a. This FBC defines two distinct types of form districts:

b. Subsections (A) through (C) of this section provide descriptions and example images for each form district.

a. Figure 2.01 is the form district map. This map indicates the form district designation for all of the parcels within the FBC area. Form district designations are made based on the geographic location of each parcel and the relationships between adjacent form districts and streets.

a. The form district is one of the central organizing regulations within the FBC. Figure 2.02 shows the relationships between the major FBC regulations. These relationships take the form of permission and limitations for different combinations of the regulation parameters.

a. Tables 2.01 and 2.02 describe the relationships between use, building type, and each form district. These tables compile information found in other sections of the FBC and are presented in this chapter as a quick reference between the permissions/limitations regarding use, building type, and the form district map. Section 17-7-11.3 governs allowed uses and provides additional detail on specific requirements.

a. The following provisions apply to the uses outlined in this section:

a. Uses are grouped into general categories and subcategories. See Table 3.01. If a proposed use is not listed in the use tables, the following shall apply:

a. Table 3.01 outlines the uses in each form district as permitted by one of the following designations:

a. General Requirements. The city shall not issue a business license for an itinerant merchant unless the following general and applicable specific criteria are demonstrated as part of the business license application:

b. Specific Requirements.

a. Proximity Restrictions. A medical cannabis pharmacy use shall meet the proximity requirements as specified and amended in Utah Code Annotated Section 26-61a-301.

b. Application Requirements. An applicant for a medical cannabis pharmacy use must provide a description of the physical characteristics of the proposed facility, including a site plan, floor plan, architectural elevations, and a security plan as part of the business license application for the use. Fencing and security devices must comply with applicable city requirements.

c. Signage. In addition to those requirements within this title, all signage associated with a medical cannabis pharmacy use shall comply with any requirements imposed by the state of Utah.

a. Proximity Restrictions. A retail tobacco specialty business use shall meet the proximity requirements as specified and amended in Utah Code Annotated Section 10-8-41.6.

a. The dining area shall be located on private property or leased public property and shall not diminish required parking or landscaping.

b. The dining area shall not impede pedestrian circulation.

c. The dining area shall not impede emergency access or circulation.

d. The outdoor furnishings shall be compatible with the streetscape and associated building.

e. No music or noise shall be in excess of the city noise ordinance. No outdoor music shall be allowed after ten p.m.

f. No part of the outdoor dining area shall be located within twenty feet of any residential zone (measured from the edge of the outdoor dining area to the closest boundary of the residential zone).

g. Cooking facilities shall be located within the primary building. Cooking utilities, including grills and smokers, are permitted for use in outdoor dining areas.

h. The outdoor dining area shall be kept in a clean condition and free of litter and food items which constitute a nuisance to public health, safety and welfare.

a. Display areas are limited to those shown on the approved site plan and may not exceed a combined one hundred square feet in size.

a. Wall-Mounted Antenna.

b. Roof-Mounted Antenna.

a. Have garage doors located on the front facade.

b. Have wider driveway widths than the maximum allowed by frontage type.

c. Have visitor parking areas within the front yard and required parking setback areas; provided, all parking-related landscape requirements are satisfied.

d. Be located outside of the build-to zone and corner occupation requirements, including the corner occupation requirement for primary facade courtyards.

e. Be exempted from frontage coverage requirements.

f. Use equipment storage garages to meet occupied depth requirements.

g. Be shorter than the required minimum building height.

h. Install turf grass along one side of vehicle access points between the nearest building elevation and the property line.

a. Have garage doors located on the front facade.

b. Have wider driveway widths than the maximum allowed by frontage type.

c. Have visitor parking areas within the front yard and required parking setback areas; provided, all parking-related landscape requirements are satisfied.

a. An IADU may only be constructed on a lot with one detached single family dwelling. The property owner must occupy one of the dwelling units on the property as their permanent residence for as long as the IADU remains on the property.

b. The IADU must conform to all applicable standards in the building, plumbing, electrical, mechanical, fire, health, and any other applicable codes. A building permit is required prior to engaging in any construction activity on an IADU.

c. Installing separate utility meters or separate addresses for an IADU is prohibited.

d. Any additions to an existing building must comply with the development standards within this chapter.

e. An IADU must provide off-street parking as described within this chapter.

f. An IADU may not be constructed within a mobile home or manufactured home.

g. An IADU may not be constructed on a lot with a total square footage of six thousand or less.

h. Prior to issuance of a certificate of occupancy for an IADU, the property owner must record a notice against the property’s title that includes:

i. An IADU may not be rented or leased for a period of less than thirty consecutive days.

j. Only one IADU is permitted on each property.

a. Create complete streets that address all modes of travel, including pedestrian traffic, bicycle traffic, transit, and vehicular traffic;

b. Address all features of the street right-of-way, including sidewalks, parkways, traffic lanes, bicycle lanes, and medians;

c. Extend, where applicable, the existing logical and comprehensible system of streets and street names that result in a simple, consistent and understandable pattern of blocks, lots, and house numbers;

d. Provide adequate access to all lots for vehicles and pedestrians;

e. Create streets that are appropriate for their context in each of the form districts and are designed to encourage travel at appropriate volumes and speeds; and

f. Create streets and public rights-of-way that aid in the safe and efficient management of stormwater runoff.

a. All proposed streets, landscape or furnishings zones, and sidewalks shall be located in dedicated vehicular rights-of-way.

b. All new vehicular rights-of-way shall match one of the street types as described in subsections (D) through (F) of this section, whether publicly dedicated or privately held.

c. All streets shall be available for public use at all times, except when closed by the city. Gated streets and streets posted as private are not permitted except when closed by the city.

a. Street types defined in this section outline the acceptable street configurations for the FBC district.

b. The street type map for the Main Street FBC district is shown in Figure 4.01. Solid lines indicate existing streets and dotted lines indicate potential new streets.

c. Street type configurations are to be implemented when reconstructing existing streets or building new streets.

d. The hierarchy of street types, from the most major to the most minor street type is:

iii. Minor commercial street.

a. The vehicular realm is the space between the curbs on both sides of a street. It is comprised of travel lanes, parking lanes, turn lanes, transit stopping areas, bike lanes, and medians.

b. The pedestrian realm is the space between the back of a street curb and the property line of the adjacent parcel. It is subdivided into two spaces, the park strip and the sidewalk. The sidewalk is the paved area along the edge of the right-of-way. Sidewalks are designed for the movement of pedestrian traffic along the street and pedestrian access to buildings. The park strip is the space between the sidewalk and the curb. It acts as a buffer area between the sidewalk and street. Park strips can be used in two different ways, described as two-use zones, the landscape zone and furnishings zone. These two-use zones are intermixed along each street based on the street type requirements.

a. “Dedicated bicycle lanes” are striped lanes on the outside of the outermost travel lane and are designated for bicycle use only. This lane typically occurs on both sides of the street and shall be five feet wide. The width of any adjacent gutters shall not be included in the bike lane width.

b. “Marked shared lanes” are shared by both vehicular and bicycle traffic and are indicated by the shared arrow or “sharrow” symbol, a directional arrow painted on the pavement. Marked shared lanes are typically wider than a standard vehicular travel lane and should be a minimum of thirteen feet wide.

c. “Unmarked shared lanes” refers to streets without any marked bicycle lanes that have traffic speeds and enough space for cyclists to safely ride along. Without designations, markings, or signage, these are essentially determined by each individual cyclist, are unregulated, and are not actual “lanes.”

a. Public transit facilities should be included at each bus stop and TRAX station according to the following criteria:

b. Truck loading spaces (TLS) provide on-street short-term loading spaces for delivery trucks to prevent them from parking in travel lanes and pedestrian areas.

a. Streetscape designs shall be prepared for each street as part of a new or reconstructed street.

b. Street trees are required along all street fronts.

a. Street configurations have been calculated to provide emergency vehicle access. On streets where the total width of all travel lanes is narrower than twenty feet, the following shall apply:

a. Streets shall be designed to respect natural features, such as slopes, by following rather than being interrupted by or dead-ending at the feature.

b. The street network shall form an interconnected pattern with multiple intersections.

c. The arrangement of new or reconstructed streets shall provide for the continuation of existing streets from adjoining areas into new subdivisions.

a. Curb radii at intersections should be designed for the actual turning radius of the typical design vehicle, not the maximum design vehicle. The curb radius used at each intersection is determined by intersection type as shown in

Table 4.01. The following curb radii shall be used unless otherwise required/ authorized by the city:

b. Marked crosswalks are required at all intersections and mid-block pedestrian crossings.

c. Bulb-outs shall be constructed at all intersections and mid-block crossings unless prohibited by the city.

a. Intent.

b. Street Lighting Standards.

a. This special street type maintains the historic configuration of Main Street. This configuration includes the narrow right-of-way, lower traffic speed, wide pedestrian realm, on-street parking, and streetlights.

b. This street type also includes elements that were not part of the original historic Main Street streetscape. Some of these elements are currently installed along portions of the street and include street trees, street furnishings, and ornamental plantings. These elements create a more pedestrian-oriented street and help set Main Street apart as a special street within the neighborhood and city.

a. Main Street shall be newly constructed or reconstructed, in whole or in part, according to the standards in Table 4.02 and Figures 4.02 and 4.03. Measurements shown in these standards may need to be adjusted to actual dimensions on the ground. The installation of new streetscape elements shall emulate and provide continuity with the streetscape elements already installed on the southern blocks of Main Street.

a. This street type only applies to the section of Main Street from Center Street to 7th Avenue as indicated on the street type map, Figure 4.01. As Main Street is currently fully constructed, these requirements shall be implemented at any future street reconstruction.

a. This is the highest order street type and accommodates the larger flows of pedestrians, cyclists, and vehicles along the neighborhood’s most major streets. These are the streets that connect the Main Street neighborhood to the surrounding areas.

a. Major commercial streets shall be newly constructed or reconstructed, in whole or in part, according to the standards in Table 4.03 and Figures 4.04 and 4.05. Measurements shown in these standards may need to be adjusted to actual dimensions on the ground. If right-of-way widths vary from the typical value, the pedestrian realm should be adjusted to absorb the surplus or deficit width.

a. This street type applies only to the sections of Center Street and Holden Street/700 West as indicated in the street type map in Figure 4.01. These requirements shall be implemented with any future street redevelopment or reconstruction and, where incomplete sections exist, with the development projects on adjacent parcels.

b. Existing major commercial streets may have different right-of-way widths. This typical street section may need to be adjusted. Adjustments priorities are:

ii. Reduce sidewalk/buffer area to nine feet minimum.

Vehicular Realm
Typical Right-of-Way		~100'
Travel Lanes		4 lanes, 10.5' wide, striped
Center Lane	Median	11' wide raised planter with trees
	Left Turn	11' wide, striped
On-Street Parking		8' wide lane, striped on both sides of the street
Bicycle Lane		5' unprotected lane on both sides of street
Truck Loading Space		Required – size and location(s) to be determined by community development director and/or streetscape plan
Bulb-Outs		Required at all intersections and mid-block crossings
Pedestrian Realm
Sidewalk		7' sidewalk on both sides of the street
Park Strip	Width	3.5' park strip on both sides of the street
	Street Trees	Evenly spaced at 30' on center
	Streetlights	Evenly spaced to achieve desired light coverage and per fixture manufacturer’s guidelines; streetlight spacing should be coordinated with street trees where possible
	Landscape Zone	Required: at-grade planters, street trees located in planters, water-efficient low-maintenance ornamental plants, streetlights, no lawn
		As Needed: street signage, utilities, public art, bollards
	Furnishings Zone	Required: trees in tree wells with grates, seating, bike rack, garbage can, lighting
		As Needed: street signage, utilities, public art, bollards
	Zone Spacing	Major commercial street park strips are a mix of landscape and furnishings zones. The configuration of zones and frequency/spacing of furnishings, trees, and streetlights are to be defined in a streetscape plan.

a. Minor commercial streets are the intermediate order street type that provide the interstitial connections between the higher order and lower order street types. They provide most of the neighborhood’s internal connections.

a. Minor commercial streets shall be newly constructed or reconstructed, in whole or in part, according to the standards in Table 4.04 and Figures 4.06 and 4.07. Measurements shown in these standards may need to be adjusted to actual dimensions on the ground.

a. This street type applies only to the minor commercial streets as indicated in the street type map, Figure 4.01. These requirements shall be implemented with any future street redevelopment or reconstruction and, where incomplete sections exist, with the development projects on adjacent parcels.

b. Existing minor commercial streets may have different right-of-way widths. This typical street section may need to be adjusted. Adjustments priorities are:

iii. Reduce Sidewalk Width. Minimum sidewalk width is four feet.

Vehicular Realm
Typical Right-of-Way		~50'
Travel Lanes		2 lanes, 10.5' wide, striped
Center Lane	Median	None
	Left Turn	None
On-Street Parking		None (but can be added if right-of-way is widened)
Bicycle Lane		5' unprotected lane on one side of street
Truck Loading Space		Required – size and location(s) to be determined by community development director and/or streetscape plan
Bulb-Outs		Required at all intersections and mid-block crossings
Pedestrian Realm
Sidewalk		6' sidewalk on both sides of the street
Park Strip	Width	5' park strip on both sides of the street
	Street Trees	Evenly spaced at 30' on center
	Streetlights	Evenly spaced to achieve desired light coverage and per fixture manufacturer’s guidelines; streetlight spacing should be coordinated with street trees where possible
	Landscape Zone	Required: at-grade planters, street trees located in planters, water efficient low-maintenance ornamental plants, streetlights, no lawn
		As Needed: street signage, utilities, public art, bollards
	Furnishings Zone	Required: trees in tree wells with grates, seating, bike rack, garbage can, lighting
		As Needed: street signage, utilities, public art, bollards
	Zone Spacing	Minor commercial street park strips are primarily landscape zones. The configuration of zones and frequency/spacing of furnishings, trees, and streetlights are to be defined in a streetscape plan.

a. The frontage requirements outlined in this section define the interface between the public and private realms. This interface occurs at the line where each land parcel abuts a public right-of-way, referred to as the frontage, and is a continuous feature along both sides of each street. Building facades are a major component of this public/private interface, so building type is constrained by frontage type.

a. Three different frontage types are defined and applied to specific streets, as shown in the frontage map, Figure 5.01. Multiple types are used to create a town center neighborhood with a variety of street/frontage combinations. These combinations reinforce the street hierarchy based on each street’s connectivity, function, capacity, and its role in creating a walkable, vibrant town center.

b. The three frontage types are: primary, secondary, and tertiary. Primary frontages are applied to the major roads, including Main Street and the major through roads. Secondary frontages are applied to the roads that directly connect to the major roads. Tertiary frontages are applied to the most minor streets.

c. The hierarchy of frontage types, in order of priority, is:

d. If multiple frontages exist on a single parcel, the frontage requirements shall be based on the highest priority frontage affecting the lot.

a. Minimum frontage coverage may be reduced to provide for a driveway access when no other frontage is available to be used for access. When frontage coverage is reduced using this provision, the provided driveway shall be limited to the minimum width required for access, as determined by city staff using the minimum width as a standard, and the remaining frontage shall be covered by a building or BTZ pedestrian space, as otherwise allowed within this title.

a. Primary frontages accommodate more intense development and maintain the town center type of spatial relationships between buildings and streets. Buildings are located very close to the right-of-way, creating a consistent street wall and prioritizing walkability.

b. The values of the various parameters provide less flexibility than the other frontage types. Primary frontages are applied only to the Main Street and major commercial street types.

a. Regulations for primary frontages are defined in Table 5.01 and Figures 5.03 and 5.04.

a. Secondary frontages accommodate medium intensity development. The purpose is to maintain town center style spatial relationships along streets and also to transition those relationships between the most intense and least intense development areas.

b. The values of the frontage parameters provide more flexibility than the primary frontage, allowing for increased spatial diversity and development styles. Secondary frontages are applied primarily to the minor commercial street type.

a. Regulations for secondary frontages are defined in Table 5.02 and Figures 5.03 and 5.04.

a. Tertiary frontages accommodate lower intensity development. The purpose is to provide a spatial transition between the forms within the FBC area and the existing development surrounding the area.

b. The values of the frontage parameters allow for more flexibility than the other two frontage types. Tertiary frontages are applied primarily to the neighborhood street type.

a. Regulations for tertiary frontages are defined in Table 5.03 and Figures 5.03 and 5.04.

a. Form District. Each building type shall be built only in the form district(s) where they are explicitly allowed, as shown in the individual building type tables and summarized in Table 6.01.

b. Use. Each building type can accommodate a variety of uses, as outlined in Section 17-7-11.3. Uses may be limited to a specific story of the building type. See individual building type tables in this section.

c. Ground Floor Residential and Lodging Use Restrictions.

d. Occupied Space Requirement. The occupied space requirement only applies to the required frontage area.

e. No Other Building Types. All constructed buildings must meet the requirements of one of the building types permitted within the given form district.

f. Permanent Structures. All buildings constructed shall be permanent construction without a chassis, hitch, wheels, or other features that make the structure mobile.

g. Accessory structures are structures located on the same lot as the principal structure(s) with uses that are incidental to the use of the principal structure(s). Examples include a garage, parking structure, storage, utility, maintenance sheds, etc.

h. Building Length. Maximum and minimum building lengths, as measured along the right-of-way property lines, are determined by frontage coverage and setback distances. See Section 17-7-11.5.

i. Theme and Unity. The architectural design within a single development that includes multiple structures shall be organized around a consistent architectural theme in terms of the character, materials, texture, color, and scale of buildings. Restaurants, retail chains, and other franchise-style structures shall adjust their standard architectural theme to be consistent with the development’s overall architectural character.

j. Active Streetscape. Variation in architecture is encouraged to create a more appealing streetscape. Variety can be achieved through porches, terraces, stoops, awnings, galleries, arcades, balconies, and canopies.

k. Primary entrances for all building types shall be located along the primary street facade.

a. General;

b. Limited bay;

c. Row;

d. Civic.

a. The general building type accommodates a wide variety of uses. It is intended to be built close to the front and corner property lines allowing easy access to passing pedestrians and transit riders.

b. Parking may be provided in the rear of the lot, internal to the building, or in an attached parking structure. Vehicular access should be located on the rear or side of the lot, only on the front if the rear or side is unavailable. On lots with more than one street frontage, vehicular access must be located on the side or rear street.

a. The general building is permitted in all form districts.

b. Regulations for the general building type are defined in Table 6.02 and Figures 6.01a, 6.01b, and 6.01c.

a. The limited bay building type permits a maximum of one vehicle bay per each facade bay along the primary street. A wide range of uses can be accommodated within this building type, including craftsman industrial uses. This building type is still intended to be built close to the front and corner property lines allowing easy access to passing pedestrians and transit riders, continuing the street wall.

b. Parking may be provided in the rear of the lot or internal to the building.

a. Limited bay buildings are permitted in the TCC form district and are not permitted in the MS form district.

b. Regulations for the limited bay building type are defined in Table 6.03 and Figures 6.02a, 6.02b, and 6.02c.

a. The row building is a building typically comprised of multiple vertical units, each with its own entrance to the street. This building type may be organized as townhouses or rowhouses, or it could also incorporate live/work units where such uses are permitted.

b. Parking is required to be located in the rear yard and may be either an attached or detached garage. All garages shall be accessed from a single shared driveway. For an attached garage, a minimum level of occupied space is required on the front facade to ensure that the street facade is active.

a. Row buildings are permitted in all form districts.

b. Regulations for the row building type are defined in Table 6.04 and Figures 6.03a, 6.03b, and 6.03c.

a. The civic building is the most flexible building type, intended only for civic and institutional types of uses. These buildings are distinctive within the urban fabric that is created by the other building types and should be designed as iconic structures.

b. Parking is limited to the rear in most cases.

a. Civic buildings are permitted in the MS and TCC zones districts.

b. Regulations for the civic building type are defined in Table 6.05 and Figures 6.04a, 6.04b, and 6.04c.

a. Intent. To guide the design of the ground story of all buildings to relate appropriately to pedestrians on the street. Treatment of other portions of the building facades is detailed in each building type table.

b. Applicability. The entire ground story street-facing facade(s) of all buildings shall meet the requirements of at least one of the permitted entrance types, unless otherwise stated.

c. Measuring Transparency. Refer to the individual building type tables for information on transparency.

d. Visible Basements. Visible basements, permitted by entrance type, are optional. The visible basement shall be a maximum of one-half the height of the tallest story.

a. Transparency. Minimum transparency is required per building type.

b. Horizontal facade division feature shall define the ground story facade from the upper story facades.

c. Visible Basement. A visible basement is not permitted.

d. Entrance. All entries shall be recessed from the front facade closest to the street.

a. Arcade. The arcade space is recessed into the building a minimum of eight feet and a maximum of fifteen feet from the front facade. The arcade space is permitted to be recessed into the lot beyond the maximum BTZ depth.

b. Build-To Zone. For arcade entrances, the front facade is the implied plane created by the arcade columns. The location of this implied plane facade must be within the required BTZ.

c. Transparency. Minimum facade transparency applies to the recessed entry facade and is required per building type.

d. Horizontal facade division feature shall define the ground story facade from the upper story facades.

e. Recessed Facade Entrance Type. The entrance type at the facade recessed into the arcade shall be a storefront entrance type with one modification: the door location shall be flush with the adjacent windows and not recessed.

f. Column Spacing. Columns shall be spaced between ten and sixteen feet on center.

g. Column Width. Columns shall be a minimum of one and one-half feet and a maximum two and one-half feet in width.

h. Arcade Opening. The top of the opening shall be lower than the interior arcade ceiling (not flush with the ceiling) and may be arched or straight.

i. Horizontal Facade Division. The ground story facade shall be divided from the upper story facades with a horizontal architectural expression.

j. Visible Basement. A visible basement is not permitted.

a. Transparency. Minimum transparency is required per building type.

b. Horizontal facade division feature shall define the ground story facade from the upper story facades.

c. Stoop Size. Stoops shall be a minimum of three feet deep and six feet wide.

d. Elevation. Stoop elevation shall be located a maximum of two and one-half feet above the sidewalk without visible basement and a maximum of four and one-half feet above the sidewalk with a visible basement.

e. Visible Basement. A visible basement is permitted and shall be separated from the ground story by an expression line.

f. Entrance. All entries shall be located off a stoop.

a. Transparency.

b. Porch Size. The porch shall be a minimum of five feet deep and eight feet wide.

c. Elevation. Porch elevation shall be located a maximum of two and one-half feet above the sidewalk without a visible basement and a maximum of four and one-half feet above the sidewalk with a visible basement.

d. Visible Basement. A visible basement is permitted and shall be separated from the ground story by an expression line.

e. Height. The porch structure shall not be tall enough to obstruct the windows on the second story.

f. Porch Roof. The roof of the porch may be flat or pitched. The roof may include a balcony that is accessed from the second story.

g. Entrance. All right-of-way-facing entries shall be located on a porch.

a. Intent. To guide the design of the caps of all buildings.

b. Applicability. All buildings shall meet the requirements of one of the roof types permitted by building type.

c. Measuring Height. See Figure 6.09 for information on measuring roof height.

d. Other Roof Types. Other building caps not listed here as a specific roof type may be requested with the following requirements:

e. Solar Energy. Solar panels are permitted for all roof types.

f. Appearance. Roofs shall provide an attractive appearance, considering that they may be viewed from above as a fifth facade. Equipment projections and access towers must be set back a minimum of ten feet from the edge of the roof.

a. Parapet Height. Height is measured from the outermost roof membrane or structure to the top of the parapet.

b. Horizontal Expression Lines. An expression line shall define the parapet from the upper stories of the building and shall also define the top of the cap.

c. Occupied Space. Outdoor (unenclosed) roof deck/terrace occupiable space is permitted in this roof type. Such occupiable spaces must meet fire code egress standards. The parapet wall may act as the perimeter barrier if it meets safety standards, otherwise an additional barrier is required.

d. Rooftop Enclosures. Rooftop enclosures are permitted in this roof type. Occupiable space may not exceed ten percent or four hundred square feet of the roof footprint, whichever is larger. Enclosures must maintain the applicable roof setback.

a. Pitch Measure. The roof may not be pitched less than 4:12 (rise/run) or more than 12:12.

b. Configurations. Hipped, gabled, and combination of hips and gables with or without dormers are permitted.

c. Parallel Ridge Line. A gabled end or perpendicular ridge line shall occur at least every one hundred feet of roof length when the ridge line runs parallel to the front lot line.

d. Transparency. The upper floor transparency and blank wall limitation requirements apply to gable ends when the space within the roof is occupiable. Gable ends are exempt from these transparency requirements if there is no occupiable space within the roof.

e. Roof height, measured from the ridge line down to the top story, is a function of pitch measure.

f. Occupied Space. Occupiable attic space, the void within the roof trusses, may be incorporated within this roof type and not count as one story.

a. Configuration. Roofs with no visible slope are acceptable. Eaves are required on all street-facing facades.

b. Eave Depth. Eave depth is measured from the building facade to the outermost element of the eave. Eaves shall have a minimum depth of eighteen inches.

c. Eave Thickness. Eave thickness is measured at the outside edge of the eave, from the bottom of the eave to the top of the eave. Minimum eave height is eight inches.

d. Interrupting vertical walls are facade walls below the eave that extend upwards through and above the top of the eave with no discernible cap.

e. Occupied Space. Occupied space shall not be incorporated within this roof type.

a. Quantity. All building types, with the exception of the civic building, are limited to one tower per building.

b. Tower Height. Maximum height, measured from the top of the lower parapet or eave to the top of the tower, is limited to one and one-half times the height of the upper floor of the building on which the tower is located. The tower is not included in the count for maximum number of stories.

c. Tower Width. Maximum width along all facades is one-third the width of the front facade or thirty feet, whichever is shorter.

d. Horizontal Expression Lines. A horizontal expression line shall define the tower from the upper stories, except on single family or attached house residential building types.

e. Occupied Space. Towers may be occupied by the same uses allowed in upper stories of the building type on which they are located. Occupied space within a tower shall not count towards any other rooftop occupied space allowance.

f. Application. May be combined with all other roof types.

g. Tower Cap. The tower may be capped by the parapet, pitched, or flat roof types.

a. Pole Height/Design.

a. Wall-mounted lighting fixtures shall not be located above eighteen feet in height unless being used as building accent lighting. Fixture styles and finishes shall complement the building exterior.

b. Lighting located along pedestrian pathways or in areas primarily dedicated to human activity shall be bollard-style lighting or down-directed lighting not to exceed twelve feet in height. Pedestrian lighting shall be coordinated through each project and shall complement adjacent projects to the greatest extent practical.

c. In order to avoid light pollution, backlit awnings and floodlights are prohibited.

d. Street lighting shall either be chosen from the city’s approved streetlight list or installed to match a theme set by developments within the zone or neighborhood.

a. Plans indicating the location on the premises, and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;

b. Description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices that may include, but is not limited to, manufacturer catalog cuts and drawings, including section where required; and photometric data, such as that furnished by manufacturers, or similar showing the angle of the cutoff or light emission;

c. A point-by-point light plan to determine the adequacy of the lighting over the site.

a. Primary Street-Facing Facade Materials. A minimum of eighty percent of each facade shall be constructed of primary materials. For facades over one hundred square feet, more than one material shall be used to meet the eighty percent requirement. Permitted primary building materials include high quality, durable, natural materials, such as stone; brick; wood lap siding; fiber cement board; lapped, shingled, or panel siding; or glass. Other high-quality synthetic materials may be approved by the community development director during the site plan process.

b. Secondary Street-Facing Facade Materials. Secondary materials on primary street-facing facades are limited to details and accents and include gypsum reinforced fiber concrete for trim and cornice elements; metal for beams, lintels, trim, and ornamentation; and exterior architectural metal panels and cladding. Exterior insulation and finishing systems (EIFS) are permitted for trim only or on upper floor facades, up to twenty percent of total.

c. Roof Materials. Acceptable roof materials include three-hundred-pound, or better, dimensional asphalt composite shingles, wood shingles and shakes, metal tiles or standing seam, slate, and ceramic tile. “Engineered” wood or slate may be approved during the site plan process with an approved sample. Membrane roofs are acceptable for flat roofs with no surface visible from the street.

d. Color. Main building colors shall be complementary to existing building stock, where applicable.

e. Appropriate Grade of Materials. Commercial-quality doors, windows, and hardware shall be used on all building types with the exception of the row building type.

f. Restricted Materials List.

a. Windows. Transparency requirements vary by building type.

b. Awnings. All awnings shall be canvas, metal, glass, or wood. Plastic awnings are not permitted. Awning types and colors for each building face shall be coordinated. Awnings shall provide a minimum of an eight-foot vertical clearance above ground plane.

c. Shutters. If installed, shutters, whether functional or not, shall be sized for the windows. If closed, the shutters shall not be too small for complete coverage of the window. Shutters shall be wood or metal. “Engineered” wood may be approved during the site plan process.

a. All open spaces within the Main Street FBC district shall comply with one of the open space types as defined in this section.

b. All open space types shall provide public access from a vehicular and/or pedestrian right-of-way.

c. Pocket park, town square, and park open spaces shall be platted as a parcel or group of parcels or, with permission from the city, may be located within a right-of-way.

d. Unless prohibited, open space types may incorporate fencing; provided, that the following requirements are met:

e. Ownership of all open space types may be either public or private.

f. Parking shall not be required for an open space type, unless a use other than open space is determined by the city.

g. Continuity of connections to existing or planned trails or open space types shall be made when the open space abuts key trail corridors or another open space type.

a. The following further explains or defines the requirements for each open space type. Refer to Tables 7.02 through 7.05 for the specific requirements of each open space type.

b. Dimensions.

iii. The minimum dimension requirement is a way to make sure that the size of an open space is not too small for its particular open space type. The minimum dimension for all open space types is derived from overlaying the open space plan with two straight lines that intersect at right angles and whose endpoints are at the outer property lines. The first line is placed at the longest distance across the open space. The second line crosses the first line at a right angle at the place on the first line that follows the longest distance in the direction perpendicular to the first line. The “minimum dimension” is the shorter of these two lines. Figure 7.01 shows three examples of measuring the minimum dimension.

c. The minimum access requirement ensures access and visibility for the open space. It is described in two ways:

d. Adjacent lots are those which are directly adjacent to or directly across the street from an open space.

e. Improvements of the following types may be permitted in an open space:

f. BTZ pedestrian space is the space between the primary facade of a building and the adjacent right-of-way property line when the facade is located within the BTZ and away from the property line. BTZ pedestrian space is not required. Buildings with primary facades located directly on the right-of-way property line have no BTZ pedestrian space.

a. Stormwater features in open spaces may be designed as formal or natural amenities with additional uses other than stormwater management, such as an amphitheater, sports field, or a pond or pool as part of the landscape design. Stormwater features shall not be fenced and shall not impede public use of the land they occupy.

b. A qualified professional such as a landscape architect, certified landscape designer, or civil engineer shall prepare and/or review plans for any open space that incorporates stormwater features.

a. Town squares shall be fronted by public streets or primary building facades and surrounded by activity on all sides.

b. Town squares may not be located behind parking lots.

c. Regulations for the town square open space type are defined in Table 7.03.

a. The location, size, quantity, and proportions of any BTZ pedestrian spaces shall take into consideration the specific features of the facade, including facade bay configuration, entrance type and quantity, and both major and minor division features.

b. Regulations for the BTZ pedestrian space open space type are defined in Table 7.04.

a. Parks are only permitted to be constructed by government entities for public use. Any project proposing a park open space shall provide for ongoing maintenance meeting or exceeding those standards defined in Section 17-7-11.8.

b. Regulations for the park open space type are defined in Table 7.05.

a. To provide for healthy, long-lived street trees within all public ways to improve the appearance of streets and to create a buffer between pedestrian and vehicular travel lanes.

b. To increase the compatibility of adjacent uses and minimize the adverse impacts created by adjoining or neighboring uses.

c. To promote the prudent use of water and energy resources by achieving and maintaining sustainable, functional landscapes.

d. To shade large expanses of pavement and reduce the urban heat island effect.

a. General Compliance. Application of this section to existing uses shall occur with the following developments:

b. Landscape buffers are required according to the provisions in this section with the following exceptions:

c. These provisions do not apply to temporary uses, unless determined otherwise by the community development director.

a. National Standards. Best management practices and procedures according to the nationally accepted standards shall be practiced.

b. Installation. Landscaping shall be fully installed prior to the issuance of a certificate of completeness.

c. Condition of Landscape Materials. The landscaping materials used shall be:

d. Compost, mulch, and organic matter may be utilized within the soil mix to reduce the need for fertilizers and increase water retention.

e. Establishment. All installed plant material shall be fully maintained until established, including watering, fertilization, and replacement as necessary.

a. Planting Beds.

b. Turf grass is not permitted in any of the three landscape zones described in this section.

c. Planting beds shall be designed and maintained to provide adequate visibility in the sight distance triangle.

a. Tree Measurement. New trees shall be measured at six inches above the mean grade of the tree’s trunk when four-inch caliper or less and twelve inches for tree trunks above four inches and noted as caliper inches throughout this section.

b. Tree Maintenance. Tree trimming, fertilization, and other similar work shall be performed by or under the management of an ISA certified arborist.

c. Tree Size. All trees to be installed to meet the requirements of this section shall be a minimum of two-inch caliper at the time of installation.

d. Structural Soil and Soil Cells. When a tree is to be planted within a park strip or paved area such as a plaza (and the pavement is not yet installed), structural soil is required underneath the adjacent pavement. Structural soil is a medium that can be compacted to pavement design and installation requirements while still permitting root growth. It is a mixture of gap-graded gravels (made of crushed stone), clay loam, and a hydrogel stabilizing agent to keep the mixture from separating. It provides an integrated, root penetrable, high strength pavement system that shifts design away from individual tree pits.

e. Energy conservation can be enhanced by plant placement. Plantings shall be designed to reduce the energy consumption needs of the development.

a. All irrigation systems shall be designed to minimize the use of water.

b. Nonresidential landscape irrigation shall have an automatic clock-activated permanent controller and shall be smart and weather-based instead of clock-based. A WaterSense label or industry equivalent is required.

c. The irrigation system shall provide sufficient coverage to all landscaped areas.

d. The irrigation system shall not spray or irrigate impervious surfaces, including sidewalks, driveways, streets, and parking and loading areas.

e. All systems shall be equipped with a backflow prevention device.

f. All mechanical systems including controllers and backflow prevention devices shall be properly screened from public view.

a. All required landscaping shall be maintained to adhere to all requirements of this chapter.

b. Unhealthy plants shall be replaced with healthy, live plants by the end of the next applicable growing season. This includes all plant material that shows dead branches over a minimum of twenty-five percent of the normal branching pattern.

c. The owner is responsible for the maintenance, repair, and replacement of all landscaping, screening, and curbing required herein.

d. Maintenance shall preserve at least the same quantity, quality, and screening effectiveness as initially installed.

e. Fences, walls, and other barriers shall be maintained in good repair and free of rust, flaking paint, graffiti, and broken or damaged parts.

f. Tree topping is not permitted. When necessary, crown reduction thinning or pruning is permitted.

g. All landscaped areas regulated by this section may be inspected by the city.

a. The minimum clear branch height in the MS and TCC districts is eight feet.

b. Street tree species shall be selected according to the conditions of the park strip and in compliance with Tables 8.01 through 8.05. A certified arborist may recommend species to be approved by the city on a per-project basis.

c. Street tree spacing requirements are defined by street type.

d. Street trees may be planted in tree wells with grates or in planting beds, as defined by street type.