14.34.290 Design Corridors | Provo City Code

14.34.290 Design Corridors.

There are hereby created design corridors as set forth in this Section. The purpose of this Section is to establish design criteria which shall apply to development located within a particular design corridor as set forth below and in combination with the requirements of Section 14.34.280, Provo City Code. In the case of conflict between required criteria contained herein and otherwise applicable zoning standards, the most restrictive shall apply. The Planning Commission may approve a project plan with modifications to the standards of this Section if the property owner seeking to develop presents substantial evidence demonstrating that the strict application of applicable standards will result in an unreasonable economic hardship. Shallow lot depth, irregular shape of parcel, unusual topography, or other factors not listed may justify such actions by the Commission.

(a) Creation - Purpose. A design corridor is established on North University Avenue from 500 North to 960 North and shall be known as the North University Avenue Design Corridor. The purpose of the North University Avenue Design Corridor is to preserve and enhance the character and value of North University Avenue; to protect important views, vistas, and significant architectural and historic resources; to lessen street congestion and to improve the overall quality of the built environment; all with a view toward conserving the neighborhood, maintaining property values, improving the image of the City, and generally promoting the health, safety, and general welfare. All new construction or rehabilitation in the North University Avenue Design Corridor shall comply with the requirements of this Subsection.

(i) The architectural style of new or redeveloped structures shall be compatible with the predominant architectural themes of traditional structures in the design corridor. These are: Bungalow (Craftsman and Prairie detail), English Tudor, and Victorian. Contemporary design shall not be discouraged if it is compatible with the size, scale, color, material, and character of the corridor.

(ii) The owner of each property shall maintain existing Norway Maple trees in the park strip, and a fifty-fifty (50/50) mix of evergreen and deciduous trees on-site.

(iii) To preserve the continuity prevailing along each block face, the principal facade of each building should be oriented parallel to the street. If the facade is to be perpendicular to the street, then the street elevation should maintain a front appearance through continuity of building lines, window patterns, materials, etc.

(iv) The rhythm of spacing buildings should follow the ratio of 2.2:1 (for every 2.2 lineal feet of building frontage there is 1 lineal foot of separation between buildings on adjoining properties). This rhythm, experienced as an ordered recurrent alteration of building masses, can also be maintained on long, horizontal buildings by dividing the building facade into bays that are punctuated by indentations or spaces between them. Appropriate use of landscaping between the bays is necessary to maintain the feeling of an open space void. In such cases, each bay shall be considered a separate building frontage for purposes of calculating the ratio set forth in this subsection.

(v) Front setbacks shall be at least twenty-five (25) feet (except average where fifty percent (50%) frontage is developed but not less than twenty (20) feet) and shall be landscaped and maintained. Front setbacks shall increase one (1) foot for each one (1) foot of building height over thirty-five (35) feet.

(vi) The ratio of building height to side yard setback shall not exceed four to one (4:1). On corner lots the ratio of building height to side yard contiguous to the street shall not exceed two to one (2:1).

(vii) Hard surface ratio (buildings, parking areas, and driveway access lanes) shall not exceed sixty percent (60%) of the total lot area.

(viii) Open space ratio (landscaping and approved hardscape areas) shall be at least forty percent (40%) of the total lot area.

(ix) Average building heights range from one and a half (1 1/2) stories on the west side of University Avenue to two (2) stories on the east side. The number of stories for new or redeveloped structures should be within a half-story of this range. Maximum building height shall not exceed forty (40) feet.

(i) The predominant building material in the corridor is brick, followed by plaster or stucco. A very few cases involve a combination of brick and stucco or brick and siding. New and redeveloped structures should use brick as the principal material or brick and stucco combination, complementing surrounding buildings in color and texture.

(ii) Roof forms shall be compatible with those found in the corridor. The predominant forms are gable, pyramid, and hip. Roof slopes shall not exceed forty-five (45) degrees, and in most cases should not exceed thirty (30) degrees.

(iii) Brick colors shall be earth tones - reds (reddish brown), plum or dark gray, oranges (burnt orange or rust), brown, yellowish brown or tan. Accent or complementary colors, harmonizing with the main color, may be used for trim.

(iv) Masonry joints and mortar shall be compatible with surrounding buildings.

(i) One (1) sign or nameplate not exceeding twelve (12) square feet placed upon a building or ornamental masonry wall shall be permitted to identify the name and/or address of an apartment structure, or nonresidential use. Wall or monument signs shall be set back at least five (5) feet from front property line.

(ii) No back-lit signs shall be permitted; only hooded spot lighting to illuminate a sign face shall be permitted.

(iii) Sign colors shall complement the colors of the principal structure. Use of contrast is permitted to promote legibility.

(i) Parking for professional offices shall be provided at the rate of one (1) space per two hundred-fifty (250) square feet of gross floor space.

(a) Creation - Purpose. A design corridor is established on North University Avenue from 2230 North to mouth of Provo Canyon and shall be known as the North University Avenue Riverbottoms Design Corridor. The purpose of the North University Avenue Riverbottoms Design Corridor is to preserve and enhance the character and value of the University Avenue; to preserve the “open urban forest landscaped feel” of a boulevard along University Avenue; to protect some of the wild, natural, beauty of the area by imposing a design process that requires identification of key natural features, encourages preservation or improvement of the urban forest, provides wooded pathways, provides a small urban park atmosphere, and incorporates these features into project plan designs; to protect important views, vistas, and significant natural amenities; to lessen street congestion; and to improve the overall quality of the built environment; all with a view toward conserving the neighborhood, maintaining property values, improving the image of the City, and generally promoting the public’s health, safety, morals and general welfare. The design criteria contained in this Subsection shall apply to all property with frontage on University Avenue or the Provo River bikeway that parallels North University Avenue. Properties that have been subdivided but are included within a development with frontage on North University Avenue or the Provo River Bikeway shall also be included. All new construction in the University Avenue Riverbottoms Design Corridor shall comply with the requirements of this subsection.

(b) Screening and Landscaping Standards. Landscape elements included in these criteria consist of all forms of planting and vegetation, ground forms, rock groupings, water patterns, and all visible construction except buildings and utilitarian structures.

(i) Landscaped Buffer Yards. Landscaped buffer yards shall be developed and maintained along University Avenue in order to:

(A) preserve natural features such as stands of native trees, water features, wetlands, and an open country appearance;

(B) minimize highway noise to adjacent property owners and businesses; and

(ii) Residential Buffer Yard. Residential developments (subdivisions, PD’s, and multi-family project plans) adjoining University Avenue shall be buffered from the highway by the following landscape and screening features: A minimum twenty (20) foot wide yard landscaped with turf, trees, and shrubs, and a six (6) foot high decorative wall behind the landscaped buffer yard. A minimum of one (1) canopy tree, two and one-half (2 1/2) inch caliper minimum, shall be required for each thirty (30) feet of street frontage in combination with one (1) under story tree, one (1) inch caliper, or one (1) evergreen conifer, six (6) foot minimum height at maturity, and five (5) shrubs, five (5) gallon minimum, per three hundred (300) square feet of buffer yard. Space between the roadway and property or street right-of-way line shall also be landscaped, with permission from the Utah Department of Transportation. Isolated one-family dwellings, as reasonably determined by the Development Services Director or the Director’s designee, shall be exempt from the requirements for a screening wall and landscaping the public right-of-way.

(iii) Nonresidential Buffer Yard. Nonresidential properties adjoining University Avenue shall be buffered from the highway by the following landscape and screening features:

(A) A minimum twenty-foot (20) wide yard (measured from property line) landscaped with turf, trees, and shrubs as required in Subsection (b) above. Space between the roadway and property or street right-of-way line shall also be landscaped, with permission from the Utah Department of Transportation.

(B) A landscaped berm or decorative wall, not to exceed thirty (30) inches in height, shall also be installed along the University Avenue frontage.

(iv) Preservation of Topographic Patterns. Where natural or existing topographic patterns contribute beauty and utility to a development, they shall be preserved and developed. Modification to topography may be permitted where it contributes to good appearance.

(v) Landscape to Enhance Architectural Features. Landscape treatment shall be provided to enhance architectural features, strengthen vistas and important axes, and provide shade. Landscaping should be in scale with proposed building structures.

(vi) Indigenous Plants. Plants that are indigenous to the area and others that will be hardy, drought resistant, and harmonious to the design shall be used. Species of trees and shrubs shall be selected from the list of acceptable plant materials maintained by the City Forester.

(vii) Plant Protection. In locations where plants will be susceptible to injury by pedestrian or motor traffic, they shall be protected by appropriate curbs, tree guards, or other devices.

(viii) Buffers and Berms. All “vehicular use areas” (parking lots, loading areas, service drives) shall be screened with a vegetative buffer, masonry wall, or earthen berm of between thirty (30) inches to seventy-two (72) inches in height. Screening shall be equally effective in winter and summer.

(A) All vehicle use areas over five thousand (5,000) square feet shall have interior landscaping of five percent (5%).

(B) Each landscaped island to be at least one hundred (100) square feet, with one tree and three (3) shrubs planted for each one hundred (100) square feet of required landscaping.

(C) Linear planting strips and yards in excess of one hundred (100) square feet shall be planted with trees spaced thirty (30) feet on center, at a rate of approximately one (1) tree per three hundred (300) square feet of landscaped area.

(ix) Alternative Materials. In areas where general planting will not prosper, (i.e., narrow strips three (3) feet or less in width), other materials such as fences, walls, and pavings of wood, brick, stone, gravel, and cobbles shall be used. Carefully selected plants shall be combined with such materials where possible.

(x) Preservation of Existing Trees. Existing mature trees should be preserved, insofar as it is practical, and included in the site design. When construction or clearing activities have disturbed mature natural vegetation, additional planting is required above the rates stated above. Increased sizes of planting stock may also be required to replace the damaged stock.

(c) Building Appearance and Setbacks. Architectural style is not restricted, but the style selected shall conform to the following general design guidelines:

(i) The architecture shall be in harmony with permanent neighboring development.

(ii) Roof shapes shall be hip, gable, or pyramid, and shall be appropriate to the architectural style.

(iii) Building materials should be durable, and suitable for the design in which they are used. Acceptable materials are brick, stucco, stone, and wood.

(iv) Buildings in the same planned development or shopping center shall follow the same architectural theme (including individual building pads), and shall use the same materials for all building walls and other exterior components wholly or partly visible from access roads and adjoining residential developments.

(v) All buildings (except one-family dwellings) shall be set back a minimum of fifty (50) feet from the front property line on University Avenue. (Exception: In locations where the old Denver & Rio Grande railroad right-of-way is between the University Avenue right-of-way and private property to be developed, buildings are only required to be set back twenty (20) feet from property line). Single dwellings shall be set back a minimum of thirty (30) feet from property line, except as provided in the exception above.

(i) An integrated sign design scheme shall be required for all new PUD’s, shopping centers, and office complexes.

(ii) Integrated sign plans shall be reviewed by Design Review Committee.

(iii) Sign colors shall complement the colors of the principal structure. Use of contrast is permitted to promote legibility.

(iv) Identification signs of a prototype design and corporation logos shall conform to the criteria for all other signs.

(v) All signs shall comply with the detailed standards found in Section 14.38.085, Provo City Code.

(i) Combination curb, gutter and sidewalk shall not be permitted on University Avenue. A landscaped planter strip shall be installed between the curb and sidewalk.

(ii) Each sidewalk shall be a minimum of four (4) feet in width, and need not run exactly parallel to the street, but shall be encouraged to meander through the landscaped park strip.

(iii) The City shall provide pedestrian benches and trash receptacles at convenient locations along the planted park strip, whenever possible, subject to adequate funding.

(f) Traffic Impact Analyses. Traffic impact analyses shall be required for nonresidential projects with an aggregate size of forty thousand (40,000) square feet or more, and for residential projects with more than fifty (50) units.

(g) Access Controls. The City Engineer shall make recommendations to the Utah Department of Transportation regarding control of vehicular access onto University Avenue. The following land use guidelines shall be used by the City Engineer as an aid in making these recommendations.

(i) Residential projects should either back onto University Avenue, taking their principal access from a side street, or at least be done as a Planned Unit Development (PUD), with a common access drive, appropriately spaced from other driveways and street intersections.

(ii) Where possible, development projects on adjoining properties should be encouraged to share common driveway approaches.

(h) Design Review Committee. Project plans for PUD’s, commercial centers, office parks, and subdivisions fronting University Avenue shall be reviewed and approved by the Design Review Committee and Planning Commission prior to construction. Such review shall include an existing features (site analysis) plan, a detailed site plan, landscaping plan, and building elevations and floor plans.

(i) An existing features (site analysis) plan shall be submitted to and reviewed with the Planning Commission staff in a preapplication conference prior to making application for subdivision, PUD, condominium, or project plan approval. At a minimum, this analysis shall include:

(A) an air photo of the site or a contour map;

(B) the location of severely constraining elements such as steep slopes of over twenty-five percent (25%), wetlands, watercourses, intermittent streams and one hundred (100) year floodplains, and all rights-of-way and easements; and

(C) the locations of significant features such as woodlands, stands of trees, scenic views, drainage ways, fences or walls, existing structures, and roads, tracks and trails.

(ii) The existing features (site analysis) plan shall form the basis for consideration of a preliminary project plan and shall show the tentative location of buildings, streets, lot lines, parking, and landscaped open space in the proposed development. The preliminary project plan shall preserve significant natural features and incorporate them into the site design. The Planning Commission shall be empowered to make such modifications of underlying development standards as to ensure the same density or intensity yield as if the entire site were developed at the underlying standards.

(a) Creation - Purpose. A design corridor is established on West Center Street from Interstate 15 to the east edge of Utah Lake and shall be known as the West Center Street Design Corridor. All lots with frontage on West Center Street and abutting lots under the same ownership shall be subject to the requirements of this Section. The purpose of the West Center Street Design Corridor is to preserve and enhance the character and value of the West Center Street; to maintain property values, to improve the image of the city, and generally promote the public’s health, safety, and general welfare. All new construction in the West Center Street Design Corridor shall comply with the requirements of this Subsection.

(b) Building Setbacks. All buildings shall be set back a minimum of twenty (20) feet from the property line on Center Street or sixty (60) feet from the center line of Center Street, whichever setback is greater.

(c) Procedure. Project plans for each new performance development, commercial center, freestanding commercial development, office park, multiple family development or planned development within the West Center Street design corridor shall be reviewed and approved by the Provo City Design Review Committee and Planning Commission prior to construction. Such review shall include an existing features (site analysis) plan, a detailed site plan, landscaping plan, building elevations and floor plans. The existing features (site analysis) plan shall be used to prepare a preliminary project plan which shall show the tentative location of buildings, streets, lot lines, parking, and landscaped open space in the proposed development. At a minimum, such site analysis plan shall include the information outlined in Section 14.02.090, Provo City Code.

(d) Development Standards. Project plans shall incorporate and preserve significant natural features into the site design. Each preliminary or final project plan, which shall include the existing features (site analysis) plan, shall be prepared in accordance with the following site improvement standards. These standards shall apply in addition to other applicable development standards.

(i) Setbacks and Buffering. Landscaped buffer yards shall be developed and maintained along West Center Street in order to minimize street noise to adjacent property owners and businesses, and to improve and beautify this corridor. Properties adjoining West Center Street shall be buffered from the street by the following landscape and screening features: The front yard setback (excluding sidewalks) shall be bermed to a height of four (4) feet (undulations preferred); and landscaped with a minimum of one (1) deciduous tree, two (2) inch caliper minimum (measured six (6) inches above grade or six inches from the top of the root ball), per thirty (30) feet of street frontage, and a combination of one (1) under story tree, one (1) inch caliper, or one (1) evergreen conifer, expected to reach a six (6) foot minimum height at maturity, and five (5) shrubs, five (5) gallon minimum, per three hundred (300) square feet of landscaped buffer yard. The required plant material may be clustered as part of an approved landscaping plan.

(ii) Pedestrian Amenities and Streetscape

(iii) Improvements. Commercial areas shall be designed to accommodate both automobiles and pedestrians. Curb, gutter and sidewalk improvements shall be constructed to Subsection shall be in addition to landscaping required in other sections of the Provo City Code.

(iv) Alternative Materials. In areas where general planting will not prosper, such as narrow planting strips three (3) feet or less in width, other materials such as pavings of wood, brick, stone, or cobbles may be used. Soil sterilization or use of a weed block shall be required when such materials are used. Carefully selected plants shall be combined with such materials where possible.

(v) Protection of Existing and New Landscaping Features. Existing mature trees and vegetation shall be preserved and incorporated into site landscaping plans unless such preservation is deemed unwise by the Provo City Urban Forester (or a certified botanist or arborist in the absence of a recommendation from the Provo City Urban Forester). Plant materials shall be protected from damage by use of curbs, tree guards or other devices. Plant materials that are damaged shall be replaced as soon as possible, given availability of the plant materials and season of the year, but in no case longer than one (1) year after such damage occurs.

(vi) Irrigation. All areas required by this Subsection to be landscaped shall be irrigated. The irrigation system shall be designed, to the extent possible, to minimize water use.

(vii) Parking Areas. Parking areas shall include landscaping at the rate of at least forty (40) square feet of landscaping per required off-street parking space. Such landscaping may be provided in bermed strips along the edge of the parking areas up to a depth of ten (10) feet. Each row of parking spaces exceeding ten (10) spaces shall include landscaped islands at the midpoint and ends thereof. In addition, deciduous trees (two (2) inch caliper minimum) shall be planted within parking area landscaping in a manner such that, at maturity of said trees, at least twenty-five percent (25%) of the paved surface area of the parking area will be shaded when the sun is directly overhead.

(viii) Snow Stacking Area. All parking areas shall provide a snow stacking area sufficient to accommodate the stacking volume of a two (2) foot snow base over the entire parking area. Such stacking area shall be designed and located to avoid damage to required shrubbery and shall not encroach on pedestrian or vehicle rights-of-way. If a developer prefers to haul snow to an off-site disposal location, the provisions of this Subsection may be waived by the Planning Commission subject to a performance agreement with the City.

(ix) Lighting. Parking area light fixtures shall be designed in compliance with Chapter 15.21, Provo City Code. Decorative light fixtures or “theme lighting” shall be required as approved by the Design Review Committee.

(x) Plant Selection. Plants materials shall be carefully selected to insure adaptability to soil and high water table conditions in the area.

(xi) Building Design. Predominant primary architectural features, materials, and colors of existing buildings shall be incorporated into building design. The standards of Chapter 14.34.280, Provo City Code, shall apply to new construction or redevelopment (additions, remodeling and building repairs) within the West Center Street design corridor.

(A) Commercial buildings shall have a minimum lot coverage of twenty-five per cent (25%) and shall not exceed sixty percent (60%).

(B) Primary entries shall be oriented to a public street or designated pedestrian connection. Building entrances shall be easily identifiable, and shall form a transition between outside and inside areas. Building entries shall provide adequate lighting for security.

(C) Building mounted communications equipment shall be placed directly on a wall or parapet. The color of such equipment shall be the same as the color of the wall or parapet upon which it is placed, or designed consistently with the design details of the building.

(D) Detailing shall be used as a method of enhancing the theme or character of a building, thereby adding interest to the development.

(I) Details of a building elevation, such as particular design characteristics or use of color, shall be used to continue the character or theme of the project.

(II) Equipment such as, but not limited to, roof mounted communications and mechanical equipment, vending machines and ice machines shall be screened from street view and placed in an area designed for their use, as an integral part of the project.

(III) Patio enclosures visible from a public street shall be compatible with the architectural character of the project.

(IV) Building entryway and stairway design and placement shall be integrated with the design of the project through the use of similar building materials, details, shapes, colors or other features.

(E) Exterior building materials shall be durable, require low maintenance, and be of the same or higher quality as surrounding developments.

(I) The texture of building components shall enhance building design.

(II) Color schemes shall be harmonious and compatible with adjacent developments. Accent colors shall be compatible with the main color theme.

(III) Details of proposed colors and materials, including color chips and samples, shall be shown on building plans when a project plan application is submitted.

(IV) Reflective surfaces shall not be used in locations which may produce excessive reflections or glare.

(V) Tile, architectural grade asphalt shingles, standing seam metal or similar quality roofing materials shall be used on all pitched roofs visible from a public street.

(VI) Pad buildings in commercial developments, including service stations, convenience stores, restaurants, auto maintenance facilities and similar uses shall be designed in a compatible architectural style and shall incorporate the same materials, colors and landscaping as the primary development.

(F) Pre-engineered metal buildings shall not be permitted.

(G) The scale of a project shall not overwhelm adjacent buildings. Perceived height shall be reduced as needed by changing the roof line and varying the height.

(I) Building scale shall be compatible with adjacent development.

(II) Roofline variations shall be used to provide architectural style or character for commercial buildings that have limited wall variations due to functional constraints of the building.

(III) Commercial buildings shall not exceed thirty-five (35) feet in height, except tower elements, which may extend to fifty (50) feet in height provided such towers do not exceed a footprint area of four hundred (400) square feet.

(IV) Hipped or gabled roofs shall be required; provided that flat roofs with decorative front parapet walls may be permitted upon review and approval by the Planning Commission or Design Review Committee. Mansard roofs shall not permitted.

(H) Architectural relief should be used in building design to provide interest and variety and avoid monotony. Details that create shade and cast shadows may be used to provide visual relief to the building.

(I) Horizontal and vertical elements of exterior walls shall vary in height and projection to provide substantial architectural interest and style. Such interest and style may be provided through, but not limited to, the imaginative treatment of windows, doors, eaves, roof lines and parapets, subject to approval of the Planning Commission or Design Review Committee.

(II) Building trim, accents, color, materials and style shall be incorporated into primary design themes to promote architectural visual interest.

(III) All exterior building elevations shall be integrated into the design theme of the project. In particular, the upper walls of the sides and rear should exhibit relief, rhythm and interest through the use of height variations, relief elements providing shadow, and the use of scuppers, downspouts and expansion joints as design elements.

(IV) Where possible, office areas or other functions that do not need a high roof line shall be built with a lower roof line to provide a variety of massing and form.

(I) Patterns created by window and door placement shall be used where possible to add variety and interest to building design. Attractive views shall be emphasized and uncomplimentary views avoided. Drive-through windows shall not face a public street.

(xii) Grade Separation. When the grade of a site is changed, even if due to landscaping or storm water retention requirements, a grade separation of greater than two (2) feet at any property line shall be avoided to the greatest extent practicably possible.

(xiii) Timing of Design Corridor Improvements. When a new performance development, commercial center, freestanding commercial development, office park, multiple family development or subdivision is constructed within the West Center Street design corridor, the developer thereof shall install site improvements in accordance with the development standards required by this Subsection 14.34.290(3) prior to occupancy of any building.

(xiv) Traffic Impact Analyses. Traffic impact analyses shall be required for any project plan falling within the thresholds established in Title 15, Provo City Code.

(xv) Access Controls. Control of vehicular access onto some portions of West Center Street (Interstate 15 to Geneva Road) is within the jurisdiction of the Utah Department of Transportation, with recommendations from the City Engineer. The following standards shall be used by the City Engineer to formulate access recommendations for specific projects:

(A) The number of residential driveways with direct access to West Center Street or Geneva Road shall be kept to a minimum. Principal access shall be from a side street, or from a common access drive, appropriately separated from other driveways and street intersections, located within a performance development; and

(B) Development projects on adjoining lots or parcels shall share common driveway approaches wherever possible as determined by the City Engineer and UDOT.

(a) Purpose and Intent. The Provo City General Plan promotes architectural and design excellence. Many properties fronting South State Street are vacant or underdeveloped. There is substantial development potential and an opportunity to substantially improve the image of this major gateway into Provo City. Design guidelines are essential to assure that new development and property improvements enhance the character and make a positive visual and physical contribution to the State Street corridor and surrounding neighborhoods. Design guidelines will accomplish the following:

•Promote attractive development.

•Enhance the image of this gateway into the City and the City in general.

•Enhance property values.

•Attract customers to businesses.

•Facilitate a more walkable and healthier atmosphere that integrates the needs of the pedestrian with those of drivers.

•Streamline the development approval process.

Well-designed buildings will also enhance the general quality of life and create a “sense of place” along this southern gateway into Provo City that will benefit property owners and residents in the surrounding neighborhoods and the entire City.

(b) Boundaries. State Street Design Guidelines encompass all properties fronting State Street between the 900 East intersection and 1860 South.

(c) Applicability. The South State Street Design Guidelines will serve as a supplement to the Zoning Ordinance. New construction, additions and exterior alterations to all principal buildings and accessory buildings that are located within one hundred (100) feet of South State Street and any public street that intersects with South State Street for one hundred (100) feet from South State Street shall be subject to these Design Guidelines.

(d) Approval Authority. The Provo City Design Review Committee (DRC) shall have the authority to approve the design of property development and improvements in the South State Street corridor. The DRC may waive individual guidelines for specific projects if it finds that the waiver achieves a better design solution than strict application of the guidelines. The DRC, however, must adopt a finding of overall consistency with the guidelines before approving an application for design review.

(i) Buildings shall be located a minimum of ten (10) feet but no more than twenty (20) feet from the front or street side yard property lines. All areas between the front or street side yard property lines and any principal building shall be landscaped as follows:

(A) One (1) tree shall be provided for every fifty (50) feet of building frontage. Trees may be grouped or spaced evenly.

(B) Foundation plantings shall be used to achieve a minimum fifty percent (50%) coverage at maturity. Layered planting is encouraged.

(ii) Paving in the front or street side yards shall be limited to driveways that lead directly to interior side yard or rear yard parking. All front and street side yard areas that are not used as a driveway shall be landscaped at the same depth as the front or street side yard located between the principal building(s) and the public street.

(iii) All structures shall have at least one (1) primary entry that faces State Street.

(iv) Entryways shall be highlighted (focal point) with design elements and variations that give orientation, transition, and aesthetically pleasing character to the building. Each principal building on site should have clearly defined, highly visible customer entrances. In all cases, entryways should provide protection from the weather by projecting away from the main facade and by utilizing one (1) or more of the following design elements listed below:

(A) Awnings.

(B) Canopies, arcades, or porticos.

(D) Overhangs/eaves.

(E) Recesses/projections.

(F) Raised corniced parapets over the door.

(G) Peaked roof forms.

(H) Arches.

(I) Pillar posts or pilasters.

(i) Variations in rooflines shall be used to add interest to, and reduce the massive scale of, large buildings. Roof features should complement the character of adjoining neighborhoods, where applicable.

(ii) Roof styles are not limited; however, flat roofs shall incorporate green roof technology or be concealed by a parapet.

(iii) Mechanical equipment located on the roof shall be concealed from public view.

(i) Masonry, stucco, wood, or fiber-cement (or similar product) shall be used as primary building materials.

(A) Vinyl and metal siding shall be limited to use as a secondary material for trim, soffits, eaves, etc. and shall not be a dominant building material.

(ii) Pitched roofs that are visible from the public street shall consist of wood, slate, tiles, and high-quality composition shingles and shakes.

(A) Corrugated metal shall not be permitted as roofing material.

(iii) Alteration of exterior materials on an existing, residential structure shall not be subject to the above building materials requirements.

(i) Parking shall not be located in front of any building facade adjacent to a public street.

(ii) Parking lots should be pedestrian designed by keeping parking areas separated from primary structures using landscaping and sidewalks.

(iii) Parking shall not be located between any principal building and the front or street side yard property lines.

(i) Signage is limited to wall signs and freestanding ground level monument style signage as permitted by the underlying zoning and as defined in Section 14.38, Provo City Code.

(ii) Freestanding signs greater than five (5) feet in height (i.e., pole signs) shall not be permitted.

(iii) All freestanding signs must be constructed of materials and have an architectural style that is complementary to the principal structure.

(j) Landscaping. All additional landscaping required under this Subsection (4) shall be in addition to the requirements of Chapter 15.20, Provo City Code.

(a) Creation. A design corridor is established on East Center Street from 200 East to the roundabout at Seven Peaks Boulevard, including both sides of Center Street, and shall be known as the East Center Street Design Corridor. All lots with frontage on East Center Street and abutting lots under the same ownership shall be subject to the requirements of this Section.

(b) Definitions. For the purpose of this Section, the following terms are defined:

(i) “Block” means both sides of Center Street between intersecting streets.

(ii) “Primary material” means an exterior finish material covering up to one hundred percent (100%) of the exterior of a building, not including roofing.

(iii) “Secondary material” means an exterior finish material covering no more than twenty percent (20%) of the exterior of a building, not including roofing.

(i) Preserve and enhance the character of East Center Street.

(ii) Protect important views and significant architectural and historic resources.

(iii) Improve the overall quality of the built environment.

(iv) Improve pedestrian and bicycle safety.

(v) Generally promote the public’s health, safety, and general welfare.

(i) Architectural Style. Examples of domestic and public styles in the Corridor include Victorian, English Tudor, Prairie, Arts and Crafts, Colonial Revival, Period Revival, Neoclassical, Italianate, Early Utah Vernacular, Art Moderne, and International.

(A) The design of any new construction or addition shall have a distinctive, identifiable architectural style and shall be compatible with the size, scale, color, material, and character of historic properties in the Design Corridor, and avoid replicating or mimicking historic buildings.

(B) New construction in the Design Corridor shall emphasize and accentuate the existing historic homes.

(C) Roof Forms. Roofs are major features of most historic buildings and when repeated along a street contribute to visual continuity. Roof forms in the Corridor are simple in form with gabled, pyramid, and hipped styles being the most common. Roofs purposely extend beyond the building walls and the eaves are sometimes enclosed with vented soffits.

(I) New and redeveloped structures shall use roof forms, slope ratios, and materials similar to historic structures in the Design Corridor.

(II) Skylights, solar panels, and other rooftop devices shall be minimized and located on non-street-facing roof planes.

(A) Each building in the Design Corridor shall have a principal facade that is oriented to face Center Street.

(A) Building width shall be between ninety percent (90%) and one hundred ten percent (110%) of the average width of all street-facing facades on the same block.

(I) For the purpose of determining the average width of street-facing facades, the street-facing facades of courtyard buildings are the front facades of the wings perpendicular to the street as illustrated by measurement A in Figure 14.34.290(5)(a) of this Section, each wing constituting a separate street-facing facade.

(A) No building shall exceed a maximum height of thirty-five (35) feet, measured at each building facade, except that any street-facing facade within fifty (50) feet of a right-of-way line shall not exceed twenty-five (25) feet.

(I) For purposes of this Section, street-facing facade height is measured from finished grade to the top of each street-facing facade wall, independent of roof type.

(II) In no case shall a building have a street-facing facade which exceeds two (2) stories within fifty (50) feet of a right-of-way line.

(A) Building mass shall be minimized and shall not visually overwhelm adjacent or nearby single-family dwellings.

(B) For a multifamily building, the principal facade facing Center Street shall have a general outline similar in shape and size to the single-family homes in the Corridor.

(A) Front Yard. Shall be a minimum of thirty (30) feet and a maximum of forty (40) feet measured from the back of sidewalk.

(B) Side Yard. Shall be a minimum of ten (10) feet.

(D) Multiple Buildings on a Single Parcel. For multiple buildings located on a single parcel, side setbacks shall be determined as though a side property line exists between each building, providing the same setbacks as if each building is located on an individual parcel.

(E) Transition Block - 200 East to 300 East. Smaller setbacks similar to existing construction in the transition block may be approved by the Planning Commission under the following conditions:

(I) The proposed building has received a positive recommendation from the Landmarks Commission.

(II) A minimum of one (1) pedestrian entrance to a commercial space, lobby, or residential unit shall be provided for every fifty (50) feet of building frontage along Center Street.

(III) Each first floor commercial frontage along Center Street shall provide a minimum of forty percent (40%) completely transparent glass. Ground floor residential buildings shall provide twenty percent (20%) completely transparent glass along Center Street.

(IV) The proposed setback shall not be less than the average existing setback on the same block face and in no case less than twelve (12) feet.

(vii) Courtyard Buildings. Buildings with courtyards opening onto Center Street are permitted under the following conditions as illustrated in Figure 14.34.290(5)(a) of this Section.

(A) The wings perpendicular to Center Street are separated by distinct landscaped courtyards.

(B) Width of the street-facing facades of the perpendicular wings complies with Subsection (5)(d)(iii)(A) of this Section as illustrated by measurement A in Figure 14.34.290(5)(a) of this Section.

(C) The width of each landscaped courtyard shall be at least twenty (20) feet and not exceed twice the width of the street-facing facades of the perpendicular wings as illustrated by measurement B in Figure 14.34.290(5)(a) of this Section.

(D) The rear connecting section is set back a minimum of forty (40) feet from the front facade of the perpendicular wing as illustrated by measurement C in Figure 14.34.290(5)(a) of this Section.

(E) Parking in the courtyard between the perpendicular wings is not permitted.

(viii) Parking. Parking shall not be placed in the front, side, or street side yard and should be minimized in the rear yard, with the exception of one- and two-family dwellings when the driveway leads to a garage or carport as defined in Chapter 14.37, Provo City Code.

(A) Parking shall not be allowed between a primary building and a public street.

(B) Surface parking areas in rear yards shall be screened from neighboring properties with appropriate plant materials and/or fencing.

(C) Entrances to underground parking shall be provided from driveways along the sides of properties, not from a front-facing underground garage entry, unless the applicant demonstrates that no alternative is feasible.

(ix) Materials and Construction Quality. Current buildings in the Design Corridor use a variety of common building materials. The most common building material is brick, followed by clapboard or shiplap siding, and to a lesser degree brick in combination with plaster or stucco. Foundations vary from stone, concrete, and block construction.

(I) New and redeveloped structures should use similar building materials as those found in the Corridor and shall complement surrounding buildings in color and texture.

(II) The primary exterior finish materials of all new construction shall consist of:

1. Brick;

2. Wood and/or composite siding.

(III) The following materials are prohibited:

1. Vinyl siding;

2. Aluminum siding;

3. All other non-architectural metal siding.

(IV) A range of secondary materials, including trim materials, may be used as long as they remain secondary.

(V) Trim details should be functional in nature and not simply applied decorations.

(VI) Roofing materials shall be limited to the following:

1. Wood shingles;

2. Slate shingles;

3. Clay tile;

4. Metal shingles or tile;

5. High quality composition or composite shingles.

(I) The following fencing materials are prohibited:

1. Chainlink and other wire mesh products;

2. Vinyl;

(A) No backlit signs shall be permitted. Signs shall only be lit by external, downward-facing, stationary, shielded light sources directed solely onto the sign without causing glare.

(B) Sign colors shall complement the colors of the principal structure. The use of contrasting colors to promote legibility is permitted.

(i) Center Street should be improved to include the following elements:

(A) Corner bulb outs;

(B) Raised crosswalks;

(D) High visibility signage designating pedestrian crossings.

(ii) Steps should be taken to ensure that the use of bicycles along Center Street is safe and accessible, including selecting a context appropriate bicycle lane configuration.

(iii) A plan should be developed to restore the landscaped center median along Center Street through the Design Corridor.

(i) In addition to any other required reviews and approvals, all new construction proposed in the Corridor shall be reviewed by the Landmarks Commission for compliance with the requirements of the Design Corridor.