The purpose of the Shorelands Commerce Park Design Standards set forth in this Chapter is to enhance the economic viability and aesthetic value of the Shorelands Commerce Park (SCP) Zone and the Shorelands Commerce Park – Mixed Node (SCP-Mixed Node) Zone as an important job creation area for Centerville City and the South Davis communities. Equally important for these zones is for them to function as iconic places where the urbanized environment interfaces with the natural shoreland environment that is located between the Legacy Parkway and Farmington Bay located west of Centerville City.

Any lot or parcel located within the SCP Zone or SCP-Mixed Node Zone, as shown on the Zoning Map, or within the Shorelands Commerce Park District as set forth in the General Plan for the West Centerville Neighborhood and/or as defined below, shall be subject to the standards and regulations of this Chapter. Such standards and regulations are intended to be in addition to the existing standards and regulations of the underlying zone of the property and other applicable regulations of this Title.  

1. Design Standards and Guidelines. This Chapter establishes three kinds of design criteria: design principles, design standards and design guidelines.
   
   1. “Design Principles” establish the expected contextual relationship of the built environment to the natural shoreland environment through the use of principles. These principles are not prioritized, but all are to be reinforced through the implementation of design standards and guidelines that are to be applied in planning the site layout and buildings of all developments in the SCP Zone and SCP-Mixed Node Zone.
   2. “Design Standards” are required in addition to other standards set forth in this Title and are indicated by the verb “shall.” In the event of conflict between the standards of this Chapter and other applicable provisions of this Title, the interpretation and provisions of this Chapter shall govern for all development within the SCP Zone and SCP-Mixed Node Zone.
      
   3. “Design Guidelines” indicate additional actions that are to be taken to enhance the development design and achieve greater compatibility of development in the SCP Zone and SCP-Mixed Node Zone. Guidelines thus use the verb “should” signifying that the guidelines are desirable objectives to be achieved but may not be mandatory or possible for every given development situation.
      
2. Shorelands Commerce Park Boundaries. The Shorelands Commerce Park boundary consists of any property that is located in the SCP Zone or SCP-Mixed Node Zone, as shown on the Zoning Map, is depicted in the Shorelands Commerce Park (SCP) or Shorelands Commerce Park — Mixed Node (SCP-Mixed Node) Districts of the West Centerville Neighborhood Plan and/or properties located on the western side of the Legacy Parkway and/or east of Sheep Road.

1. Principle #1 - Topography and Landscape. The topography and landscape of the shoreland theme can be briefly described as:
   
   1. Broad open spaces and skies with expansive vistas
      
   2. Slow undulating lines
      
   3. Sense of openness or breeziness
      
   4. Low, native, grassy meadow and upland vegetation
      
   5. Natural materials and textures
      
2. Principle #2 - Simplicity. The natural appearance of the shoreland theme can be described as:
   
   1. Clean, simple lines
      
   2. Bold gestures that recall organic forms
      
   3. Natural (not neutral) color palette
      
   4. Low contrast
      
   5. Uncluttered
      
   6. Serene
      
3. Principle #3 - Natural or Natural Appearing Materials. The natural or natural appearing materials of the shoreland theme are:
   
   1. Use of natural materials, such as stone, and wood with suitable textures and colors 
      
   2. Use of decorative concrete or block, with suitable durability, textures and colors
      
   3. Use of detail and accents, with suitable textures and colors
      
   4. Use of hard surfacing with suitable textures and colors or substituting with crushed gravel surfaces
      
   5. Use of subtle, non-reflective colors and stains
      
4. Principle #4 - Natural Vegetation. The natural vegetation and patterns of the shoreland theme are:
   
   1. Informal placement of plantings
      
   2. A wide variety of species, mixed together
      
   3. Subtle flowers and colors
      
   4. Grassland or meadow appearance
      
   5. Multiple-season interest
      
   6. Predominance of annual and perennial grasses and forbs
      
   7. Occasional shrubs and trees
      
   8. Drought-tolerant and low-resource consumption plantings
      
5. Principle #5 - Accents. The natural and man-made accents allowed in the shoreland theme are:
   
   1. Use of landscape boulders
      
   2. Grassy swales and berms
      
   3. Open fencing styles
      
   4. Natural and soft surface trails
      
   5. Terraced walls with limited heights
      
   6. Natural-appearing water features
      
   7. Shoreland style art and features
      
6. Principle #6 - Human-Scaled. The built setting is to reflect the human experience in the vast shoreland environment through:
   
   1. Structures proportioned to people instead of vehicles
      
   2. Comfortably scaled spaces
      
   3. Low-profile forms hugging the horizon
      
   4. Pedestrian-friendly amenities
      
   5. Interesting details and textures
      
   6. Slow-paced, with places to pause
      
   7. Appealing to the senses

1. Commercial or Mixed Use Building Architecture. Buildings and structures are to enhance the Shorelands Commerce Park by blending into the overall appearance of the shoreland environment, similar in visual allure to what is contextually done in resort areas or lakeshore communities such as Park City, Utah; Lake Tahoe, Nevada/California; or Jackson Hole, Wyoming.
   
   1. The architectural building design shall consider the visual relationship to the Legacy Parkway, the local street accesses, and pedestrian pathways, or, where deemed applicable the Legacy Preserve, to create an attractive appearance when viewed from these areas. Loading docks, mechanical equipment, and outdoor storage areas shall be screened from view.
      
   2. The materials selection and construction method of structures or buildings shall take into consideration the micro-climate of the shoreland environment. The materials and construction methods shall provide protection of or the ability to withstand high water tables, alkaline conditions, high winds, etc. Selected materials and construction methods may be subjected to the City’s Building Official and/or Engineer for review and input. 
      
   3. The apparent mass of buildings or structures shall be minimized through design, articulation, and use of materials. An open design is desired that visually and physically breaks up the mass and footprint of buildings. Approaches such as the use of vertical and horizontal planes, roof pitches, roof lines, windows, reveals, and alcoves shall be used to create façade variation, shadows, corners, and architectural interest. A degree of simplicity is desired, and the above approaches should be applied in a manner that is consistent with the building’s form and interior program. Articulation approaches should not appear to be applied randomly or merely a surface treatment. In addition, coordinate any use of multiple articulation approaches to effect a simple design. A 360-degree design shall be used, although secondary sides that are less visually prominent may receive up to a 50% reduction in the amount of articulation used in the building’s approved design.
      
   4. All buildings and structures shall be proportional or in scale with other buildings within the immediate vicinity. 
      
   5. When facades face the Legacy Parkway, a local street, or any pedestrian pathway, or, where deemed applicable the Legacy Preserve, the architectural design shall incorporate windows and functioning entryways that comprise a total minimum of 50% fenestration on that façade. Awnings, canopies, pillars, or other design features shall be used to accent the main facade of the building or structure. Windows and additional elements such as balconies, overhangs, or canopies shall also be incorporated to provide a minimum of 30% fenestration in upper levels of multi-story or vaulted single story buildings and structures to frame and provide a human scale to such buildings. 
      
   6. Natural or natural-appearing materials, such as stone, cultured stone, and wood, shall be the bold gestures used in the architectural design of all buildings. Decorative concrete or block, tile, cement fiber board, and other similar appearing materials shall be the main materials used in the building design. Metal and glass are allowed as accent materials but shall not comprise the main material of a building. Substantial or prominent use of unnatural/synthetic appearing materials, such as vinyl and plastics is prohibited. Use of these materials shall not exceed 20% of the building or structure’s exterior.
      
   7. Colors and finishes shall complement the shoreland environment. The provided color palette set forth in CZC 12.68.300 shall be used as the resource for both primary and accent shoreland environment hues. Stains, flat paints, and matte finishes are required. Reflective or shiny paints and finishes are prohibited.
      
2. Industrial Building Architecture. Industrial buildings and structures must also blend into the overall appearance of the shoreland environment. 
   
   1. The building design shall consider the visual relationship to the Legacy Parkway, the local street accesses, and pedestrian pathways, or, where deemed applicable the Legacy Preserve, to create an attractive appearance when viewed from these areas. Loading docks, mechanical equipment, and outdoor storage areas shall be screened from view.
      
   2. The materials selection and construction method of structures or buildings shall take into consideration the micro-climate of the shoreland environment. The materials and construction methods shall provide protection of or the ability to withstand high water tables, alkaline conditions, high winds, etc. Selected materials and construction methods may be subjected to the City’s Building Official and/or Engineer for review and input. 
      
   3. The apparent mass of buildings or structures shall be minimized through design, articulation, and use of materials. An open design is desired that visually and physically breaks up the mass and footprint of buildings. Approaches such as the use of vertical and horizontal planes, roof pitches, roof lines, windows, reveals, and alcoves shall be used to create façade variation, shadows, corners, and architectural interest. A degree of simplicity is desired, and the above approaches should be applied in a manner that is consistent with the building’s form and interior program. Articulation approaches should not appear to be applied randomly or merely a surface treatment. In addition, coordinate any use of multiple articulation approaches to effect a simple design. A 360-degree design shall be used, although secondary sides that are less visually prominent may receive up to a 50% reduction in the amount of articulation used in the building’s approved design.
      
   4. Where multiple story or vaulted single story buildings (above 22 feet in height) are constructed, the building design shall incorporate single-story heights (of a height under 22 feet in height) for entryways, office space, and other such usable spaces to create a tiered effect to the building.
      
   5. All buildings and structures shall be proportional or in scale with other buildings within the immediate vicinity.
      
   6. When facades face the Legacy Parkway, a local street, or any pedestrian pathway, or, where deemed applicable the Legacy Preserve, the architectural design shall incorporate windows and functioning entryways that comprise a total minimum of 40% fenestration on that façade. Awnings, canopies, pillars, or other design features shall be used to accent the main facade of the building or structure. Windows and additional elements such as balconies, overhangs, or canopies shall also be incorporated to provide a minimum of 30% fenestration in upper levels of multi-story or vaulted single story buildings and structures to frame and provide a human scale to such buildings.
      
   7. Natural or natural-appearing materials, such as stone, cultured stone, and wood, shall be the bold gestures used in the architectural design of all buildings. Decorative concrete or block, tile, cement fiber board, and other similar appearing materials shall be the main materials used in the building design. Metal may be used as a secondary building material in conjunction with one of the above-mentioned main materials. Glass is allowed as an accent material but shall not comprise the main material of a building. Substantial or prominent use of unnatural/synthetic appearing materials, such as vinyl and plastics is prohibited. Use of these accent materials shall not exceed 20% of the building or structure’s exterior.
      
   8. Colors and finishes shall complement the shoreland environment. The provided color palette set forth in CZC 12.68.300 shall be used as the resource for both primary and accent shoreland environment hues. Stains, flat paints, and matte finishes are required. Reflective or shiny paints and finishes are prohibited.
      
3. Grading and Drainage. The relatively flat, slow draining, shoreland environment of the area often produces wetland areas and presents a challenge for proper drainage if the land is to be developed. Every effort is to be made to work within the natural drainage patterns of the land and minimize grading that would disrupt the natural system and appearance of the area. 
   
   1. Minimize the amount of grading of the land to avoid excess erosion, visual scarring, and other similar impacts. 
      
      1. Blend structures and exterior spaces into the natural contours of the site
         
      2. Balance cut and fill on sites to the greatest degree possible
         
      3. Man-made contouring shall mimic natural contouring and shall not begin or end with severe or abrupt edges
         
   2. Minimize the use and heights of retaining walls and, where utilized, terrace and incorporate or blend them into the design of the building or parking areas and return to the natural grades in the wetland and landscaping areas.
      
   3. Utilize natural drainage ways and/or patterns. Direct storm water and other runoff into swales, retention areas, rain gardens (a shallow landscaped depression), and other systems to maximize infiltrations and improve water quality before such water meets up with other water resources.
      
   4. Grading and drainage plans shall also implement erosion control measures to ensure that construction activities do not compromise the overall natural drainage patterns and system of the area. 
      
4. Landscaping. Landscaping is to be used to enhance the natural shoreland environment and soften the transitions between the built and natural areas.
   
   1. All pervious surface areas shall be landscaped. Dedicated walkways, plazas, and other pedestrian oriented hardscape areas may be included as landscaping, provided that they do not exceed 25% of the required minimum landscaping requirement. As used herein, hardscape means sidewalks, concrete or asphalt trails, plazas, and other non-vegetative construction located in areas designated as landscaping.
      
   2. The landscaping plan of each site shall be unified both internally and externally, and relate to the larger context of the surrounding community. All landscape plans shall consider the context of the shoreland environment and its unique contribution to the character of the community.
      
   3. The landscaping plan shall include a pedestrian circulation element that shows interconnectivity with surrounding sidewalks, trails, and access to open space areas. Each development is to provide appropriate pedestrian connections to usable open space and trail amenities.
      
   4. Developed area landscaping shall utilize a mixture of ornamental and native or local climate plantings. Plantings shall include the predominate use of ornamental grasses, shrubs, and wildflowers that complement the shoreland environment. Large areas of annuals and/or bright colors shall be avoided.
      
   5. Trees and evergreens shall be used sparingly to ensure that the open, grassy character of the shoreland area is maintained. However, trees and evergreens are encouraged for areas needing shading, screening, and privacy. 
      
   6. Natural areas shall primarily consist of or be enhanced with native or local climate shrubs, perennials, and ornamental grasses. Plants with potential to become invasive weeds in natural areas shall be prohibited.
      
   7. Non-linear transition areas between the developed and natural areas shall be created and intermingled with the various styles and plant species to soften the appearance of any transition line.
      
   8. The landscape design shall be coordinated with the placement of utility elements to mitigate their impact and reduce the potential for conflicts. All utility lines shall be placed underground to minimize their impact on the shoreland environment. Easements above the underground utilities may be incorporated into the overall landscape plan as pedestrian pathways. Proper landscape design shall be utilized to mitigate the visual impact of all site utility elements such as transformers, meter boxes, fire protection devices, etc.
      
   9. Landscaped areas shall be prepared with and slopes suitable with their natural surroundings to encourage healthy plant growth and proper drainage.
      
   10. Water elements, walls, landscape boulders, and other landscaping features shall be used in a natural looking manner to complement the appearance of the shoreland environment.
       
5. Off-street Parking. Parking is a necessity for the varied uses and amenities in the Shorelands Commerce Park, however, it is to be designed in such a manner to enhance the visual appeal and experience of working, playing, or living in the shoreland environment.
   
   1. Parking areas shall be segmented or spatially separated and may be connected together by access lanes, open space, stream corridors, or pedestrian pathways. Large or expansive parking or pavement areas are prohibited. Parking area segments shall not exceed two rows of double-loaded parking, without providing a landscaped median to separate the next set of parking rows.
      
   2. Parking areas shall be buffered from adjacent residential property and screened from streets so automobiles are not visible below the average headlight height. Screening methods shall include undulating landscaped berms, low walls, and plantings.
      
   3. Access drives, internal circulation drives, parking areas, and pedestrian walkways shall be designed to provide safety and convenience for both motorists and pedestrians and to ensure access for the physically disabled. Areas where driveways cross pedestrian walkways shall rise to the level of the pedestrian walkway and be constructed of stamped concrete or of other material and design so as to differentiate the area as a pedestrian/vehicle interface.
      
   4. Parking areas shall incorporate use of colors and textures to define landscaped islands, pedestrian pathways, loading/unloading areas, and other such amenities to soften and improve the visual appeal of impervious surfaces.
      
   5. Ornamental entryway features shall be placed on both sides of every major drive accessing a public street to create a unified shoreland image. The ornamental entryway features for this area shall consist of artistic sculptures, landscaping features, kiosk signs, or other elements designated by the City. Major access drives and curb cuts shall be minimized.
      
   6. Direct access to individual parking lots or pavement areas to the 1250 West Frontage Road or other major arterial access is prohibited. Parking lot design and placement shall consider future development on adjacent sites and plan for future interconnections when deemed appropriate.
      
   7. Traffic circulation patterns should direct commercial/industrial traffic onto arterial and collector streets and not local residential streets. Multiple-family residential traffic should be directed onto collector or local streets. 
      
   8. A shared parking analysis shall be provided to minimize single-use parking areas. Multiple-use or sharing of parking and parking areas is encouraged, provided that any needed parking requirement modifications comply with CZC 12.52.110. Parking shall not exceed 125% of the parking requirement. 
      
6. Fences and Walls. The use of fences and walls are to be minimized in the Shorelands Commerce Park area. 
   
   1. Berms or landscape plantings shall be the primary means for screening or for establishing needed spatial separation. 
      
   2. Where security and access controls are needed, an open style fence or semi-private designs shall be utilized. Under limited or intermittent circumstances, a short four foot solid fence or wall located atop a berm may be used for security or screening purposes.
      
   3. Walls and fences, if constructed, shall use materials and styles to complement the architectural style of the buildings or the shoreland environment. Vinyl, chain link, and barbed wire fencing is not permitted. Retaining walls shall be minimal in height or shall be terraced if used for significant retaining needs.
      
   4. Open access to the pedestrian pathway or trail systems shall be provided and shall not be impeded by the use of fencing or walls.
      
   5. The use of sound walls is strictly prohibited and shall not be used to separate Shorelands Commerce Park development from the Legacy Parkway or the Legacy Preserve.
      
7. Outdoor Lighting. The dark skies of the Shorelands Commerce Park are an important part of the character and natural intrinsic quality of the area. Lighting is to be minimized within the Shorelands Commerce Park area and may transition up in intensity as one enters into the others areas of the City.
   
   1. Lighting shall generally be used only where it is needed for safety and visibility. Lighting levels shall be scaled back to the minimal levels needed to achieve its purpose. Excessive or over lighting is prohibited.
      
   2. Fixtures or elements producing light shall select the correct bulb type to achieve the lowest wattage necessary. Lighting elements shall be hidden or utilize full-cut-off shields to eliminate shining or reflecting up into the night sky and to minimize glare and light trespass beyond area where lighting is needed or onto adjacent properties.
      
   3. Self-regulating on and off controls shall be used where lighting is needed periodically, but not continuously and shall be set to their proper operation times. 
      
   4. Up-lighting shall be used sparingly for accenting architecture, landscaping, and signing. Where up-lighting is used, a narrow angle focused fixture with low wattage lamp shall be used. 
      
   5. Lighting shall be arranged or directed so as to reflect the light away from adjacent properties and to prevent glare for street traffic. The intensity of light at adjoining residential property shall not exceed 0.1 footcandles.
      
   6. A Lighting plan shall be submitted for review and shall include: 
      
      1. The location and height of all light poles; and
         
      2. The predicted illumination levels, based on maintained illumination levels just prior to lamp replacement and luminaire cleaning, within, at, and beyond property lines.
         
   7. Designers of lighting plans shall consider shadow effects of trees, signs, buildings, screen walls or other fixed objects.
      
8. Signing. Signing is to enhance the scenic qualities of the shoreland environment and shall compliment the signing style of the Legacy Parkway.
   
   1. Business signing shall be simple and scaled to allow for sufficient identification of the operation or facility. The style, colors, and materials shall compliment the architecture and design of buildings associated with the sign. 
      
   2. Wall sign placement shall comply with CZC 12.54.140. Only Low-Profile monument style signs shall be allowed and shall also comply with CZC 12.54.140. 
      
   3. All business signs shall be prohibited within 150 feet of the Legacy Parkway and any major trail/pedestrian pathway system or 50 feet from any other major arterial road.
      
   4. Sign copy shall consist of individual lettering and logos. Sign copy shall not be internally illuminated or animated. Electronic or changeable copy signs are prohibited.
      
   5. Public, Highway, or local street signing shall be similar to the Utah Legacy Parkway Signage Program 2006, as amended. The program’s design standards shall be used as a template for the design of all public, highway, or local street signs within the Shorelands Commerce Park District.
      
   6. Informational or business location kiosks may be allowed in the public right-of-way signing program. Such signs shall conform to the public, highway, or local street program design standards and shall be scaled appropriately to maintain the image of the Shorelands Commerce Park District.
      
9. Residential Building Architecture (SCP-Mixed Node). Residential style and design is to enhance the Shorelands Commerce Park by blending into the overall appearance of the shoreland environment and is to be unique and different in its design and layout as compared to standard elements and materials used in current home construction schemes.
   
   1. The building layout and architectural design shall consider the visual relationship to the Legacy Parkway, the local street accesses, pedestrian pathways and open spaces, or, where deemed applicable the Legacy Preserve, to create an attractive appearance when viewed from these areas. Loading docks, mechanical equipment, and outdoor storage areas shall be screened from view.
      
   2. The materials selection and construction method of housing units and/or accessory structures shall take into consideration the micro-climate of the shoreland environment. The materials and construction methods shall provide protection of or the ability to withstand high water tables, alkaline conditions, high winds, etc. Selected materials and construction methods may be subjected to the City’s Building Official and/or Engineer for review and input. 
      
   3. The apparent mass of buildings or structures shall be minimized through design, articulation, and use of materials. An open design is desired that visually and physically breaks up the mass and footprint of buildings. Approaches such as the use of vertical and horizontal planes, roof pitches, roof lines, windows, reveals, and alcoves shall be used to create façade variation, shadows, corners, and architectural interest. A degree of simplicity is desired, and the above approaches should be applied in a manner that is consistent with the building’s form and interior program. Articulation approaches should not appear to be applied randomly or merely a surface treatment. In addition, coordinate any use of multiple articulation approaches to effect a simple design. A 360-degree design shall be used, although secondary sides that are less visually prominent may receive up to a 35% reduction in the amount of articulation used in the building’s approved design.
      
   4. When facades face the Legacy Parkway, a local street, or any pedestrian pathway, or, where deemed applicable the Legacy Preserve, the architectural design shall incorporate functional porches, entryways, window boxes, and other such features to accent the building. Additional elements such as balconies and other such overhangs shall also be incorporated in upper levels of multi-story buildings to frame and provide a human scale to such buildings. 
      
   5. Window glazing on the front façade shall comprise at least 40% of the ground level and 20% of upper levels. Window glazing on all secondary facades of all residential buildings shall comprise at least 20% of the façade on the ground level and 10% on the upper levels. Garage doors shall not occupy more that 40% of the front elevation of all residential development. 
      
   6. A minimum of 35% of the garages in each subdivision development shall be of non-dominant design. Such non-dominant designs may be, but not limited to, the use of side of home access, shared driveway side of home access, rear yard placement, rear yard/back lot access or other similar appropriate design.
      
   7. Natural or natural-appearing materials, such as stone, cultured stone, and wood, shall be the bold gestures used in the architectural design of all residential use buildings. Wood siding, cement fiber board siding, and other similar appearing materials shall be the other main materials used in the design of all residential use sections of such buildings. Substantial or prominent use of synthetic stucco, and unnatural appearing materials, such as metal, vinyl, and plastics are prohibited. Use of such secondary and/or accent materials shall not exceed 20% of the building or structure’s exterior.
      
   8. Colors and finishes shall complement the shoreland environment. The provided color palette set forth in CZC 12.68.300 shall be used as the resource for both primary and accent shoreland environment hues. Stains, flat paints, and matte finishes are required. Reflective or shiny paints and finishes are prohibited. 
      
10. Residential Development, Yard and Layout Design (SCP-Mixed Node). Residential style yard and layout design is to enhance the appeal of higher density development and to create a pedestrian-friendly local street environment of such development. Due to this mixed-node’s spatial separation from the primary residential areas of the city, the pattern of residential development needs to be unique and different in its design and layout as compared to standard layout and design used in current subdivision development schemes.
    
    1. Front yard spaces for residential development shall provide landscaping feature(s) that serve as the bold gestures used in its design and shall comprise a minimum of 25% of the overall landscaping of the front yard area. 
       
    2. Landscaping feature area plantings shall include the predominate use of ornamental grasses, shrubs, and wildflowers that complement the shoreland environment and may also function as rain gardens (shallow landscaped depressions). Such feature areas shall be protected from weeds using mulch, such as wood chips, gravel, and rock. Use of turf or lawn shall be minimized and used mainly for accent and for active play areas. A drought-tolerant turf shall be used.
       
    3. Driveways and approaches shall be accessorized through the use of textured or colored concrete patterns to add visual interest and to reduce glare. 
       
    4. Outdoor living areas, such as but not limited to, porches, patios, courtyards, balconies, and other entertaining or activity areas shall be designed into the front yard (and/or front building elevation) spaces as extensions of the on-site hardscaping to create added local street life appeal. Such areas shall not exceed 25% of the required front yard landscaped area. These elements shall be allowed to extend into the front setback area. Placement and use of decorative streetscape lighting fixtures shall be incorporated into the street design. 
       
    5. Where access or separation controls are needed or desired, an open style fence design shall be utilized, and shall be constructed of natural appearing materials, such as rock, wood, or other similar material, and shall not exceed four feet in height for all yard space areas. Solid privacy fencing is not allowed along streets and pedestrian pathways. Vinyl and chain link fencing are prohibited.

1. Viewshed Protection. Buildings and similar structures should be designed and placed where their visual impact is minimized to the greatest extent possible, as viewed from the Legacy Parkway and other public spaces.
   
   1. Buildings should be setback a minimum of 150 feet from the Legacy Parkway right-of-way or to the maximum extent possible if less than 150 feet of space is available. Such situations may arise in locations where wetlands are present or where similar circumstances warrant the need to balance the property constraints and the desire to maintain the open view along the Legacy Parkway Corridor. 
      
   2. All main buildings and associated site landscaping and open space areas within 250 feet of the Legacy Parkway should visually address the parkway.
      
   3. View corridors should be created to allow visual connections easterly toward the Wasatch Mountains and westerly toward the Legacy Preserve and Farmington Bay. Buildings should not be massed in a manner that creates a complete visual fortress, specifically as viewed from the Legacy Parkway or any other major arterial road.
      
   4. All service areas and back lot uses, such as loading docks, dumpsters, storage areas, etc. should be located behind the main buildings or properly screened or visually buffered from view from the Legacy Parkway, a local street, or any pedestrian pathway, or, where deemed applicable the Legacy Preserve.
      
   5. Land uses needing areas for storage, equipment parking, or other such activities, should be screened and segmented into smaller spatial areas and may be connected together by access lanes, open space, and other buildings.
      
2. Open Space and Critical Lands. Open spaces shall be provided to protect and buffer critical natural areas and to enhance or create desirable view corridors eastwardly towards the Legacy Parkway and Wasatch Mountains and to westerly towards the Legacy Preserve and Farmington Bay.
   
   1. Development proposals should identify critical lands, such as wetland areas, stream corridors, canals, and other such sensitive lands. The design and development layout should protect and/or incorporate these features as buffers, open spaces, trail and passive recreation amenities, drainage corridors, and transition areas.
      
   2. All development should incorporate a discernable center or feature area. Such areas may be open spaces or neighborhood squares that contain landscaping, decorative features or art, or other such public gathering space amenities.      
      
   3. Create or locate open space or feature areas at prominent sites such as entrances, central neighborhood areas, at important vista locations, at important street terminuses, adjacent to or oriented towards the Legacy Parkway, the Legacy Preserve, or towards natural areas such as wetlands. 
      
   4. Where possible, incorporate open space areas into the development pattern that create visual and physical connections to the Legacy Preserve and visual connections to the Legacy Parkway.
      
   5. Develop trailheads and trail connections as part of the open space development pattern that provides access to the public trails systems in the area.
      
   6. Use critical land areas to manage drainage and storm water retention needs of development. 
      
3. Public Right-of-Way, Roadway and Parking Lot Surfacing Design. Properly designed roadway and parking lot placement can create opportunities for decentralizing stormwater management for the Shorelands Commerce Park area and allow effective infiltration water runoff in a more natural manner. Basic strategies include low-impact roadway layouts, narrower road surface widths, shared accesses and driveways, and open-section roadways. 
   
   1. Roadways and parking lot areas should be placed to avoid crossing slopes where significant cut and fill will be required. Roadways and parking lots should run parallel to the natural contours of the site and perpendicular to any significant slope areas. Design of the roadway network and parking lot areas may involve some give and take in achieving layouts compatible with the existing topography.
      
   2. Shared driveway use should be incorporated into the site and building layout, including consideration of development on adjacent sites.  Driveways should be limited to 25 feet (residential) and 30 feet (commercial/industrial) in width. All driveway surfaces should be sloped or crowned in a manner to evenly drain (not erode) on to adjacent vegetative areas (not onto public streets) where the runoff will infiltrate or travel via sheet flow.
      
   3. The primary roadway and parking lot design style should be open-section or “country drainage” flanked by filter strips, swales, rain gardens (shallow landscaped depressions) instead of curb and gutter. If curbs are deemed necessary to stabilize the roadway or lot edges, the design should primarily consist of invisible curbs (same level as the surface). Other design strategies may include periodic curb cuts or perforated curbs that empty into swales or rain gardens.
      
   4. Clear zone and shoulder grading should be a maximum of five feet for low-speed roads and 10 feet for higher-speed roads. The use of filter strips and swales should direct water on to adjacent vegetative areas (not onto public streets) where the runoff will infiltrate or travel via sheet flow.
      
   5. The minimum right-of-way for roads of the Shorelands Commerce Park should be 50 feet and the maximum should be 60 feet.
      
   6. The following maximum road widths for surfacing should be as follows
      
      1. Local Residential Roads = 29 feet
         
      2. Other Local and Collector Roads = 31 feet
         
      3. Arterial Roads = 35 feet
         
   7. Public street design and development within the Byway corridor should reflect the proper design theme motif and be unified across the corridor. The streetscape design should include the use of, but not limited to,  the following types of elements:
      
      1. Interpretive signs and kiosks
         
      2. Street trees with decorative planting beds or decorative grating
         
      3. Decorative light fixtures and street signs
         
      4. Benches or places to rest
         
      5. Bike lanes and bike racks
         
      6. Decorative waste cans and drinking fountains
         
      7. Trailhead and spur connections to the area’s trail systems.