37.010 Nonresidential Design Standards (part 2 of 2)

iv. 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 maximum setback of 50 feet shall be allowed from a building to a city street for all uses unless a module of parking is allowed. 3. A minimum setback of 30 feet shall be required from a building, necessary drive aisles for loading docks, and drive-thrus to the property line of the Redwood Road, 2100 North, I-15, and Pioneer Crossing corridors. v. 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 80 and 81). 37-40 State Highway District Design Standards 2. Buildings shall be designed with roofline variations in each facade over 50 feet in width (see Figures 78 and 79). Figure 78 – Inappropriate example of a building with no articulations or roof line variations. Figure 79. 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 80 and 81). Figure 80 – Inappropriate example of a long unbroken wall plane adjacent to a residential area. Figure 81 – Appropriate example of a broken wall plane adjacent to a residential area. vi. Building entrances: 1. Public entrances shall be developed on all new buildings to face adjacent streets (see Figure 82). 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 82. Retail building provides public building entrances facing the public sidewalk. 2. Regional retail developments are not required to provide a public entrance facing the public street. Regional retail developments shall provide an unobstructed sidewalk 37-41 State Highway District Design Standards connection from the building entrance to the adjacent street (see Figure 83). Corner entrances on the building may be utilized to provide both a street front public entrance and an entrance toward the parking lot. Figure 83. An unobstructed sidewalk is shown to connect the building entrance on the left side of the building down to the street. 3. Public entrances are not required to face the Redwood Road, 2100 North, Pioneer Crossing, and I-15 corridors. vii. Building materials: 1. Brick, stone, split face CMU, concrete, architectural grade metal (see Figures 84 and 85), fiber cement siding and panels, and wood may be used for exterior building materials. Figure 84 – Metal used is of a high grade and provides an architectural quality to the building. Figure 85 – 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 86). 37-42 State Highway District Design Standards Figure 86. Stucco is only applied to recessed and secondary wall areas, and the hierarchal features use brick and rock. viii. 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 87 and 88). 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. Figure 87 – Inappropriate example of a utility box being placed in front of the building. Figure 88 – Appropriate example of a utility box being placed to the side of a building. 3. Regional retail buildings shall screen loading areas with fencing or a wall and shall provide trees and shrubs to provide adequate screening from a public street. c. Site design standards: i. Building orientation: 37-43 State Highway District Design Standards Parking Street 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 89). Figure 89. Parking area is located behind the building with an entrance facing and connecting to the public sidewalk. 2. BuildingsSltoreceated 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 unless otherwise allowed in this section. Parking may be placed between the building and the Redwood Road, 2100 North, Pioneer Crossing, and I-15 corridors. 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. 5. Buildings with drive-thrus may allow the drive-thru to be located between the building and street. Parking for uses with a drive-thru shall be located to the side or rear of a building located along a city street. 6. Regional retail buildings located on a street corner may allow a drive aisle with no parking along one street frontage. 7. Regional retail buildings may allow parking between the building and the public street where the primary tenant is 50,000 or more square feet. A minimum of 50 percent of the total public street frontages, excluding the Redwood Road, 2100 North, Pioneer Crossing, and I-15 corridors, shall have buildings fronting these streets with no parking between these buildings and the public street (see Figure 90). 37-44 State Highway District Design Standards Figure 90. The red lines represent the applicable street frontage, and the green lines represent the contributing street frontages with buildings. 8. Uses that are auto-oriented in nature shall be oriented toward the public street with an allowed maximum of one parking module which includes a single drive aisle with a row of parking on each side (see Figure 91). Gas station fuel canopies and associated drive aisles may be placed between the building and street. Auto-oriented uses shall be defined as the following uses: a. gas station; b. car wash; c. auto repair; and d. auto sales. Figure 91. One module of parking is located between the street and an auto dealer. 9. Parking may be located between the building and street for institutional or public uses that require access on all sides of a building. For the purposes of this section, institutional and public uses shall include only the following uses: a. hospitals; 37-45 State Highway District Design Standards b. fire stations; c. utility buildings and structures; d. transit stations; and e. public schools. 10. Uses that are industrial in nature shall be oriented towards the city street with an allowed maximum of one parking module which includes a single drive aisle with a row of parking on each side (see Figure 92). This standard applies for the following uses: a. cabinet and woodworking shop; b. manufacturing uses; c. office/warehouse; d. recycling/collection center; e. storage units; f. warehousing and wholesale distribution; and g. welding shop. Figure 92. One module of parking is located between the street and an office/warehouse building. A pedestrian access is provided from the public sidewalk to the building entrance 11. Auto malls with at least two new auto dealerships where each dealership building is at least 30,000 square feet may be allowed to orient the dealership building to an internal private drive. Buildings may be setback from the private drive or public right-of-way to provide sufficient display and customer parking in front of the building. 37-46 State Highway District Design Standards ii. Off-street parking: 1. Parking areas shall be located to the rear and sides of buildings located along city streets unless otherwise allowed in this section. 2. Where possible, shared parking agreements shall be utilized to reduce the overall amount of off-street parking provided for multiple uses. 3. Parking areas are allowed between buildings and State roads. 4. Parking lots that front a public street shall be screened with landscaping or a fourfoot tall wood or simulated wood fence. iii. Pedestrian circulation: 1. Sidewalk connections shall interconnect building entrances, public and private street sidewalks, master planned trails, adjacent buildings, and parking areas. Sidewalk connections are only required to State highways where there is a permanent pedestrian facility such as a trail or sidewalk. 2. Sidewalks shall be a minimum five feet in width and may be constructed of concrete, asphalt, 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 93). Figure 93. 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 as required by the City Engineer based on recommendations from a licensed traffic engineer. d. Landscaping standards: i. There shall be a minimum of a 20-foot landscaped buffer adjacent to the Redwood Road, 2100 North, Pioneer Crossing, and I-15 corridors. The buffer shall include a water-wise landscape with trees and shrubs. 37-47 State Highway District Design Standards ii. 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 94). Figure 94. 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. 6. Urban Tech Mixed Use District Design Standards: a. Purpose and vision: The Urban Tech Mixed Use district is intended to serve as the economic and employment center of Lehi which would include employment, housing, entertainment, and hospitality uses. As the economic center of the city, the residential and employment densities should be the highest in the city in order to support walkability and transit use. Special attention must be given to the design of buildings and public spaces to ensure quality, safety, and 37-48 Urban Tech Mixed Use District Design Standards the long-term sustainability of Lehi. The built environment is envisioned to be of an urbanized nature with wider sidewalks, buildings fronting the streets, a mixture of uses, and a well-connected street network. b. Architectural standards: i. Mixed use buildings shall utilize the appropriate combination of architectural standards from this section and section 37.020. For example, nonresidential street frontages on the first floor shall meet the Urban Tech Mixed Use district standards and upper floor residential areas shall meet the multi-family design standards. The architecture style and materials shall be consistent for the overall building. ii. Stand-alone residential structures in the Urban Tech Mixed Use district shall comply with the multi-family residential standards set forth in Section 37.020. iii. 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 95). When glass is tinted, it shall allow for a minimum 60 percent light to pass through the window into the building. Figure 95. 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 of two local streets, a minimum of 40 percent of each facade on the first floor shall consist of glass. iv. Architectural features: 3. 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. articulations in the façade. 37-49 Urban Tech Mixed Use District Design Standards 4. 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. 5. Buildings with multiple entrances shall have at least two separate hierarchal features to distinguish entrance locations (see Figure 96). Figure 96. Two hierarchal building features are included on this building for separate entrances. 6. Each building facade shall include at least three of the following features: e. decorative cornice; f. sunshades or canopies; g. decorative lighting; h. decorative metal louvers; i. areas of floor-to-ceiling or curtainwall glass; j. string course; k. wainscot of a minimum 30 inches in height except for under windows; l. balconies; and m. other comparable architectural features as approved by the Zoning Administrator or Planning Commission. v. 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 37-50 Urban Tech Mixed Use District Design Standards 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. Sites on corner lots may include a set-back in the front of the building to accommodate a pedestrian plaza. 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 property line of the I-15 and SR-92 corridors. vi. 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 97 and 98). 2. Buildings shall be designed with roofline variations in each facade over 50 feet in width (see Figures 97 and 98) unless otherwise allowed in this section. Figure 97 – Inappropriate example of a building with no articulations or roof line variations. Figure 98 – Appropriate example of a building including facade articulations and roof line variations. 3. Professional office buildings may have flat roof lines with architectural variations occurring through other means as required by this section (see Figure 99). 37-51 Urban Tech Mixed Use District Design Standards Figure 99. This office building has a flat roofline, and architectural variations are achieved with cantilevered upper floors, window louvers, recessed wall areas, and a change in direction on the building facade. 4. Sites that have changes in grade shall integrate the grade change into the design of the building. The building and its foundation may be used as a method of retaining grade (see Figure 100). Alternative grading solutions may be approved by the Planning Commission if the building meets the other requirements of this section. Figure 100. The office building is built into the hill with six stories on the back side and seven stories on the street side. 5. New office, housing, mixed-use, and hotel developments shall meet a minimum floor-to-area ratio (FAR) of 1.0 or higher (see Figures 101 and 102). Projects may be phased, and a phasing plan shall be submitted to show how the site will ultimately be developed to meet the FAR requirement. The initial FAR shall be a minimum of 0.4 when project phasing is utilized. The FAR shall be calculated based on the net developable area which removes acreage from the calculation for area used for master planned roads, railroads, slopes greater than 20 percent, wetlands, power transmission line easements, natural gas line easements, or other feature inhibiting development. Figure 101 – An FAR of 1.0 is achieved with a one-story building covering the total site acreage. Figure 102 – An FAR of 1.0 is achieved with a two-story building covering half of the site acreage. 6. Buildings adjacent to single family 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 103 and 104). 37-52 Urban Tech Mixed Use District Design Standards Figure 103 – Inappropriate example of a long unbroken wall plane adjacent to a residential area. vii. Building entrances: Figure 104 – 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 105). 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 105. 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 106 and 107). Figure 106 – Entrance addressing the corner. Figure 107 – Two entrances addressing each street frontage. viii. Building materials: 1. Brick, stone, concrete, architectural grade metal (see Figures 108 and 109), fiber cement, curtainwall glass, and wood may be used for exterior materials. 37-53 Urban Tech Mixed Use District Design Standards Figure 108 – Metal used is of a high grade and provides an architectural quality to the building. Figure 109 – 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 20 percent of each wall area 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 110). Figure 110. Stucco is only applied to recessed and secondary wall areas, and the hierarchal features use brick and rock. ix. 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 111 and 112). 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 not practicable to relocate. 37-54 Urban Tech Mixed Use District Design Standards Figure 111 – Inappropriate example of a utility box being placed in front of the building. Figure 112 – 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 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 113). Parking Street Figure 113. 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 (see Figure 114). 37-55 Urban Tech Mixed Use District Design Standards Figure 114. Allowed pedestrian crossing treatments are each represented in this figure. Pedestrian crossings include curb cuts and pathways through landscaped areas. 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. Parking areas shall be located to the rear and sides of new buildings. 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 115). 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 or brick pavers for walking areas; b. at-grade or raised planter areas; c. trees and shrubs within the plaza and buffering the plaza from parking areas; d. benches or tables and chairs; and 37-56 Urban Tech Mixed Use District Design Standards e. shade structure such as a pergola or awning for plazas over 2,000 square feet in size. Figure 115. 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. 2. Sidewalks shall be a minimum five feet in width and may be constructed of concrete, asphalt, 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. 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. 5. Pedestrian access through a block shall be provided at a maximum spacing of 400 feet. 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 116). 37-57 Urban Tech Mixed Use District Design Standards Figure 116. 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. 7. General Nonresidential Design Standards: (Revised 03/24/26) a. Purpose and vision: The nonresidential areas of Lehi are intended to prioritize aesthetics and walkability which contribute to the long-term sustainability of the city. These standards shall apply to all nonresidential developments in the city that are not otherwise located within a designated design standards district. While these areas are not included as part a specific design standard district, new development should build upon an appropriate character for the area based on the existing and future land use types as depicted in the General Plan. 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 is inappropriate at the street level, and shall not be used on the first floor of a building facing the street (see Figure 117). When glass is tinted, it shall allow for a minimum 60 percent light to pass through the window into the building. 37-58 General Nonresidential Design Standards Figure 117. The first floor facing the street includes large clear glass windows. 2. A minimum of 20 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 of two local streets, a minimum of 20 percent of each facade 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. articulations in the façade. 2. The hierarchal architectural features around 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 118). Figure 118. 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; 37-59 General Nonresidential Design Standards f. string course of differing color or material; 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 maximum setback of 50 feet shall be allowed from a building to a city street for all uses unless a module of parking is allowed. 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 property line of the 2100 North, Pioneer Crossing, 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 119 and 120). 2. Buildings shall be designed with roofline variations in each facade over 50 feet in width (see Figures 119 and 120). 37-60 General Nonresidential Design Standards Figure 119 – Inappropriate example of a building with no articulations or roof line variations. Figure 120 – 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 121 and 122). Figure 121 – Inappropriate example of a long unbroken wall plane adjacent to a residential area. Figure 122 – 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 123). 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 123. 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 Figure 124 and 125). 37-61 General Nonresidential Design Standards Figure 124 – Entrance addressing the corner. Figure 125 – Two entrances addressing each street frontage. vi. Building materials: 1. Brick, stone, split face CMU, tilt-up concrete, architectural grade metal (see Figures 126 and 127), fiber cement, and wood may be used for exterior materials. Figure 126 – The metal used on this building is of a high grade and provides an architectural quality to the building. Figure 127 – 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 40 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 128). Figure 128. Stucco is only applied to recessed and secondary wall areas, and the hierarchal features use brick and rock. vii. Screening: 37-62 General Nonresidential Design Standards 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 129 and 130). 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. Figure 129 – Inappropriate example of a utility box being placed in front of the building. Figure 130 – Appropriate example of a utility box being placed to the side of a building. c. Site design standards: i. Building orientation: 1. Buildings shall be oriented toward the adjacent public or private street with no offstreet parking or drive aisles located between the building and street sidewalk (see Figure 131). Parking Street Figure 131. Parking area is located behind the building with an entrance facing and connecting to the public sidewalk. Street 37-63 General Nonresidential Design Standards 2. Buildings located on corner lots shall be oriented to both streets with no parking located between the building and the 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. 5. Parking may be located between the building and street for institutional or public uses that require access on all sides of a building. For the purposes of this section, institutional and public uses include only the following uses: a. hospitals; b. fire stations; c. utility buildings and structures; d. transit stations; e. parks; and f. public schools. 6. Uses that are industrial in nature shall be oriented toward the public street with an allowed maximum of one parking module which includes a single drive aisle with a row of parking on each side. This standard applies only for the following uses: a. cabinet and woodworking shop; b. manufacturing uses; c. office/warehouse; d. recycling/collection center; e. storage units; f. warehousing and wholesale distribution; and g. welding shop. ii. Off-street parking: 1. Parking areas shall be located to the rear and sides of buildings located along public streets. 37-64 General Nonresidential 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. It is encouraged that parking areas be constructed of a pervious hard surface material. iii. Pedestrian circulation: 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, asphalt, 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 132). Figure 132. 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 133). 37-65 General Nonresidential Design Standards Figure 133. 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. 8. Exceptions: Exceptions to Section 37.010 may be approved by the Planning Commission provided the following: a. The applicant shall provide evidence that the exception to the design standards improves the design quality, walkability/bike-ability, or ability conduct the proposed use on the subject property, as determined by the Planning Commission. b. The applicant shall provide justification on how the proposed project fits in with the purpose and vision of the design standards district in which it is located. c. Exceptions may be granted to allow parking between the building and street, however in the Historic, Roller Mills, Urban Village, Mill Pond and Urban Tech Mixed Use Districts, any exception shall be limited to a maximum of one module of parking. In all cases where an exception is granted to allow parking between the building and the street, an ADA compliant pedestrian access shall be accommodated from the building entrance to the street sidewalk. d. Buildings located on corner lots shall only be allowed an exception to the building orientation on one side of the building with the other side of the building maintaining no parking between the building and the street within the Historic, Roller Mills, Urban Village, Mill Pond, and Urban Tech Mixed Use Districts.