The regulations provided herein for the Professional Office (“P.O.”) Zone have been adopted to achieve a high quality, cohesive design for professional office development in Highland City. The regulations set forth herein serve as design criteria to developers, builders, engineers, architects, landscape architects and other professionals in preparing plans for construction. In addition, these articles will lend guidance to staff, the Planning Commission and the City Council in the review and evaluation of future development projects related to professional office development. There are certain key design elements which contribute significantly to the visual order and consistency of the entire professional office area. These common features--site planning, residential-scale architecture, landscape design, parking, signage, lighting and other details--are the subject of this ordinance. The regulations express the desired character of future development. Each regulation shall be considered in terms of how it applies to a given project. The intent of the regulations must be met in order for a project to be approved during the plan review process.

1. The purpose of this ordinance is to define a range of goods and services which may be offered by professional and service entities within the community and to establish guidelines for the physical development of such professional and service entities.
   
2. The overall intent of these regulations is to establish a standard for professional office and storage facility development and maintenance which:
   
   1. Promotes the overall functionality, safety and visual attractiveness of professional office buildings, storage facilities, accompanying substructures, and surrounding landscape;
      
   2. Promotes architecture with a residential scale and flavor;
      
   3. Promotes development which works in harmony with the open, rural atmosphere of Highland City;
      
   4. Prevents the erection of buildings or substructures with an industrial or a pre-fabricated appearance; and,
      
   5. Allows some flexibility of architecture so as to encourage creativity of design.
      
   6. Promotes the successful completion of the project and of the ability of professional and service entities to succeed.

(Adopted: 12/16/2003)

The P.O. Zone is intended to allow the provision of professional services, and not general retail commercial. The only uses allowed within the P.O. Zone shall be Conditional Uses described below. All such conditional uses are subject to additional conditions considered appropriate and necessary by the conditional use Land Use Authority in accordance with Chapter 4.

1. Professional offices and services including but not limited to: architects, engineers, contractors, real estate offices, property managers, and mortgage and title offices. 
   
2. Financial or legal offices consisting of but not limited to: banks, insurance offices, and law or accounting offices.
   
3. Medically related offices/services consisting of but not limited to: doctor's office, dentist's office, pharmacy, physical therapy, optometrists, chiropractors, counselors, and psychiatrists.
   
4. Other types of Professional Services including but not limited to: information technology services, marketing, travel and employment agencies, journalists, collection agencies, educational services, daycares, music studios, photography studios, churches, colleges & schools (academic, preschools, special education, indoor instruction only).
   
5. Art and craft galleries, and studios for the teaching of arts and crafts.
   
6. Storage units and associated office uses not to exceed 13.5 acres in total within the zone.
   (Adopted: 12/16/2003)

1. If a proposed business use has not been expressly identified as a permitted, conditional, or prohibited use, a request to classify the proposed business use as an existing use or a petition to approve the proposed business use may be made in accordance with Chapter 3, Article 1 of this Code.
   
2. The following uses are permitted:
   1. Residential occupancy is not allowed in professional offices or storage units themselves, but living quarters for full-time employees having onsite responsibilities for a storage facility may be permitted as part of the conditional use process.
   2. General Retail
      
   3. Convenience Stores
      
   4. Gas Stations
      
   5. Industrial businesses
      
   6. Sales, rental or leasing of motor vehicles, recreational and off-road vehicles, boats, and similar conveyances
      
   7. Restaurant and food services
      
   8. Slaughtering of animals or live animal processing
      
   9. Sexually oriented businesses
      
   10. Tattoo or body piercing shops or parlors
       

(Adopted: 12/16/2003)

1. Development of property zoned P.O. requires the following approvals:
   1. If a project will develop only a portion of a lot or parcel, or project will develop multiple lots or parcels as a single project, subdivision plat approval is required to ensure the property aligns with the scope of the site plan and adequate provision is made for access and public infrastructure.
   2. Site plan approval, which includes review and approval of site coverage, building setbacks, screening and fences, parking, loading, and driveway areas, traffic circulation, landscaping and hardscaping, transition and buffering between adjacent uses, lighting, grading, drainage, utility design, and other engineering design elements;
   3. Architectural review approval, which includes review of building height, design, materials, and aesthetics;
   4. Conditional use permit approval, for conditional uses; and
   5. Construction approvals, including building permits, sign permits, and right of way permits.
2. Site plan, architectural review, and conditional use permit approvals may be submitted simultaneously. Building permits shall not be issued prior to site plan, architectural review, and conditional use permit approval.
   

(Adopted: 12/16/2003)

1. There is no minimum or maximum site size, provided that the coverage and setback requirements shall apply to each individual lot or parcel sought to be developed. If a lot or parcel cannot be independently developed, a subdivision or subdivision plat amendment to combine or adjust property boundaries shall be submitted in accordance with Chapter 5 prior to site plan approval.
2. Coverage regulates the area of the site that may be covered by the building footprint. Covered walkways, roof structure overhangs, and other solar protection or aesthetic structural elements should not be included in building coverage calculations.
3. Coverage of a site by a building structure shall not exceed thirty (30) percent of the total site. This coverage may be increased, subject to the approval of the site plan Land Use Authority, if the project demonstrates superior response to the intent, goals, and design requirements of the professional office zone. In no case, however, shall site coverage exceed 40 percent.
4. In all site plan configurations, landscaping and/or natural open space shall occupy no less than thirty-five percent (35%) of the total land area under development, with minor deviations being allowed as approved by the site plan Land Use Authority
5. Reduction of landscaped areas may be allowed by the site plan Land Use Authority if necessary to provide adequate access, circulation, parking, and loading areas and if the applicant provides enhanced landscaping and alternative building design that mitigates the visual and physical impacts, including temperature, of additional hardscape areas. This may include roof or second story terraces and balcony areas, green walls, gardens, and courtyards.
6. All landscaping plans and open space designations must be approved by the site plan Land Use Authority.
7. Coverage shall be based on the size of the lot or parcel being developed. If a site plan includes multiple lots or parcels, the area of such lots or parcels may not be counted for coverage requirements for a different site plan.
   

(Adopted: 12/16/2003)

The site plan Land Use Authority shall determine which property line or lines shall be considered as front, side, or rear for setback purposes. All buildings, primary and accessory, shall conform to the setback requirements of this section.

1. No building shall be closer to a public street right-of-way than twenty-five (25) feet unless all parking is provided in the rear of the building, in which case it may be no closer than twenty (20) feet. No building shall be closer than eight (8) feet from any private road or driveway. Structures which are adjacent to a parking area, plaza, mall, or other permanent pedestrian open space under the same ownership as the structure may abut the space and have openings into it. Those professional office buildings directly bordering residential property to the rear shall have no parking in the rear. 
   
2. The public street right-of-way line shall be considered the front property line of a lot. Where a lot is bordered on two or more sides by a public street right-of-way, all such sides shall be considered as front property lines, and the area between the front property line and the building lines shall be known as the front setback area in all cases. Canopies, overhangs, and similar coverings may project into the front setback area, up to ten feet, if approved by the architectural review Land Use Authority.
   
3. Side setback areas shall be a minimum of ten (10) feet including canopies and overhangs except where a side property line abuts a residential district, in which case the setback area shall be a minimum of thirty (30) feet.
   
4. Rear setback areas shall be a minimum of twenty (20) feet except where a rear property line abuts a residential district, in which case the rear setback area shall be a minimum of thirty (30) feet.
   
5. Side and rear setbacks for storage areas adjacent to a City boundary can be reduced to five (5) feet.
6. Side and rear setbacks for property lines that abut non-residential districts may be reduced to five (5) feet, subject to the approval of the site plan Land Use Authority, if the reduction promotes more efficient use of property, allows a superior response to the intent, goals, and design requirements of the professional office zone, and all building and fire code requirements are met.
   

(Adopted: 12/16/2003)

1. Except as required to comply with Subsection (2), the maximum height of any building in the Professional Office zone shall not exceed thirty-five (35) feet measured from the highest point on the top back of curb along the property's public street frontage. If a property has multiple frontages, height shall be measured from curb adjacent to the street with the greater vehicular use.
2. No building shall be constructed to a height of less than 15 feet from the point where finished grade is at its highest elevation and meets the foundation.
   
3. No building shall have more than one basement story.
4. Building height shall be measured to the highest part of the building, including parapets and other screening features, and HVAC and other mechanical equipment, but5 not including chimneys, church towers, and similar structures.
   
5. Buildings on property fronting the east side of Highland Boulevard between Timpanogos Highway and Sunflower Drive shall comply with the following:
   
   1. Buildings shall not be constructed in excess of one story, regardless of any other provision, guideline, or regulation set forth in this Article.
      
   2. Buildings may have a single basement level that is located entirely beneath the point where finished grade is at its highest elevation and meets the foundation.
      

(Adopted: 12/16/2003) (Amended 6/7/05) 

1. Except as specifically set forth herein, no wall, or fence is required, and fences are discouraged to preserve a more open, rural, and natural setting.
2. Fences and walls shall only be permitted where reasonably necessary to screen refuse, storage, or loading areas. For uses that require enhanced security, or where necessary to preserve the privacy of the site or adjacent properties, a fence or wall may be permitted as part of conditional use permit review. Screen walls along residential districts may be required if the Lane Use Authority determines that screening promotes the intent and goals of the zone and mitigates the visual, sound, or other impacts of the site and use. An outside wall shall be installed and maintained along the areas used for authorized storage unit uses.
3. Berms. A berm shall be no less than thirty (30) feet in width at the base facing an arterial road and no less than twenty (20) feet in width at the base facing any other street or property. It shall be constructed of earthen material and it shall be landscaped. Grading of berms is further detailed in Section 3-4917 of this Code.
4. No signs or sign supports shall be permitted on any wall or fence.
5. Where the finished elevation of the property is lower at the boundary line, or within five (5) feet inside the boundary line, than an abutting property elevation, such change in elevation may be used in lieu of, or in combination with, additional screening to satisfy the screening requirements for this zone.
6. The following standards shall apply to the installation of all fences, walls, hedges or other visual obstructions used for the purpose of screening, either around the perimeter of the development site or within the development site: 
   1. except as specifically set forth herein, fences and walls shall comply with section 3-612.
      
   2. No stand-alone wall, hedge or other visual obstruction in excess of six (6) feet shall be allowed on any professional office development site, unless along a boundary which abuts a city boundary or residential zone, or a part of the storage shed complex, in which case the height shall not exceed eight (8) feet. Storage shed walls which are also a wall of a storage structure shall not exceed twelve (12) feet in height.
   3. When there is a difference in the ground level between two adjoining lots, the height of any fence, wall, or hedge constructed along the property line shall be determined by using the finished grade of the highest contiguous lot.
   4. All walls and fences shall be of the same or a compatible design and material as walls and fences on adjacent properties within the Professional Office zone to establish a harmonious appearance. New, extended, and reconstructed walls and fences shall conform to this requirement.
   5. The use of chain link, barbed wire, electrified fence, or razor wire fence in conjunction with any fence, wall, or hedge, or by itself is prohibited, unless required by any law or regulation of the State of Utah.
   6. No fence, wall, hedge, sign, or other structure, shrubbery, mounds of earth, or other visual obstruction over thirty-six (36) inches in height above the nearest street curb elevation shall be erected, placed, planted, or allowed to grow within a traffic safety sight area.
   7. Colors will be limited to natural tones. No bright or neon colors will be allowed.
   8. Any hedges used as screening shall be consistent in appearance to the general landscape of the site. Such hedges may be geometric in shape, but shall be pruned and maintained so as to avoid unsightly appearance and to avoid vehicular sight hazards.
      
      
      (Adopted: 12/16/2003)

1. Parking shall be provided at the time of erection of any building, as follows:
   1. Professional office uses: 4.0 parking spaces per 1,000 square feet.
      
   2. Offices for storage uses: 3.0 parking spaces per 1,000 square feet of office area
      
   3. 2% (minimum of one) of parking spaces provided for office uses shall be accessible parking spaces in accordance with Federal regulations and guidance.
2. Commercial Vehicle Parking.
   1. Vehicles that display any form of advertising of a commercial enterprise, including phone numbers, logos, or associated artwork, are prohibited from parking, including for loading and unloading purposes, in public or private in street rights-of-way, except for loading and unloading purposes within storage unit areas that are entirely screened from public view. No more than one such vehicle per professional office unit may be parked within private parking lots visible from a public or private right-of-way.
   2. Loading Areas
      1. Each site that contains a use requiring loading and unloading of commercial vehicles or that contains buildings with over fifteen thousand (15,000) square feet floor area shall provide adequate, screened, on-site loading areas. If a site is developed without loading areas, no use requiring loading areas shall be permitted on the site unless a revised site plan with adequate loading areas is submitted and approved in accordance with this Article and such loading area is installed in accordance with the approved revised site plan.
      2. Loading and unloading of vehicles shall occur on-site within designated, approved, and properly screened loading areas and only between 7:00 a.m. and 10:00 p.m.
      3. Loading areas shall not be located within driveways.
      4. Each loading berth shall not be less than twelve (12) feet wide, twenty-five (25) feet long and, if enclosed or covered, fourteen (14) feet high. Adequate turning and maneuvering space shall be provided on-site.
      5. Loading areas shall be located away from the right(s)-of-way to which the building or site is oriented and screened from public view with buildings, landscaping, or grading. If such screening is not feasible, walls and fences may be approved by the Land Use Authority.
3. Drop-off Areas. If a proposed use involves drop-off of clients, customers, or employees, the parking area shall be designed to accommodate temporary parking and drop-off without reducing the required permanent parking spaces.
4. The requirements set forth herein may be adjusted with the approval of the Land Use Authority if the applicant demonstrates, in accordance with accepted engineering and planning standards and an engineered traffic circulation plan, that alternative design standards will provide adequate parking, access, loading, and maneuvering areas.
5. Landscaping of Parking Areas.
   1. Landscaping of parking areas shall conform to Section 3-4911.
   2. Large parking areas shall be avoided by using multiple parking areas or by breaking up the parking area with planter islands, peninsulas, or similar landscaping features to reduce the visual and physical impact of the parking area.
   3. Where possible, siting parking areas lower than adjacent roadways and continuing streetscape grading, berms, hedges, and other landscape treatment into parking areas is encouraged, with intent to reduce their visual impact and to screen the parking from the adjacent roadway. 
   4. Planter "islands" shall be provided at both ends of rows of parking spaces and in other areas where feasible to facilitate circulation. Islands shall measure six (6) feet from the outside edge of the curb, or five (5) feet inside dimension, to provide adequate space for tree trunks, hedges or parking lot light supports and to allow for proper maintenance.
   5. Vehicles shall be prevented from overhanging into landscaped areas through extended curbs or the use of concrete wheel stops.
6. Other Considerations.
   
   1. Circulation within the parking areas shall provide for free flow of vehicular traffic. The on-site parking and traffic circulation plan shall be a part of the traffic impact analysis required as a part of the preliminary site plan review required by Section 3-4926 of this Code.
      
   2. Bicycle parking areas with suitable racks shall be provided in convenient locations if bicycle access and use is reasonable or likely for the proposed use as determined by the Land Use Authority. . Bicycle parking areas shall be located so to minimize conflict with pedestrian walkways.
      
   3. Regardless of changes in occupancy or type of use, no increase in the amount of parking shall be allowed without submission of a new site plan. Conversion of landscape areas to parking or loading areas shall be prohibited unless necessary to serve the existing or proposed uses and decrease impacts to adjacent properties.
      

(Adopted: 12/16/2003)

1. Unobstructed and direct driveways of sufficient width to safely accommodate projected 20 year turning volumes as determined by the Traffic Impact Analysis required by Section 3-4926 shall be provided. Loading driveways may coincide with driveways to parking facilities.
   
2. In establishing permissible curb openings and sidewalk driveway crossings for access to private property, they shall not be authorized where they are unnecessary or where they would reasonably interfere with the movement of vehicular traffic, with public improvements, or with the rights of the public in the adjacent street or alley, and in no case shall any curb opening be of greater length than necessary for reasonable access to the property to be served thereby. In determining the length of curb openings and spacing of driveways, the end transitions in each case will be considered a part of the length of the curb opening.
   
3. Design and location of access drives shall comply with City design, spacing, and access requirements and this section. In the event of a conflict, the Land Use Authority shall determine the standard that applies upon recommendation from the city engineer.
   
4. The following standards shall apply in determining the size of curb openings and location of driveways:
   
   1. Access shall be by not more than one (1) driveway opening for each two-hundred (200) feet or fraction thereof of frontage on any street.
      
   2. Driveway openings shall be offset a minimum of 350 feet from the centerline of major arterials at intersections, but in no case shall be located within the operational area of the intersection (which includes turning lanes with associated tapers) as defined in the "Guidelines" referred to above.
      
   3. In order to minimize the number of access points from adjacent streets driveway openings and driveways shall be shared at property lines between parcels whenever possible.
      
   4. Driveway design shall incorporate reservoir space or "throat area" at entrances to provide sufficient queue storage for exiting vehicles and adequate deceleration distance for entering vehicles, as well as separating conflict points on site.
      
   5. Where the construction of more than one curb opening is required, a concrete safety curb between driveway openings, along and inside the property line, shall be provided when the property located between two driveways is used for the purpose of movement, storage, or parking vehicles.
      
   6. No driveway opening will be approved which results in vehicles encroaching on any portion of the street right-of-way for loading, standing, or unloading.
      
   7. Driveway openings must serve only legal off-street parking spaces or loading zones.
      
   8. Curb openings shall be entirely within the extension of the side property lines extended perpendicular to the street center line.
      
   9. Driveway openings and driveways shall be paved and shall provide for adequate storm drainage.
      
   10. Curb returns for driveway approaches shall be of the radius type and be provided with wheelchair ramps and shall meet all applicable State and Federal regulations pertaining to access for the handicapped.
       
   11. Any unused or abandoned driveway openings or portion thereof shall be restored to the original curb section at the expense of the abutting property owner. Upon refusal or neglect of the owner or agent to restore the curb and gutter to their original section, the City shall proceed to do such work, and all expenditures so incurred shall be charged against the owner or agent.
       
   12. Improvements within the public right-of-way shall be provided, designed, and constructed in conformance with the applicable city design specifications and requirements. All driveway geometrics shall be selected to provide for passage of the AASHTO design vehicle deemed to be appropriate to the development. As a minimum this shall be an AASHTO single unit truck.
       
   13. No object shall be so situated as to interfere with the required sight distance at intersections, on or off site, including driveway openings, and intersecting driveways, as set forth in the AASHTO "Policy on Geometric Design of Highways and Streets," latest edition, hereinafter referred to as the AASHTO Policy on Geometric Design.
       
   14. Circulation, parking areas, accesses, and roadways shall also conform to the requirements of the Fire Code with regard to providing emergency vehicle access.
       
   15. Where access impacts, connects to, or abuts State highways, state approval and permits must be obtained prior to site plan approval.
       
   (Adopted: 12/16/2003)

The following shall apply to all developments within the professional office district, and a landscape plan conforming to the following requirements shall be submitted for review in connection with site plan approval:

1. Landscaping shall enhance the overall visual appearance of the development and should incorporate varied landscaping features, such as planters, gardens, courtyards, terraces, shade structures, and seating areas to enhance the residential character of the site and provide outdoor spaces for employees and visitors.
   
2. A landscape plan, shall be dimensioned, to scale, and include, but not be limited to each of the following:
   
   1. List of plants
      
   2. Size of plants
      
   3. Location
      
   4. Irrigation plan
      
   5. Hardscape
      
3. Minimum caliper for all trees shall be 2" and minimum shrub size shall be one gallon.
   
4. Landscaping plans be prepared by a licensed landscape architect.
   
5. Landscaping shall incorporate xeriscaping and water-wise landscaping methods. The preservation of open space is encouraged.
   
6. Landscaping of a site shall be harmonious with adjacent properties within the professional office district by use of identical or compatible vegetation, trees, and organic and inorganic ground cover.
7. All landscaping shall have an automatic irrigation system.
   
8. Installation. All required landscaping shall be properly installed, irrigated, and maintained prior to use inauguration or occupancy of each specific building site.
   
9. Maintenance. Maintenance of approved landscaping shall consist of regular watering, pruning, fertilizing, clearing of debris and weeds, the removal and replacement of dead plants, and the repair and replacement of irrigation systems and integrated architectural features.
   
10. Front Setback Areas. Landscaping in these areas shall consist of an effective, attractive, and water-wise combination of street trees, trees, ground cover, and shrubbery continuously along all public rights-of-way less area for drive entrances. Where appropriate, setback areas shall be bermed.
    
11. At Intersections. Landscaping along all streets and boundaries shall be limited to a height of not more than three (3) feet within the area required for minimum sight distance as specified in the AASHTO Policy on Geometric Design for the following intersections.
    
    1. A vehicular trafficway or driveway and a street;
       
    2. A vehicular trafficway or driveway and a sidewalk;
       
    3. Two or more vehicular traffic ways, driveways, or streets.
       
12. Other Non-Parking Areas. All unpaved areas not utilized for parking and storage shall be landscaped as set forth herein.
    
13. Parking Areas. Landscaping shall be separated from the parking area by wall or curb at least six (6) inches higher than the parking area.
    
14. Total Landscaping. In all cases of professional office development, landscaping and natural open space shall meet the coverage requirements set forth in Section 3-4905.
    

(Adopted: 12/16/2003)

1. Hardscape should be used in coordination with architecture and landscaping to link the street edge, buildings, parking areas, landscaping and open space, and adjacent developments. Hardscape includes such items as curbing, benches, sculptures, water fountains, enriched paving treatments, cobblestone walkways, etc. Hardscapes should be provided that integrate and support landscaping and open/green spaces.
2. Hardscape design shall accompany landscape plans and shall be subject to review by the site plan Land Use Authority to determine continuity with overall development plan and harmony with the development of surrounding properties.
   
   
   (Adopted: 12/16/2003)

1. No outdoor storage is allowed in the professional office zone. 
2. Storage Area.
   
   1. All substructures erected for the purpose of screening storage areas shall be accomplished with materials and architecture which are compatible with that of the primary building structure.
      
   2. There shall be no visible storage of motor vehicles, trailers, airplanes, boats, or their composite parts: loose rubbish, garbage, junk, or their receptacles; building materials, or any other material or object except those items permitted by this ordinance to be stored within storage units. Covered storage (roofs without side walls) of boats and recreational vehicles on the storage shed site is allowed, as long as it is visually screened as described herein.
      
   3. Building materials for use in the same premises may be stored on the parcel during the time that a valid building permit is in effect for construction.
      
3. Refuse.
   
   1. Every parcel with a building or structure shall have a trash receptacle on the premises. The trash receptacle shall be of sufficient size to accommodate the trash generated. 
      
   2. The refuse collection area shall be located upon the lot so as to provide clear and convenient access to refuse collection vehicles.
      
   3. The receptacle shall be screened from public view on at least three (3) sides by a solid wall six (6) feet in height and on the fourth side by a solid gate not less than five (5) feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding buildings and structures.
      
   4. Freestanding refuse containers in retail or public areas which are intended for public use shall be constructed of cast concrete, ceramic or wrought iron, with an inset for a trash can and shall be constructed so as not to allow dispersal of the container or trash by the strong winds common to the area. The containers shall be natural in color and/or of a design commensurate with surrounding architectural themes.
      
   5. All outdoor refuse collection areas shall be visually screened from access streets and adjacent property by a complete opaque screen. Professional office owner and/or manager shall be responsible for the abatement, clean-up and removal of all garbage or refuse thrown, placed, or blown on surrounding property or streets rights-of-way. Every effort shall be made by said owner and/or manager to avoid the spread of such refuse or garbage to the surrounding area.
      
   6. No refuse collection areas shall be permitted between a frontage street and the building line. No refuse collection area shall be located within forty (40) feet of any residential use or zone.
      
   7. Refuse removal and trash collection operations shall occur between the hours of 7:00 a.m. and 10:00 p.m.
      

(Adopted: 12/16/2003)
(Ord: #2009-23, 09/01/2009)

All signs shall conform to Chapter 3, Article 7.

(Adopted: 12/16/2003) (Section deleted 7/5/05)

1. Lighting shall be stationary. No lighting shall blink, flash, or be of unusually high intensity or brightness.
2. Lighting shall be directed away from all adjacent properties and public streets and rights-of-way.
3. Lighting shall be shielded or recessed so that direct glare and reflections are contained within the boundaries of the parcel.
4. Parking lot lighting shall be reviewed by the site plan Land Use Authority. Parking lot lighting may consist of bollard lights no more than four (4) feet in height or light poles no more than fifteen (15) feet in height. Type and location of light pole or bollard shall be approved by the site plan Land Use Authority. Any approved parking lot lighting types shall have a cap to direct all light toward the ground. The maximum foot candles at the center of a parking lot shall be 2. Parking lot lighting shall not be operable between the hours of 11:00 p.m. and 6:00 a.m. Lighting standards for the storage shed area shall not exceed 15 feet in height or the height of the primary building, whichever is less.
5. Street lighting and parking lot lighting contribute to the safety and security of each development, improving night visibility. Unique lighting fixtures may provide easy identification of entrance and exit ways for motorists. Such lighting shall be encouraged, however, lighting potentially visible from adjacent properties shall be subdued and shall not interfere with vehicular traffic.
6. Use of mercury vapor or exposed fluorescent lights is prohibited. Energy efficient warm, white lighting, such as high pressure sodium or quartz halogen, is encouraged.
7. Automatic timers on lighting shall be required.
8. Lighting may be used to enhance landscaping and reinforce architecture.
9. Light fixtures shall be consistent in styling with the design theme proposed for that development.
10. Service area lighting shall be contained within service yard boundaries, with light sources concealed.
11. Lighting shall not cast any glare onto adjacent lots and streets in such a manner as to decrease the safety of pedestrian and vehicular movement.
12. A lighting plan shall be submitted for approval with the sit plan.
13. Lighting in the storage shed area may remain on at all times for safety and security reasons.
14. The maximum average allowable foot candles on the ground in the professional office area shall be 5.
15. The maximum average allowable foot candles on the ground in the storage shed area shall be 2.
    
    
(Adopted: 12/16/2003) (Amended: 6/1/04) 

The following list represents the only projections/construction that shall be permitted within the required setback areas:

1. Front Setback. Roof overhangs, canopies, and similar coverings if approved by the architectural review Land Use Authority.
   
2. Rear/Side Setbacks. Roof overhangs, and any projection/substructure which is determined by the architectural review Land Use Authority to substantially contribute to public safety.
   

(Adopted: 12/16/2003)

1. Grading shall conform to natural topography as much as possible and result in a harmonious transition of the man-made grades with the natural terrain. Cuts and fills shall be avoided.
2. Unnatural sharp or straight edges and planes shall be avoided. The top and toe of graded slopes shall be rounded to avoid a harsh machine-made appearance.
3. Parking lots shall be graded for proper drainage with surface water diverted in such a way as to keep the parking area free of accumulated water, snow, or ice. All surface drainage shall be contained within development site in accordance with City standards.
4. Parking lots shall have minimum and maximum percent grades as set forth by the City Engineer.
5. Berms are to be graded in gentle, undulating naturalistic forms. No straight, steep or erodible slopes are permitted. Provisions are to be made for drainage around or through berms as necessary. Berms shall not be higher than thirty-six (36) inches from top of adjacent curb.
6. Retaining walls used to raise or lower grade shall be prohibited unless the applicant demonstrates that the site cannot feasibly be developed without retaining walls. If retaining walls are permitted, they shall be made from materials that preserve a rural and natural appearance, such as natural stone.
   
7. All grading and site development shall conform to Chapter 8.
   

(Adopted: 12/16/2003)

1. All utilities, including drainage systems, sewer, gas and water lines, electrical, telephone and communications wires, and related equipment, irrigation ditches and/or pipes, shall, where possible, be installed and maintained underground.
2. Mechanical equipment (including, but not limited to, components of plumbing, processing, heating, cooling, and ventilating systems) shall be screened from view from adjacent public streets and properties as set forth herein.
3. No exterior components of such mechanical equipment (e.g. piping, stacks and duct work, fans and compressors) shall be mounted on any building wall unless they are an integrated architectural design feature. Any such components shall only be permitted with the approval of the architectural review Land Use Authority.
4. Roof mounted mechanical equipment shall be hidden from view by building parapets of equal height.
5. If building parapets do not provide adequate screening of mechanical equipment, screening shall be installed as an integral part of the overall architectural design, and painted such a color as to allow its blending with its visual background.
6. Equipment and mechanical devices shall not be located in any required setback area or side yard except for electrical or telephone equipment installed by the utilities and HVAC equipment located within the eave line of the building. Screening shall be provided so that equipment located in the area is screened from view from all adjacent streets and properties. Such screening shall be accomplished with materials and designs that are compatible with the architectural character of the building.
7. Electric transformers, utility pads, cable TV and telephone boxes shall be located in public rights-of-way and under ground or screened with walls, fences or vegetation or otherwise enclosed in a manner harmonious with the overall architectural theme.
8. Each licensed business will provide public rest rooms of sufficient size to service potential customers including men and women. The rest rooms shall be designed in accordance with the UBC to accommodate handicapped persons.
   

(Adopted: 12/16/2003)

The following articles shall apply to roof structure and design in any commercial development:

1. Roof design shall of a type typically associated with residential construction, including gables, hips, and sheds, with overhangs between two to three feet to soften the building’s appearance and maintain residential scale, in accordance with one of the following approaches:
   1. Traditional Approach: Steeply pitched gable roofs with overhangs, dormers, and deep eaves.
   2. Modern Approach: Some flat or gently sloping roofs with wide overhangs, integrating clean lines and large glass panels. A terrace could be included for a modern aesthetic appeal.
2. Buildings on property fronting the east side of Highland Boulevard between Timpanogos Highway and Sunflower Drive shall use the traditional approach for roof design.
3. Where permitted, roofs with a slope of 2:12 or less shall not be used to cover more than 50% of the building footprint. Walkable/habitable roofs used as balconies, terraces, or walking, congregation, or recreation areas over single-story elements of a multi-story building shall not be included in this calculation.
4. The following roofing materials are prohibited, either because of their appearance, or because they are not likely to perform satisfactorily in the climate of Highland City
   1. Untreated aluminum or metal (except that copper may be used)
   2. Reflective materials
   3. Brightly colored roofing materials such as bright red, blue, yellow, neon colors, or similar colors that are highly visible
5. The following roof shapes are prohibited in Highland city, either because of their appearance, or because of their poor performance:
   
   1. Mansard or fake mansard roofs
      
   2. Gambrel roofs
      
   3. Curvilinear roofs
      
   4. Domed roofs
      
   5. Geodesic domes
      
   6. Conical roofs
      
   7. A-frame or modified A-frame roofs
6. Skylights and solar panels must be designed to fit flush with the roof surface, or up to a maximum of two feet above the roof's surface. No reflective materials may be used unless thoroughly shielded to prevent reflection into nearby properties.

(Adopted: 12/16/2003)

1. No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites, such as, but not limited to, vibration, sound, electromechanical disturbance and radiation, electromagnetic disturbance, air or water pollution, dust emission of odorous, toxic, or noxious matter, or placement, dumping or blowing refuse, paper or other garbage.
   
2. Noise Attenuation. All professional office areas within Highland City shall be subject to the noise limitations established in Municipal Code Section 8.16.100 Nuisance of Noise and Light.
3. Dust Mitigation. All excavations in excess of 1/4 acre shall obtain and file with the City a dust mitigation plan.
   
4. Grading, Sedimentation and Erosion Control. All building permits shall be accompanied by a grading, sedimentation, and erosion control plan which shall at a minimum include environmental fencing surrounding the project and best management practices. 
   

1. Any person constructing or altering a building in the professional office zones shall first obtain a building permit from the City for such construction or alteration, and then shall obtain a certificate of occupancy from the City before the building being constructed or altered is occupied.
2. Any person who desires to occupy vacant floor space, or to change the use of floor space, shall be required to first obtain the following:
   1. A new or amended conditional use permit for the proposed use; and
   2. A building permit and a certificate of occupancy for a tenant improvement.

(Adopted: 12/16/2003)

Prior to the issuance of building permits for any use, the architectural review Land Use Authority shall review the proposed development plans to assure compliance with the design requirements provided in this Article.

1. Overall Architectural Outline.
   
   1. The proposed development shall be of a quality and character which is consistent with the community design goals and policies including but not limited to: scale, height, bulk, materials, cohesiveness, colors, roof pitch, roof eaves and the preservation of privacy.
      
   2. The design shall improve community appearance by avoiding excessive variety and monotonous repetition.
      
   3. Proposed signage and landscaping shall be an integral architectural feature which does not overwhelm or dominate the structure or property.
      
   4. Lighting shall be stationary and deflected away from all adjacent properties and public streets and rights-of-way.
      
   5. Mechanical equipment, storage, trash areas, and utilities shall be architecturally screened from public view.
      
   6. With the intent of protecting sensitive land uses, any proposed design shall promote a harmonious and compatible transition in terms of scale and character between areas of different land uses.
      
   7. All building elevations shall be architecturally treated.
      
   8. Both sides of all perimeter walls or fences shall be architecturally treated, except for the side that is inside a storage building
      
   9. Each licensed business will provide public rest rooms of sufficient size to service potential customers including men and women. The rest rooms shall be designed in accordance with the UBC to accommodate handicapped persons.
      
2. Facade Design
   1. Building material and design shall be of a type typically associated with residential construction, including gables, hips, and sheds, with overhangs between two to three feet to soften the building’s appearance and maintain residential scale, in accordance with one of the following approaches:
      1. Traditional Approach: Use brick or stone at the base of the building, combined with wood or stucco above for a multi-textured, residential look. Incorporate traditional detailing like exposed rafter tails or trim around windows.
      2. Modern Approach: Combine concrete, steel, or glass with warm materials like wood paneling or weathered steel for accent areas.
   2. Buildings on property fronting the east side of Highland Boulevard between Timpanogos Highway and Sunflower Drive shall use the traditional approach for façade design.
   3. The base material should extend no higher than 12 feet. For two-story sections, lighter materials such as wood or stucco should be used on the second story.
   4. Different exterior siding materials add interest to a building, and to the community as a whole, however, the use of too many exterior materials, like excessive ornamentation, detracts from the values of adjoining properties. Exterior walls of any building may be sided with up to three different materials per building, but no more than three materials may appear on any one wall, including ornamental siding. Trim shall not be counted as a siding material. If trim covers more than 10% of a side of the building, it shall be counted as a siding material on that side.
   5. Primary siding materials shall consist of brick, stone, stucco, cementitious fiber board, natural wood, or materials of similar quality and durability.
   6. The siding materials listed below are prohibited:
      
      1. Weeping mortar
         
      2. Plastic or vinyl siding
         
      3. Lava rock
         
      4. Asphalt or plywood siding
         
      5. Stucco walls divided by wood dividers
         
      6. Metal grills
      7. Non-colored-anodized and/or unpainted aluminum, or other untreated metal siding.
   7. Colors shall be limited to soft shades and/or earth tones. No bright or neon colors shall be allowed on exterior of buildings.
   8. Materials and colors used shall have an LRV rating of 70% or less.
3. Details and Ornamentation
   
   1. Architectural design in Highland City has primarily been simple. Highly ornate buildings are inconsistent with the architecture of the community and shall be prohibited.
   2. Residential-scale ornamentation shall be provided in accordance with one of the following approaches:
      1. Traditional Approach: Use architectural details such as molded cornices, decorative trim, and window shutters. Incorporate elements like brick quoins, gable accents, and stone lintels.
      2. Modern Approach: Modern detailing can include clean lines, geometric shapes, and minimalist ornamentation, using wood slats, steel accents, or textured concrete surfaces for visual interest.
   3. Buildings on property fronting the east side of Highland Boulevard between Timpanogos Highway and Sunflower Drive shall use the traditional approach for detail and ornamentation design.
4. Fenestration:
   1. The first story of a building shall have no more than 40% fenestration. Fenestration:
   2. Other stories shall have no more than 30% fenestration that aligns with the design and location of fenestration on the first story.
   3. Fenestration should be residential-scale windows and doors that vary in size and design, incorporating features like casement windows, French doors, or double-hung windows. Storefront windows and sliding glass doors are discouraged, unless opening onto patios or green space areas. Glass-and-steel commercial-type facades are prohibited.
   4. Fenestration should be designed to avoid direct sightlines into neighboring properties. Where direct views are unavoidable, screening should be provided such as frosted or shaded glass or landscaping, berming, or fencing that maintains privacy.
   5. Fenestration shall be in accordance with one of the following approaches
      1. Traditional Approach: Windows arranged in groups, such as pairs or triplets, with traditional trim, muntins, and shutters. Include front doors with decorative sidelights and transoms. Second story windows should include arched windows. a prominent bay window, or other residential treatment.:
      2. Modern Approach: Frameless glass or aluminum frames creating sleek, clean lines. Large windows and glass doors may be included facing terraces, patios, and open spaces, but should not be used to create retail-style storefronts.
   6. Buildings on property fronting the east side of Highland Boulevard between Timpanogos Highway and Sunflower Drive shall use the traditional approach for fenestration design.
5. Entrances.
   1. Every building shall provide a residential-style architectural element over each entrance that identifies the entrance, such as a pediment, portico, stoop, or porch, in accordance with one of the following approaches:
      1. Traditional Approach: The entrance may be a front porch, with columns and decorative elements like railings or a canopy. For a 2-story section, an entryway might include a covered porch or portico to emphasize residential feel.
      2. Modern Approach: A clean-lined, minimalist entry can be designed with a cantilevered overhang, large sliding doors, and accent lighting. The porch or entry should be connected to the landscape with modern materials like concrete or wood.
   2. Buildings on property fronting the east side of Highland Boulevard between Timpanogos Highway and Sunflower Drive shall use the traditional approach for entrance design.
   3. The entrance element shall be centrally located and connected to adjacent parking areas, sidewalks, and landscaping with hardscape walkways.
   4. The entrance element shall be offset from the façade to provide a clear, welcoming entry point to the building.

(Adopted: 12/16/2003)

1. Each building’s massing shall be broken down into smaller, more approachable components by incorporating cantilevered sections, by varying façade depth, building height, and roof lines, peaks, and overhangs, and by using varied building materials to reduce the visual impact of the building and avoid overwhelming the surrounding environment.
2. Buildings with two stories above grade shall conform to the following requirements:
   1. The second story element shall not exceed 65% of the total building footprint. The height of the two-story element should not exceed the maximum allowed building height. The second story may incorporate dormers, terraces and balconies, or other methods to reduce the footprint and impact of the second story.
   2. The single-story element shall not be less than 35% of the total building footprint and should have a maximum height of 25 feet. The first floor should be designed horizontally in nature. Recessed or cantilevered features may help enhance the horizontal nature of the first floor.
   3. Variation from these requirements may be approved by the Land Use Authority if the building demonstrates superior response to the intent, goals, and design requirements of the professional office zone, the design promotes residential architecture and aesthetics, and the design reduces the visual impact to adjacent properties.

(Adopted: 12/16/2003)

1. All property necessary for public rights-of-way and other public areas shall be dedicated to the city in accordance with city standards.
2. Water rights and shares shall be dedicated to the city in accordance with section 5-5-112.

(Adopted: 12/16/2003)

All uses proposed for development under this Article shall be subject to site plan, landscape plan, and architectural design review. There shall be submitted to the City a plan for the use and development of each tract for the purposes of and meeting the requirements set forth in this Article. Said plan shall be accompanied by information concerning the effects on surrounding property, the current and proposed physical conditions of the site, including the effect of the project on adjacent streets, and the following:

1. A site plan showing lot lines and defining the area to be occupied by buildings, the areas and configurations to be used for parking, the location of roads, driveways, signs, and walks, the spaces for loading, location of refuse collection and screening, and all other details required by this Article.
   
2. A landscape plan that meets the requirements of Section 3-4911 and details the character, location, and extent of landscaping, planting, hardscapes, and other treatment for adjustment to property.
   
3. Enough information on land areas adjacent to the proposed development to indicate adjacent land uses, zoning classifications, circulation systems, public facilities, and unique natural features of the landscape.
   
4. Traffic studies addressing the internal circulation of the site and the impact of the site and use on public rights-of way.
   
5. Architectural review approval. Elevations and/or architectural renderings of buildings' facades facing public rights- of-way and district boundaries where the premises abut areas zoned for residential uses, said elevations or renderings being sufficiently complete to show building heights and roof lines, the location and height of any walls, signs, and light standards, openings in the facade, and the general architectural character of the building.
   
6. The site plan shall provide for the construction, improvement, and dedication of all public improvements necessary or required to serve the proposed development, including right-of-way improvements and utility facilities.
   
7. Any additional information as required by the Reviewing Body, Recommending Body, or Land Use Authority to evaluate the character and impact of the proposed development.
   
8. Conditional use permit. Additional requirements associated with a Conditional Use Permit application in accordance with Chapter 4.
   (Adopted: 12/16/2003)

The site plan Recommending Body shall review the site plan and make a recommendation to the site plan Lane Use Authority. The site plan then will be reviewed by the site plan Land Use Authority.

1. Findings necessary to granting approval for the site plan are:
   
   1. The proposed use and development of land conforms to the provisions of this ordinance, and requirements of Engineering, Fire Department, Flood Control, Business License, and Planning Department.
      
   2. The development is otherwise not detrimental to the public health, safety, general welfare, or to adjacent property, or to the orderly development of the City.
      
   3. Approval of a traffic impact analysis (TIA) for the proposed development, to be completed by a competent transportation engineer at the developer's expense. Said TIA shall, as a minimum, address the suitability of the proposed parking, street access, driveway, and on-site traffic circulation systems and the impact on the adjacent street system.
      
   4. Demonstration that adverse impacts on neighboring residential properties have been reasonably mitigated.

(Adopted: 12/16/2003)

Any appeals from any final decision of the Land Use Authority shall be heard by the designated Appeal Body.

(Adopted: 12/16/2003) (Amended: 4/21/98)

The following articles shall apply to all professional office developments within Highland City.

1. Site Improvements.
   
   1. Guarantee. To guarantee the construction, repair and/or replacement of required public improvements, the permittee shall post assurances per Chapter 6, Guarantee of Performance, in this Code. 

(Adopted: 12/16/2003) (Amended 5/20/08)

The following articles shall apply to the storage facilities within the Professional Office zone.

1. All goods and wares shall be stored within an enclosed building, except that boats and trailers may be stored in structures containing a roof with no side walls where screened from outside view. This provision shall not be interpreted to permit the storage of partially dismantled, wrecked or inoperable vehicles.
   
2. No storage facilities shall be used for the storage of hazardous materials in violation of the provisions of the Uniform Fire Code or the Uniform Building Code.
   
3. The repair, reconstruction or construction of any boat, vehicle, small engine, furniture or other items which require the use of gasoline, paint remover or similar materials is prohibited.
   
4. It shall be unlawful for any owner, renter or operator of a storage facility or any unit located therein to offer for sale or sell any item of personal property within the storage facility, or to conduct any type of commercial activity on the premises, other than the leasing of the storage units, leasing of moving vehicles, or to permit the same to occur.
   
5. A maximum of two (2) moving vehicles may be displayed outside the enclosed storage facility, with the ability to store an additional maximum of six (6) moving vehicles inside the storage facility, provided that said vehicles are stored in structures containing a roof with no side walls where screened from outside view.
   
6. No other residence or dwelling structure is allowed, except as is provided in 3-4903(2). No storage facility shall be used for permanent or temporary living quarters.
   
7. The applicant shall provide to the Planning Commission for their approval rules and regulations governing the use of the storage units. Said rules and regulations shall become a condition of approval in the conditional use process and shall include as a minimum rules governing hours of operation and a traffic circulation and mitigation plan.
   

(Adopted: 12/16/2003)