The purpose of this ordinance is to create a zone for civic, recreational and institutional uses. Implementation of this zone will serve to identify properties for civic purposes such as civic center uses, cultural facilities, public safety facilities, and other public uses; identify institutional uses such as schools; provide lands for park, recreation and open space areas, protect public open space, recreation areas and natural open space, and other uses which are beneficial to the community which:

1. Promote the overall functionality, safety and visual attractiveness of public Institution buildings, accompanying substructures, and surrounding landscape;
   
2. Ensure that public buildings and uses are designed to be compatible with other buildings and uses on the site and with the neighborhood in which they are located;
   
3. Promote development which works in harmony with the open, rural atmosphere of Highland City;

(Adopted 7/18/06)

The only uses allowed within the Public Institution Zone shall be permitted uses which satisfy the primary intent or purpose for the Zone. All uses in this zone shall first obtain site plan approval from the site plan Land Use Authority prior to construction of any structure. The following list of uses may be permitted within the Public Institution Zone with site plan approval:

1. Administrative, maintenance or service uses primarily associated with Federal, State and Local Government (ex: post office, tourism, city buildings, parks and recreation, etc.).
   
2. Public and private schools
   
3. Parks and Open Space
   
   1. Parks and recreation facilities operated by a governmental agency, including: bicycle trails, equestrian trails, walking trails, nature trails, park land/lawn areas, children’s play areas, picnic facilities, pavilions, athletic courts and athletic fields used for public park and recreation purposes.
      
   2. Natural Conservation Areas for the managed protection of resources, including but not limited to; forest lands, waterways and watersheds.
      
   3. Public water supply reservoirs (uncovered), water conservation areas including percolation basins and flood plain areas.
      
   4. Naturally maintained open space.
      
   5. Minor maintenance and utility structures associated and limited to the maintenance of the site where it is located. 
      

(Adopted 7/18/06)

In the Public Institution Zone, any use not expressly listed as a permitted use shall be deemed prohibited. 

(Adopted 7/18/06)

Schools are regulated and exempted through the State of Utah (UCC Title 53A -- State System of Public Education) however some local laws and ordinances still apply. The following items may be regulated by Highland City through this ordinance:

1. Drainage and grading; and
   
2. Ingress/egress and traffic circulation; and
   
3. Crosswalk locations and function; and
   
4. Mud and Dust Pollution Prevention; and
   
5. Lighting; and
   
6. Signage

(Adopted 7/18/06)

1. An area to be zoned Public Institution shall be recommended by the Recommending Body and approved by the Land Use Authority pursuant to the City's legislative authority and discretion, and shall have the following characteristics:
   1. Development Site, excluding dedicated roads, shall be a minimum of one thousand (1,000) square feet in area with a minimum of one hundred thirty (130) feet of frontage on a dedicated and improved public street.
   2. In order to encourage uses consistent with the objectives of the Public Institution Zone and to ensure adequate site planning, the entire site must be master planned at the time of site plan approval. Control of the property by a single person, association, partnership, or corporation must be demonstrated.
2. Development of property zoned P-I requires the following approvals:
   1. 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;
   2. Architectural review approval, which includes review of building height, design, materials, and aesthetics; and
   3. Construction approvals, including building permits, sign permits, and right of way permits.

(Adopted 7/18/06)

Coverage regulates the area of the site that may be covered by the building. Covered walkways, roof structure overhangs, and other solar protection or aesthetic structural elements should not be included in building coverage calculations. These guidelines also help protect area dedicated to landscape and parking.

1. Coverage of a site by a building structure, including all the pertinences, shall not exceed sixty-five percent (65%) of the total site (schools are exempt from this requirement). 
   
2. In all site plan configurations, landscaping shall occupy no less than thirty-five percent (35%) of the total land area under development.
   
3. Coverage restrictions do not apply to open ponds for water storage.
   
4. The number of structures within the Public Institutional Zone shall be consistent with the R-1-40 Zone as defined in Chapter 3 Article 4.1 of this Code (schools are exempt from this requirement).

(Adopted 7/18/06)

It shall be within the authority of the site plan Land Use Authority to determine, for any development in this Zone, which property line or lines shall be considered as side or as rear lines for the purpose of administering this ordinance.

1. The public street right-of-way line shall be considered the front property line of a lot. Where a property does not have frontage on a public right-of-way then the front shall be considered the portion of the lot where it is accessed. Front setback areas shall be a minimum of thirty (30) feet.
   
2. Side setback areas shall be a minimum of ten (10) feet. Where a side property line abuts a residential zone then the side setback shall be a minimum of (30) feet.
   
3. Rear setback areas shall be a minimum of ten (10) feet. Where a rear property line abuts a residential zone then the rear setback shall be a minimum of (30) feet.
   
4. In no case shall any permanent structure be constructed within any recorded easement of any kind. This shall include retaining walls over two (2) feet in height, but shall exclude fences which meet the fence requirements of Highland City.
   
5. Setbacks do not apply to open ponds for water storage, however open ponds shall not be developed within any easement other than drainage basins or easements designated for such use.

(Adopted 7/18/06)

The maximum height of any building in the Public Institution Zone shall not exceed thirty-five (35) feet. The height is measured from one location along any elevation where the “Grade of Building” (as defined in 10-102(23)) to the highest part of the building is at its greatest vertical distance. On sloped lots where the grade difference exceeds four feet in elevation the averaged maximum “Height of Building” (as defined in 10-102(26)) in the Public Institution Zone shall not exceed thirty-five (35) feet. No building shall be constructed to less than the height of 10 feet or one story above finished grade. Maximum height shall include any portion of any object connected to the building or projecting from the building.

(Adopted 7/18/06)

The applicant may install an opaque screen all Zone boundaries, other than streets. Following are acceptable means of providing such screening:

1. Walls. A wall shall consist of wrought iron, concrete, stone, brick, tile, or similar type of solid masonry material(s). All such walls must be landscaped with vegetation at the base of the wall where it may be visible from a public right-of-way or from a private residence.
   
2. Berms. A berm shall be no less than thirty (30) feet in width at the base facing an arterial road if available and no less than twenty (20) feet in width at the base facing any other street or property if available. It shall be constructed of earthen material and it shall be landscaped. Grading of berms is further detailed in Section 3-41018 of this Code. If an institutional use is developed along any of the following right-of-ways, the applicant shall install the parkway detail: SR-92, SR-74, 11800 North, 10400 North, 6800 West, and 4800 West. The parkway detail consists of berms, trees, and a meandering sidewalk.
   
3. No signs or sign supports shall be permitted on any required screening unless required by State or Federal regulations however the most restrictive requirements for the size and location of signs or sign supports required by any law or regulation of the State of Utah shall take precedent.
   
4. Note. Since walls and hedges are a main visual feature in any development, regulations related to the placement, size and appearance of such objects must be enacted. 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. No wall, hedge or other visual obstruction in excess of six (6) feet shall be allowed on any Public Institution development site.
      
   2. 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.
      
   3. 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, however the more restrictive regulations required by any law or regulation of the State of Utah shall apply.
      
   4. On a corner lot, 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.
      
   5. To protect safe sight-distance for vehicular movement, sight obstructing fences, or walls or other obstructions shall not exceed thirty-six (36) inches in height when located in a front setback. 
      
   6. If walls are finished in stucco, colors will be limited to earth tones. No bright or neon colors will be allowed.
      
   7. 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 7/18/06)

Except as may be provided elsewhere in this ordinance, there shall be provided at the time of construction of any building or structure, or at the time any main building is enlarged or increased in capacity, minimum off-street parking space(s) with adequate provisions for ingress and egress by standard-sized automobiles. If any land, structure or use is changed from one use to another which requires more off-street parking spaces, there shall be provided such additional off-street parking for the new use as is required by this chapter.

1. Parking Lot Characteristics. Each parcel of land developed for off-street parking in response to the requirements of this chapter shall provided the following characteristics:
   
   1. Surfacing. Each lot shall have a paved, all-weather surfacing material consisting of a minimum of six (6) inches of road base with three (3) inches of asphalt, or, three (3) inches of road base with six (6) inches concrete paving on all parking areas and service roads. Surfacing shall be maintained in good condition and kept clear and in an unobstructed and usable condition at all times. Responsibility for maintenance of the lot shall rest with the property owner. The lot shall provide adequate access to a street or alley.
      
   2. Grading. 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 or ice. All surface drainage shall be contained within development site and approved by City Engineer.
      
   3. Lighting. Lots shall be properly illuminated, with luminaries arranged so as to baffle and direct light away from any adjoining residential buildings. Exterior lighting of any kind shall not exceed fifteen (15) feet in height and shall be directed toward the ground (with the exception of lighting which may be directed toward an American flag that is mounted to a flag pole). All lighting that is requested to be functional between the hours of 11:00 p.m. and 7:00 a.m. for security purposes only shall be motion sensored and shall be turned off otherwise.
      
   4. Size of Spaces. Each parking space shall be a minimum of nine (9) feet wide by eighteen (18) feet long. 
      
   5. Handicapped Parking. All structures which are required by the provisions of the International Building Code to have adaptations which assist access by handicapped persons shall, in addition, provide off-street parking for handicapped persons as described below or as required by applicable State or Federal regulations.
      
2. Specific Requirements for Each Land Use. Minimum required off-street parking shall be provided for each use
   
3. Location of Parking.
   
   1. Required off-street parking shall be provided on the site of the use served. 
      
   2. The parking setback restrictions set forth above shall also apply to contiguous or alternate parking sites.
      
   3. Parking facilities need not be located in one consolidated area of a particular site, but may be separated by landscaping or building elements.
      
4. Other Considerations.
   
   1. Circulation within any parking area 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 3-41027 of this Code.

(Adopted 7/18/06)

1. Unobstructed and direct driveways of sufficient width to safely accommodate projected 20 year turning volumes shall be provided. 
   
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.

(Adopted 7/18/06)

The following guidelines for landscaping shall apply to all civic buildings constructed within the Public Institution Zone:

1. Landscaping shall enhance the overall visual appearance of the development.
   
2. A fully comprehensive landscaping plan shall include, but not be limited to:
   
   1. List of plants
      
   2. Size
      
   3. Location
      
   4. Irrigation plan
      
   5. Hardscape
      
3. Minimum caliper for all trees shall be 2" and minimum shrub size shall be one gallon. Trees shall be a mixture of a 50% deciduous and 50% evergreen variety. There shall be a minimum of one (1) tree per 3,000 sf of landscape area in addition to trees along rights-of-way. Street trees shall be planted at a minimum of one tree per 30 feet o.c., excluding any access driveway, or as per the designated street plan if defined. 
4. Not more than twenty-five percent (25%) of inorganic ground cover may be used, and it shall be in combination with live plants.
   
5. All landscaping shall have an automatic irrigation system.
   
6. Installation. All required landscaping shall be properly installed, irrigated, and maintained by the owner of the property. All required landscaping shall be bonded for by the person or person(s) responsible for installation of the landscaping for a period of one year following final approval of a project per Chapter 6, Guarantee of Performance, in this Code. If any portion of the required landscaping has not been completed or is inadequate as per an approved landscaping plan than the City may exhaust whatever portion of that bond may be necessary to complete the landscaping according to that approved landscaping plan.
   
7. 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.
   
8. Front Setback Areas. Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover, and shrubbery at least fifteen (15) feet wide continuously along all public rights-of-way less area for drive entrances.
   
9. At Intersection. 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.
      
10. Other Non-Parking Areas. All unpaved areas not utilized for parking and storage shall be landscaped utilizing ground cover shrub and tree materials, and/or dry landscaped materials.
    
11. Total Landscaping. In all cases of Public Institution development, landscaping shall occupy no less than thirty-five percent (35%) of the total land area under development. If the land area under development does not include all of the land within the property where the development is proposed, then an area which is equal to 100% of the impervious surface of the proposed development shall be required for landscaping purposes.
    

(Adopted 7/18/06)

The following articles shall relate to the screening and location of storage and refuse collection areas:

1. Storage.
   
   1. Outside storage may be permitted for civic buildings within the PI Zone with the following requirements:
      
      1. On any side that faces a public right-of-way, landscaping shall be provided that is at least a minimum of ten (10) feet in width on at least one (1) side of the enclosure consisting of equal amounts of shrubs, groundcover and climbing vines. 
         
   2. The storage or manufacturing of hazardous materials or hazardous waste, combustibles and explosive materials, or petroleum products exceeding state or federal limits shall be prohibited. These materials and products shall be regulated by state and federal laws and regulations (see 3-4960(3): Nuisances in this Section). 
      
2. Refuse.
   
   1. Every parcel with a building or structure shall have a trash receptacle on the premises if relevant to the use. 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 masonry 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 similar with the main building or structure. The materials shall be identical to those used on the main building or structure when masonry has been applied. 
   4. All outdoor refuse collection areas shall be visually screened from access streets and adjacent property by a complete opaque screen. Property owner(s) and/or manager(s) in a Public Institution Zone shall be responsible for the abatement, clean-up and removal of all garbage or refuse thrown, placed, or blown on surrounding property or streets of right-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.
      
   5. No refuse collection areas shall be permitted between a frontage street and the rear of the main building line. No refuse collection area shall be located within two hundred (200) feet of any residential use.
      
   6. Refuse removal and trash collection operations shall only occur between the hours of 8:00 a.m. and 6:00 p.m.

(Adopted 7/18/06)

1. Purpose. The purpose of this section is to: 
   
   1. Maintain and enhance the City's appearance by regulating the design, character, location, size, color, illumination and maintenance of signs in a Public Institution Zone in Highland City; and, 
      
   2. Minimize the possible adverse effects of signs on nearby public and private property.
      
2. General Regulations. The following articles shall serve as guidelines for any sign erected in a Public Institution Zone in Highland City:
   
   1. Signs shall be prohibited within the PI Zone except as permitted in Article 7 of this Code or unless required by State or Federal regulations for the health, safety and welfare of the citizens of Highland. The most restrictive requirements for the size and location of signs or sign supports required by the State of Utah or federal law or regulation shall apply.

(Adopted 7/18/06)

The following articles shall relate to guidelines for exterior lighting of any Public Institution development. These articles relate to parking lighting, sign lighting, architectural lighting, safety lighting, and landscape lighting.

1. Lighting should be stationary. No lighting shall blink, flash, or be of unusually high intensity or brightness.
   
2. Lighting should be directed toward the base or foundation of the building or structure for which it is intended and away from all adjacent properties and public streets and rights-of-way. 
   
3. Lighting should be shielded or recessed so that direct glare and reflections are contained within the boundaries of the parcel.
   
4. Lighting objects or structures should not extend in any manner above an eave or roof line of a building or structure. 
   
5. Parking light standards should not exceed fifteen (15) feet in height or the height of the primary building, whichever is less.
   
6. Use of mercury vapor or exposed fluorescent lights is discouraged. Energy efficient warm, white lighting, such as high pressure sodium or quartz halogen, is encouraged.
   
7. Automatic timers on lighting should be encouraged. Well designed systems can maximize personal safety during nighttime use while saving energy. All lighting for security purposes that request to be functional between the hours of 11:00 p.m. and 7:00 a.m. should be activated by a motion sensor only.
   
8. Lighting should not spill from the building which it is intended to light or cast any glare onto adjacent lots and streets in such a manner as to decrease the safety of pedestrian and vehicular movement. 
   
9. Building illumination and architectural lighting should be creative and must reinforce the design theme. Indirect wall lighting or "wall washing," overhead down lighting, or interior illumination which spills outside is encouraged. This lighting should be directed toward the building for which it is intended by a maximum angle of 45 degrees and maximum distance of 10 feet from the face of the building or structure.
   
10. Architectural lighting is encouraged to articulate the particular building design. Rim lighting of eaves, bending, up lighting, and other effects should be used in harmony with design theme.
    
11. Architectural lighting should be integrated with building elements and concealed flush with grade wherever possible so that it is not visually apparent during the daytime.

(Adopted 7/18/06)

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

1. Front Setback. Roof overhangs
   
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 7/18/06)

The following guidelines shall apply to grading of Public Institution Zoned properties:

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.
   
2. Man-made land forms shall be graded to avoid unnatural sharp or straight edges and planes. 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 and approved by City Engineer.
   
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. Generally, a berm height of thirty-six (36) inches from top of adjacent curb is the maximum desired.

(Adopted 7/18/06)

The following articles shall relate to the installment, location and screening of utilities and other exterior equipment:

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. No mechanical equipment (including, but not limited to, components of plumbing, processing, heating, cooling, and ventilating systems) shall be visible on site or from the nearest right-of-way and shall be enclosed within a structure which shall comply with this Section.
   
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. 
   
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 from the upper floors, 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 devised shall not be located in any required setback area or side yard except for electrical or telephone equipment installed by the utilities. 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, Institution pads, cable TV and telephone boxes shall be located out of public rights-of-way and underground or screened with walls, fences or vegetation or otherwise enclosed in a manner harmonious with the overall architectural theme.

(Adopted 7/18/06)

The following articles shall apply to roof structure and design in any Public Institution Zone:

1. 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
      
2. 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
      
   8. Roof designed with a slope less than 5/12 (does not apply to water storage facilities).
      
3. 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 7/18/06)

1. Property in a Public Institution Zone shall not 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, or outside storage.
2. Noise Attenuation. All Public Institution 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. The storage or manufacturing of hazardous materials or hazardous waste, combustibles and explosive materials, or petroleum products exceeding state or federal limits shall be prohibited. These materials and products shall be regulated and enforced by state and federal laws and regulations.
   1. "Hazardous materials" shall mean hazardous waste as defined in the Utah Hazardous Waste Management Regulations, PCBs, dioxin, asbestos, or a substance regulated under 42 U.S.C., Section 6991(2), and including petroleum products or any explosive materials as determined by state or federal regulations shall be prohibited. Federal limits for hazardous materials are defined by the Code of Federal Regulations: Title 40 — Protection of Environment, Volume 18, 40CFR261.3.
   2. "Hazardous waste" means a solid waste or combination of solid wastes other than household waste which, because of its quantity, concentration, or physical, chemical, or infectious characteristics may cause or significantly contribute to an increase in mortality or an increase in serious irreversible or incapacitating reversible illness or may pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed of, or otherwise managed.
   3. “Combustibles and Explosives” shall be defined by Section 10-8-56 Utah Law. The storage or manufacturing of gunpowder, tar, pitch, resin, coal, oil, gas, gasoline, benzine, turpentine, nitroglycerine, petroleum or any of the products thereof, and other combustible or explosive substances or materials shall be prohibited.
   4. “Petroleum” includes crude oil or any fraction of crude oil that is liquid at 60 degrees Fahrenheit and at a pressure of 14.7 pounds per square inch absolute. "Petroleum storage tank" means a tank that:
      1. Is underground;
      2. Is regulated under subtitle i of the resource conservation and recovery act, 42 u.s.c. section 6991c, et seq.; and
      3. Contains petroleum.

(Adopted 7/18/06)

Any person altering a building in the Public Institution Zone shall first re-apply for site plan approval, obtain a building permit from the City for such construction or alteration, and then obtain a certificate of occupancy from the City for the alteration/construction after completion. If a different use is requested than what is permitted within the Public Institution Zone than the property shall be rezoned to its previous designation and will be regulated by that previous zone.

(Adopted 7/18/06)

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 architectural design guidelines provided in this Section.

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 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. Parking structures shall be architecturally compatible with the primary structure.
      
   9. Both sides of all perimeter walls or fences shall be architecturally treated.
      
   10. 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.
       
   11. Any building within the PI Zone shall have at least one opening (ex: window, jog in foundation of at least two (2) feet) for every twenty (10) linear feet which is visible from any public access or right-of-way. If a window is used as an opening it shall have a three (3) foot minimum width. A doorway may substitute for an opening on one side. 
2. Architectural Guidelines. The following architectural design guidelines apply to all uses:
   
   1. The following architectural styles and motifs are prohibited in Highland City:
      
      1. A-frame structures
         
      2. Geodesic dome structures
         
      3. Mediterranean motifs
         
      4. Tudor or mock Tudor (half timbering)
         
      5. Highly ornate Victorian
         
      6. Rustic frontier
         
      7. Pre-fabricated or industrial
         
   2. Note. Aluminum siding is generally not considered a material of choice. The architectural review Land Use Authority may, however, consider requests for the use of aluminum siding. The applicant will be required to bring a sample of the type and color of siding to be approved. When aluminum siding is approved, it shall have a minimum thickness of .019 inches and shall be backed or insulated with a minimum of 3/8 inch fiberboard or polystyrene foam. The siding materials listed below are prohibited in any Public Institution building in Highland City:
      
      1. Shake shingles
         
      2. Plastic or vinyl siding
         
      3. Lava rock
         
      4. Asphalt siding
         
      5. Plywood siding
         
      6. Stucco walls divided by wood dividers
         
      7. Metal grills and/or facades
         
      8. Non-colored-anodized and/or unpainted aluminum, except for flagpoles.
         
      9. Differentiated colors of split-face block shall not create a visual reference to a symbol, letter, name, insignia or logo.
         
   3. Architectural design in Highland City has primarily been simple. Highly ornate buildings are inconsistent with the architecture of the community and shall be prohibited.
      
   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. Colors shall be limited to soft shades and/or earth tones. No bright or neon colors shall be allowed on exterior of buildings.

(Adopted 7/18/06)

These provisions provide for the orderly termination of non-conforming buildings, structures, and uses to promote the public health, safety, and general welfare, and to bring these buildings, structures, and uses into conformity with the intent of the PI Zone of Highland City. Above ground Public Utilities that are not within a Public Institution Zone shall be considered non-conforming. For more information relating to non-conforming uses see (Article 2) of this Code. 

(Adopted 7/18/06)

Developments occurring under the provisions of this Article must comply with the irrigation water requirements of Sections 5-123 and 7-112 of this Code if applicable. Water provision shall not apply for buildings or structures will which does not require water.

(Adopted 7/18/06)

All uses proposed for development under this Article shall be subject to a Site Plan review according to this Code. There shall be submitted to the Zoning Administrator a plan for the use and development of each tract for the purposes of and meeting the requirements set forth in this ordinance and shall include the following:

1. A detailed 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, and the character and extent of landscaping, planting and other treatment for adjustment to surrounding property.
   
2. 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.
   
3. Elevations and/or architectural renderings of all four elevations of each buildings' facades and Zone boundaries where the premises abut areas zoned for residential uses, said elevations or renders 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 (schools are exempt from this requirement).

(Adopted 7/18/06)

The site plan Land Use Authority shall either approve or deny the site plan. 

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.
      
   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.

(Adopted 7/18/06)

1. Any appeals from any final decision of the architectural review Land Use Authority shall be heard by the architectural review Appeal Body.
2. Any appeals from any final decision of the site plan Land Use Authority shall be heard by the site plan Appeal Body.