with cupolas which is characteristic of the historic Lehi Roller Mills. 2. Larger buildings with multiple hierarchal roof features may have flat roof areas between each feature (see Figure 29). Figure 29. Long building facade includes portions of flat roof lines with pitched roofs and cupola features over entrances. 3. Buildings shall be designed with articulations in each facade. Facade articulations shall typically be included at building entrances and hierarchal building features to break up long sections of wall area. Box-like or single, monolithic forms that are not relieved by variations in massing or articulation shall not be allowed (see Figures 30 and 31). 4. Buildings shall be designed with roofline variations in each facade over 50 feet in width (see Figures 30 and 31). Figure 30 – Inappropriate example of a building with no articulations or roof line variations. Figure 31 – Appropriate example of a building including facade articulations and roof line variations. 37-17 Roller Mills District Design Standards 5. Buildings adjacent to residential areas shall reduce the perceived scale of the building through breaking up buildings into smaller individual buildings, setback upper floors, dividing building mass into smaller scale components, or a significant change in the wall plane (see Figures 32 and 33). Figure 32 – Inappropriate example of a long unbroken wall plane adjacent to a residential area. Figure 33 – Appropriate example of a broken wall plane adjacent to a residential area. v. Building Entrances: 1. Public entrances shall be developed on all new buildings to face the adjacent street (see Figure 34). Building entrances may be allowed on a side of the building closest to the street if an unobstructed sidewalk connection is provided from the building entrance to the street sidewalk. Figure 34. Retail building provides public building entrance facing the public sidewalk. 2. Buildings located on a street corner shall either provide a corner entrance or provide two individual entrances facing each street (see Figures 35 and 36). Figure 35 – Entrance addressing the corner. Figure 36 – Two entrances addressing each street frontage. 37-18 Roller Mills District Design Standards vi. Building materials: 1. Standing seam metal shall be used for pitched roofs and shall be a red palate color. 2. Brick, fiber cement, split-face CMU, and wood may be used for exterior building materials. 3. Stucco and EIFS may be used up to 20 percent of each wall area excluding windows and doors as a secondary material only. Stucco and EIFS shall not be used on hierarchal architectural features, pop-outs in a facade, or for wainscots, but shall be allowed on recessed wall areas, walls between entrances, and between hierarchal architectural features (see Figure 37). Figure 37. Stucco is only applied to recessed and secondary wall areas, and the hierarchal features use brick and rock. 4. The primary wall material color shall be white with accents allowed of cream, tan, maroon, and gray. vii. Screening: 1. Mechanical and utility equipment shall be located or screened so as not to be visible from public and private streets. Screens shall be aesthetically incorporated into the design of the building whether located on the ground or the roof, and may include such treatments as balustrades, parapet walls, or landscaping. Screening materials shall be compatible with those of the building. 2. Where mechanical and utility equipment are located along a street frontage, they shall not be located between the building and street to improve aesthetics and provide clearance required from oil-filled transformers to combustible materials. Utility equipment shall be located to the sides or rear of a proposed building as approved by the appropriate utility company (see Figures 38 and 39). New utility equipment shall not be placed in a location that impedes a sidewalk or requires a sidewalk to maneuver around the equipment. Sidewalks may need to maneuver around existing utility equipment if it is impracticable to relocate. 37-19 Roller Mills District Design Standards Figure 38 – Inappropriate example of a utility box being placed in front of the building. Figure 39 – Appropriate example of a utility box being placed to the side of a building. 3. Exterior roof ladders, scuppers, and roof drains shall not be allowed on the exterior of the building facing a public street. c. Site design standards: i. Building orientation: 1. Buildings shall be oriented to the adjacent public or private street with no off-street parking or drive aisles located between the building and the street sidewalk (see Figure 40). Parking Street Figure 40. Parking area is located behind the building with an entrance facing and connecting to the public sidewalk. Street 2. Buildings located on corner lots shall be oriented to both streets with no parking or drive aisles located between the building and the public sidewalk of either street. 3. Buildings on properties with more than two street frontages shall be placed on the corner most conducive to pedestrian travel. An area with a higher expected rate of pedestrian traffic could be toward a transit stop or across the street from a complimentary use such as an office building across the street from a restaurant. 4. Buildings located on landlocked parcels without any street frontage shall place the building in the location most convenient for pedestrian access to the nearest street. ii. Off-street parking: 1. Off-street parking shall be located to the side or rear of a proposed building. 37-20 Roller Mills District Design Standards 2. Where possible, shared parking agreements shall be utilized to reduce the overall amount of off-street parking provided for multiple uses. 3. Parking lots that front a public street shall be screened with landscaping or a fourfoot tall wood or simulated wood fence. iii. Pedestrian plazas: 1. Multi-tenant developments or buildings over 50,000 square feet in size shall construct a pedestrian plaza equal to one percent of the building square footage or a minimum of 1,000 square feet, whichever is larger. The maximum required pedestrian plaza shall be 10,000 square feet (see Figure 41). 2. Pedestrian plazas for multiple buildings may be combined into a single larger plaza at the discretion of the Planning Commission. 3. Plazas shall be located near an entrance to the building and shall be placed in a visible location from the public street. 4. The pedestrian plaza shall include the following: a. use of concrete, brick pavers, or pervious pavement for walking areas; b. raised planter areas; c. trees and shrubs within the plaza and buffering the plaza from parking areas and streets; d. benches or tables and chairs; and e. shade structure such as a pergola or awning for plazas over 2,000 square feet in size. Figure 41. Pedestrian plaza located on a street corner and includes trees, shrubs, planters, and benches. Building entrances front the plaza area to create engagement. iv. Pedestrian circulation: 1. Sidewalk connections shall interconnect the building entrance, public and private street sidewalks, parking areas, master planned trails, and adjacent properties. 37-21 Roller Mills District Design Standards 2. Sidewalks shall be a minimum five feet in width and may be constructed of concrete, brick pavers, or other material as approved by the City Engineer. 3. Pedestrian walkways shall include ramps and crosswalks where they cross streets, internal roads, drive aisles, and parking areas. Crosswalks shall be painted or delineated with brick pavers, stamped and colored asphalt, or stamped and colored concrete (see Figure 42). Figure 42. Allowed pedestrian crossing treatments are each represented in this figure. Pedestrian crossings include curb cuts and pathways through landscaped areas. 4. Raised central median strips, bulb-outs and other traffic calming elements may be required by the City Engineer based on recommendations from a licensed traffic engineer. d. Landscaping standards: i. Water-wise landscaping: 1. Each site shall provide a minimum 50 percent water-wise landscaping as defined in Chapter 39. 2. Sod shall not be used within park strip areas and shall only be used as accents within larger landscaped areas on a site (see Figure 43). Figure 43. The park strip uses mulch, boulders, and shrubs for landscaping to reduce irrigation overspray that would come with sod. 3. A minimum of 30 trees per acre based on the total project acreage shall be provided in open space areas to contribute towards an urban forest. 4. Landscaping shall be maintained in good condition according to the approved landscape plan. Typical maintenance shall include mowing of grass, removing weeds, and replacing dead plants. 37-22 Roller Mills District Design Standards 3. Urban Village District Design Standards: a. Purpose and vision: The urban village district is intended to serve as walkable commercial areas that serve the residents of Lehi along parts of the Main Street, State Street, and Center Street corridors and other areas as shown in Figure 1. The building sizes and uses within the urban village district are more compact and of a local nature which prioritize a walkable environment. b. Architectural standards: i. Street facades: 1. The facade facing the street frontage shall include large clear glass windows on the street level and smaller windows may be allowed on the upper floors. Opaque, heavily tinted, or reflective glass shall not be used on the first floor of a building facing the street (see Figure 44). When glass is tinted, it shall allow for a minimum 60 percent light to pass through the windows into the building. Figure 44. The first floor facing the street includes large clear glass windows. 2. A minimum of 40 percent of the facade area on the first floor facing the street shall consist of glass. Where a building is located on a corner lot, a minimum of 40 percent of each facade on the first floor shall consist of glass. ii. Architectural features: 37-23 Urban Village District Design Standards 1. Buildings shall have hierarchal massing at building entrances. Building entrances shall include at least one of the following features: a. roof tower feature; b. pitched roof feature; c. parapet extensions; and d. articulations in the façade. 2. The hierarchal architectural features at building entrances shall also include at least two of the following features: a. differing exterior material types; b. awnings or canopies; c. decorative lighting; and d. increased amount of glass such as side or transom windows. 3. Buildings with multiple entrances shall have at least two separate hierarchal features to distinguish entrance locations (see Figure 45). Figure 45. Two hierarchal building features are included on this building for separate entrances. 4. Each building facade shall on all sides of the building include at least three of the following features: a. columns or pilasters; b. decorative cornice; c. awnings or canopies; d. covered walkways; e. decorative lighting; f. string course of differing color or material; g. wainscot of a minimum 30 inches in height except for under windows; h. balcony; 37-24 Urban Village District Design Standards i. areas of curtainwall glass; and j. other comparable architectural features as approved by the Zoning Administrator or Planning Commission. iii. Setbacks: 1. Buildings shall provide a sufficient setback to allow for a public utility easement to be placed along the frontage of the property. Public utility easements may be placed along the back side of a proposed building as approved by the Reviewing Departments. No permanent structures shall be allowed within the public utility easement. Additional setbacks from public utility easements may be required by the Reviewing Departments to ensure proper clearances are met from building footings to utility lines. 2. The maximum setback for buildings shall be 25 feet as measured from the property line. 3. The maximum setback may be increased to accommodate existing mainline utilities, grade changes over 20 percent, existing buildings, or other hardship that is not selfimposed to the property. 4. A minimum setback of 30 feet shall be required from a building, necessary drive aisles for loading docks, and drive-thrus to the I-15 and SR-92 corridors. iv. Massing: 1. Buildings shall be designed with articulations in each facade. Facade articulations are typically included at building entrances, hierarchal building features, and to breakup long sections of wall area. Box-like or single, monolithic forms that are not relieved by variations in massing or articulation shall not be allowed (see Figures 46 and 47). 2. Buildings shall be designed with roofline variations in each facade over 50 feet in width (see Figures 46 and 47). Figure 46 – Inappropriate example of a building with no articulations or roof line variations. Figure 47 – Appropriate example of a building including facade articulations and roof line variations. 3. Buildings adjacent to residential areas shall reduce the perceived scale of the building through breaking up buildings into smaller individual buildings, setback upper floors, dividing building mass into smaller scale components, or a significant change in the wall plane (see Figures 48 and 49). 37-25 Urban Village District Design Standards Figure 48 – Inappropriate example of a long unbroken wall plane adjacent to a residential area. v. Building Entrances: Figure 49 – Appropriate example of a broken wall plane adjacent to a residential area. 1. Public entrances shall be developed on all new buildings to face the adjacent street (see Figure 50). Building entrances may be allowed on a side of the building closest to the street if an unobstructed sidewalk connection is provided from the building entrance to the street sidewalk. Figure 50. Retail building provides public building entrances facing the public sidewalk. 2. Buildings located on a street corner shall either provide a corner entrance or provide two individual entrances facing each street (see Figures 51 and 52). Figure 51 – Entrance addressing the corner. Figure 52 – Two entrances addressing each street frontage. vi. Building Materials: 1. Brick, stone, architectural grade metal (see Figures 53 and 54), fiber cement, concrete, and wood may be used for exterior building materials. 37-26 Urban Village District Design Standards Figure 53 – Metal used is of a high grade and provides an architectural quality to the building. Figure 54 – Metal used is an industrial grade and has the appearance of standing seam metal which detracts from the architectural quality of the building. 2. Stucco and EIFS may be used up to 30 percent of each wall area (excluding windows and doors) as a secondary material only. Stucco and EIFS shall not be used on hierarchal architectural features, pop-outs in a facade, or for wainscots, but shall be allowed on recessed wall areas, walls between entrances, and between hierarchal architectural features (see Figure 55). Figure 55. Stucco is only applied to recessed and secondary wall areas, and the hierarchal features use brick and rock. vii. Screening: 1. Mechanical and utility equipment shall be located or screened so as not to be visible from public and private streets. Screens shall be aesthetically incorporated into the design of the building whether located on the ground or the roof, and may include such treatments as balustrades, parapet walls, or landscaping. Screening materials shall be compatible with those of the building. 2. Where mechanical and utility equipment are located along a street frontage, they shall not be located between the building and street to improve aesthetics and provide clearance required from oil-filled transformers to combustible materials. Utility equipment shall be located to the sides or rear of a proposed building as approved by the appropriate utility company (see Figures 56 and 57). New utility equipment shall not be placed in a location that impedes a sidewalk or requires a sidewalk to maneuver around the equipment. Sidewalks may need to maneuver around existing utility equipment if it is impracticable to relocate. 37-27 Urban Village District Design Standards Figure 56 – Inappropriate example of a utility box being placed in front of the building. Figure 57 – Appropriate example of a utility box being placed to the side of a building. 3. Exterior roof ladders, scuppers, and roof drains shall not be allowed on the exterior of the building facing a public street. c. Site design standards: i. Building orientation: 1. Buildings shall be oriented to the adjacent public or private street with no off-street parking or drive aisles located between the building and the street sidewalk (see Figure 58). Parking Street Figure 58. Parking area is located behind the building with an entrance facing and connecting to the public sidewalk. Street 2. Buildings located on corner lots shall be oriented to both streets with no parking or drive aisles located between the building and the public sidewalk of either street. 3. Buildings on properties with more than two street frontages shall be placed on the corner most conducive to pedestrian travel. An area with a higher expected rate of pedestrian traffic could be toward a transit stop or across the street from a complimentary use such as an office building across the street from a restaurant. 4. Buildings located on landlocked parcels without any street frontage shall place the building in the location most convenient for pedestrian access to the nearest street. ii. Off-street parking: 37-28 Urban Village District Design Standards 1. Off-street parking shall be located to the side or rear of a proposed building. 2. Where possible, shared parking agreements shall be utilized to reduce the overall amount of off-street parking provided for multiple uses. 3. It is encouraged that parking areas be constructed of a pervious hard surface material. 4. Parking lots that front a public street shall be screened with landscaping or a fourfoot tall wood or simulated wood fence. iii. Pedestrian plazas: 1. Multi-tenant developments or buildings over 50,000 square feet in size shall construct a pedestrian plaza equal to one percent of the building square footage or a minimum of 1,000 square feet, whichever is larger (see Figure 59). 2. Pedestrian plazas for multiple buildings may be combined into a single larger plaza at the discretion of the Planning Commission. 3. Plazas shall be located near an entrance to the building and shall be placed in a visible location from the public street. 4. The pedestrian plaza shall include the following: a. use of concrete, brick pavers, or pervious pavement for walking areas; b. raised planter areas; c. trees and shrubs within the plaza and buffering the plaza from parking areas and streets; d. benches or tables and chairs; and e. shade structure such as a pergola or awning for plazas over 2,000 square feet in size. Figure 59. Pedestrian plaza located on a street corner and includes trees, shrubs, planters, and benches. Building entrances front the plaza area to create engagement. iv. Pedestrian circulation: 37-29 Urban Village District Design Standards 1. Sidewalk connections shall interconnect the building entrance, public and private street sidewalks, parking areas, master planned trails, and adjacent properties. 2. Sidewalks shall be a minimum five feet in width and may be constructed of concrete, brick pavers, or other material as approved by the City Engineer. 3. Pedestrian walkways shall include ramps and crosswalks where they cross streets, internal roads, drive aisles, and parking areas. Crosswalks shall be painted or delineated with brick pavers, stamped and colored asphalt, or stamped and colored concrete (see Figure 60). Figure 60. Allowed pedestrian crossing treatments are each represented in this figure. Pedestrian crossings include curb cuts and pathways through landscaped areas. 4. Raised central median strips, bulb-outs and other traffic calming elements may be required by the City Engineer based on recommendations from a licensed traffic engineer. d. Landscaping standards: i. Water-wise landscaping: 1. Each site shall provide a minimum 50 percent water wise landscaping. 2. Sod shall not be used within park strip areas and shall only be used as accents within larger landscaped areas on a site (see Figure 61). Figure 61. The park strip uses mulch, boulders, and shrubs for landscaping to reduce irrigation overspray that would come with sod. 3. A minimum of 30 trees per acre based on the total project acreage shall be provided in open space areas to contribute towards an urban forest. 37-30 Urban Village District Design Standards 4. Landscaping shall be maintained in good condition according to the approved landscape plan. Typical maintenance shall include mowing of grass, removing weeds, and replacing dead plants. 4. Mill Pond District Design Standards: a. Purpose and vision: The Mill Pond District is intended to focus new development to enhance Mill Pond with walkways, outdoor public spaces, and a mixture of hospitality and office uses. Buildings are envisioned to front Mill Pond with only sidewalks, boardwalks, decks, plazas, and landscaping placed between the buildings and Mill Pond. Buildings in the Mill Pond District would include an interconnecting walkway network that allows unencumbered pedestrian access between buildings and master planned trails in the Mill Pond area. b. Architectural standards: i. Building facades: 1. The facade facing the street frontage shall include large clear glass windows on the street level and smaller windows may be allowed on the upper floors. Opaque, heavily tinted, or reflective glass shall not be used on the first floor of a building facing the street (see Figure 62). When glass is tinted, it shall allow for a minimum 60 percent light to pass through the windows into the building. Figure 62. The first floor facing the street includes large clear glass windows. 37-31 Mill Pond District Design Standards 2. A minimum of 30 percent of the facade area on the first floor facing the Mill Pond shall consist of glass. 3. Buildings fronting a street shall provide glass at a minimum of 30 percent of the facade area on the first floor facing the street. Where a building is located on a corner lot, a minimum of 30 percent of each facade facing the street on the first floor shall consist of glass. ii. Architectural features: 1. Buildings shall have hierarchal massing at building entrances. Building entrances shall include at least one the following features: a. roof tower feature; b. pitched roof feature; c. parapet extensions; and d. articulation in the façade. 2. The hierarchal architectural features at building entrances shall also include at least two of the following features: a. differing exterior material types; b. awnings or canopies; c. decorative lighting; and d. increased amount of glass. 3. Buildings with multiple entrances shall have at least two separate hierarchal features to distinguish entrance locations (see Figure 63). Figure 63. Two hierarchal building features are included on this building for separate entrances. 4. Each building facade shall include at least three of the following features: a. columns or pilasters; b. decorative cornice; c. awnings or canopies; 37-32 Mill Pond District Design Standards d. covered walkways; e. decorative lighting; f. string course; g. wainscot of a minimum 30 inches in height except for under windows; and h. other comparable architectural features as approved by the Zoning Administrator or Planning Commission. iii. Setbacks: 1. Buildings shall provide a sufficient setback to allow for a public utility easement to be placed along the frontage of the property. Public utility easements may be placed along the back side of a proposed building as approved by the Reviewing Departments. No permanent structures shall be allowed within the public utility easement. Additional setbacks from public utility easements may be required by the Reviewing Departments to ensure proper clearances are met from building footings to utility lines. 2. A minimum setback of 30 feet shall be required from a building, necessary drive aisles for loading docks, and drive-thrus to the I-15 and Pioneer Crossing corridors. iv. Massing: 1. Buildings shall be designed with articulations in each facade. Facade articulations are typically included at building entrances and hierarchal building features to break up long sections of wall area. Box-like or single, monolithic forms that are not relieved by variations in massing or articulation shall not be allowed (see Figures 64 and 65). 2. Buildings shall be designed with roofline variations in each facade over 50 feet in width (see Figures 64 and 65). Figure 64 – Inappropriate example of a building with no articulations or roof line variations. v. Building entrances: Figure 65 – Appropriate example of a building including facade articulations and roof line variations. 1. Building entrances shall be developed on the side of the building facing Mill Pond to provide access to the required patio or deck space and to the Mill Pond loop trail. vi. Building materials: 37-33 Mill Pond District Design Standards 1. Brick, stone, architectural grade metal (see Figures 66 and 67), fiber cement, and wood may be used for exterior building materials. Figure 66 – Metal used is of a high grade and provides an architectural quality to the building. Figure 67 – Metal used is an industrial grade and has the appearance of standing seam metal which detracts from the architectural quality of the building. 2. Stucco, split face CMU, and EIFS may be used up to 30 percent of each wall area excluding windows and doors as a secondary material only. Stucco and EIFS shall not be used on hierarchal architectural features, pop-outs in a facade, or for wainscots, but shall be allowed on recessed wall areas, walls between entrances, and between hierarchal architectural features (see Figure 68). Figure 68. Stucco is only applied to recessed and secondary wall areas, and the hierarchal features use brick and rock. vii. Screening: 1. Mechanical and utility equipment shall be located or screened so as not to be visible from public and private streets. Screens shall be aesthetically incorporated into the design of the building whether located on the ground or the roof, and may include such treatments as balustrades, parapet walls, or landscaping. Screening materials shall be compatible with those of the building. 2. Where mechanical and utility equipment are located along a street frontage, they shall not be located between the building and street to improve aesthetics and provide clearance required from oil-filled transformers to combustible materials. Utility equipment shall be located to the sides or rear of a proposed building as approved by the appropriate utility company (see Figures 69 and 70). New utility equipment shall not be placed in a location that impedes a sidewalk or requires a sidewalk to 37-34 Mill Pond District Design Standards maneuver around the equipment. Sidewalks may need to maneuver around existing utility equipment if it is impracticable to relocate. Figure 69 – Inappropriate example of a utility box being placed in front of the building. Figure 70 – Appropriate example of a utility box being placed to the side of a building. 3. Exterior roof access ladders, scuppers, and roof drains shall not be allowed and alternative solutions and locations shall be identified. c. Site design standards: i. Building orientation: 1. Buildings shall be oriented toward Mill Pond with no parking located between the building and Mill Pond (see Figure 71). The setback of the building to the Mill Pond may be increased due to delineated wetlands or based on a geotechnical report to ensure the building foundation is structurally sound. Figure 71. Building fronts Mill Pond with the parking located on the opposite side of the building. 2. Buildings in addition to those built to the Mill Pond shall front the public street with parking to the side or rear of the building. ii. Off-street parking: 1. Parking areas shall be located on the opposite side of the building from Mill Pond (see Figure 71). 2. Where possible, shared parking agreements shall be utilized to reduce the overall amount of off-street parking provided for multiple uses. 3. It is encouraged that parking areas be constructed of a pervious hard surface material. 37-35 Mill Pond District Design Standards 4. Parking lots that front a public street shall be screened with landscaping or a four foot tall wood or simulated wood fence. iii. Pedestrian circulation: 1. Sidewalk connections shall interconnect building entrances, public and private street sidewalks, master planned trails, building decks and patios, adjacent buildings, and parking areas. 2. Sidewalks shall be a minimum five feet in width and may be constructed of concrete, brick pavers, or other material as approved by the City Engineer. 3. Walkway connections from buildings to the master planned trails may be constructed of concrete, asphalt, brick pavers, wooden boardwalks, or other material as approved by the City Engineer. 4. Pedestrian walkways shall include ramps and crosswalks where they cross streets, internal roads, drive aisles, and parking areas. Crosswalks shall be painted or delineated with brick pavers, stamped and colored asphalt, or stamped and colored concrete (see Figure 72). Figure 72. Allowed pedestrian crossing treatments are each represented in this figure. Pedestrian crossings include curb cuts and pathways through landscaped areas. 5. Raised central median strips, bulb-outs and other traffic calming elements may be required by the City Engineer based on recommendations from a licensed traffic engineer. iv. Site amenities: 1. Each building fronting the Mill Pond shall provide an outdoor deck or patio that faces Mill Pond. The deck may be used for a viewing area, outdoor dining, gathering space, sitting area, or other similar uses. 2. Benches and decorative trash receptacles shall be provided at the entrance of each sidewalk connection to the Mill Pond loop trail. d. Landscaping standards: i. Water-wise landscaping: 37-36 Mill Pond District Design Standards 1. Each site shall provide a minimum 50 percent water-wise landscaping excluding wetland and areas of natural vegetation. 2. Sod shall not be used within park strip areas and shall only be used as accents within larger landscaped areas on a site (see Figure 73). Figure 73. The park strip uses mulch, boulders, and shrubs for landscaping to reduce irrigation overspray that would come with sod. 3. Sites adjacent to the Mill Pond are encouraged to utilize bio swales as part of the storm drain system design to eliminate the need for large storm drain piping, to filter water, and recharge Mill Pond. Bio swales shall be located near existing wetland areas and be seeded with similar aquatic plants such as cat tails and native grasses (see Figure 74). Figure 74. A bio swale is utilized as a storm drainage solution to filter water before it enters the Mill Pond. 4. A minimum of 40 trees per acre based on the total project acreage shall be provided in open space areas to contribute towards an urban forest. 5. Landscaping shall be maintained in good condition according to the approved landscape plan. Typical maintenance shall include mowing of grass, removing weeds, and replacing dead plants. 37-37 Mill Pond District Design Standards 5. State Highway District Design Standards: (Revised 03/24/26) a. Purpose and vision: The State Highway district is intended to prioritize development and pedestrian access to local streets and preserve areas for future right-of-way needs for State highways. Buildings are typically setback from State highways corridors and are oriented to city streets. These areas must balance the needs of regional transportation corridors with maintaining safety for pedestrians and cyclists. b. Architectural standards: i. For the purposes of this section, regional retail buildings shall have a minimum of 50,000 square feet gross floor area. All other uses in this district shall comply with the standards set forth in this section. ii. Street facades: 1. The facade facing the street frontage shall include large clear glass windows on the street level and smaller windows may be allowed on the upper floors. Opaque, heavily tinted, or reflective glass shall not be used on the first floor of a building facing the street (see Figure 75). When glass is tinted, it shall allow for a minimum 60 percent light to pass through the windows into the building. Figure 75. The first floor facing the street includes large clear glass windows. 37-38 State Highway District Design Standards 2. A minimum of 20 percent of the facade area on the first floor facing the street shall consist of glass unless otherwise allowed in this section. Where a building is located on a corner lot of two local streets, a minimum of 20 percent of each facade on the first floor shall consist of glass. 3. Regional retail buildings are required to provide glass only as an accent to the façade facing the public street (see Figure 76). Figure 76. The street side of this regional retail building includes glass used as an accent. The façade also utilizes articulation in the facade and roofline, changes in material, and canopies to provide architectural interest that addresses the street. iii. Architectural features: 1. Buildings shall have hierarchal massing at building entrances. Building entrances shall include at least one the following: a. roof tower feature; b. pitched roof feature; c. parapet extensions; and d. articulations in the façade. 2. The hierarchal architectural features at building entrances shall also include at least two of the following features: a. differing exterior material types; b. awnings or canopies; c. decorative lighting; and d. increased amount of glass such as side or transom windows. 3. Buildings with multiple entrances shall have at least two separate hierarchal features to distinguish entrance locations (see Figure 77). 37-39 State Highway District Design Standards Figure 77. Two hierarchal building features are included on this building for separate entrances. 4. Each building facade shall include at least three of the following features: a. columns or pilasters; b. decorative cornice; c. awnings or canopies; d. covered walkways; e. decorative lighting; f. string course; g. wainscot of a minimum 30 inches in height except for under windows; and h. other comparable architectural features as approved by the Zoning Administrator or Planning Commission.