The purpose of this Chapter is to promote a high-level of project site planning and building design and quality consistency, sensitivity to the natural environment of the city, and to create and protect the desired community character and identity of the city. This Chapter is intended to:

1. Assist all Land Use Authorities in land use and development decision-making.
   
2. Provide information and direction to all property owners intending to develop land or build within the city.
   
3. Promote compatibility between the natural and man-made environments and minimize obstruction of significant views.
   
4. Promote the desired high quality site planning, building, lighting, signage, and streetscape design. 
5. Promote projects that create and protect the desired community character and identity, and preserve and enhance property values.
6. Promote projects that add visual interest and attractiveness to the city through architecture, art, streetscape designs, multi-use trails, consistency in design features, and useable open space.
7. Promote projects which balance the scale of all proposed uses, buildings and structures to the project site, adjacent properties, and streets from which the project will be accessed or viewed.
8. Promote projects that reflect the historic and rural character of the city.

Design Criteria: This chapter establishes design standards intended to improve the quality and compatibility of development, particularly with regard to building design, and site design. These criteria apply to commercial, public facilities, industrial or mixed-use projects and are the minimum that will be accepted except where a different standard is impose by the requirements of an applicable zoning classification or overly zone.

1. Design Standards are required in addition to other standards set forth in this Ordinance and all other Land Use Ordinances and are indicated by the verb "shall”.
   
   

1. The Planning Commission is hereby authorized to review and render a decision for all of the following site plan and subdivision applications:
   1. Nonresidential site plan applications
      
   2. Detached single-family residential developments with ten (10) or more units.
      
   3. Attached residential and multifamily residential developments.

To meet the purposes of this Chapter, this Ordinance, and all other Land Use Ordinances, the following Design Standards are provided as follows:

1. Design Standards. Design Standards are required in addition to other standards set forth in this Ordinance and all other Land Use Ordinances and are indicated by the verb "shall".
2. Subdivision and Project Features. All subdivisions, multi-family developments, and other commercial projects shall include at least two subdivision and project features that add visual interest and attractiveness to the subdivision or project area and the city. Such features may include subdivisions and project entry features, public art pieces, streetscape designs, pedestrian and biking facilities and trails, consistency in design features, protection of sensitive lands features including drainage ways and wetlands areas, and useable parks and open spaces. Developers are encouraged to work with the Planning Commission and city staff in determining appropriate project features.
3. Coherent building design. All sides of a building shall be coherently designed and treated. A consistent level of detail and finish on all sides of a building shall be provided.
   1. All buildings shall demonstrate articulation on all facades. Horizontal facade variations shall occur at least every thirty feet (30') or along a minimum of sixty percent (60%) of the horizontal length of buildings with facades one hundred feet (100') or greater. This shall be accomplished by using methods such as: 
      1. Variation in the surface plane that may include pop outs, bays, and recesses;
      2. Variation in the surface pattern such as arches, banding, and paneling; or
      3. Distinguished treatment of windows, doors, and eaves that may include molding or framing.
   2. Varying roofline. All buildings shall include varied rooflines in order to reduce roof mass, add architectural interest and avoid the appearance or sense of monotonous roofline expanses by:
      1. Providing roofline and parapet variations where there are long, continuous, and undisturbed rooflines fifty feet (50') or longer; and
      2. Using materials and colors on the back of false fronts, parapets, cornices, or other parts of the building which extend beyond the roofline that are similar to the rest of the building so that the building appears cohesive from all views.
   3. Visual patterns. All buildings shall have a minimum of one recess or projection to provide shadow relief. Building facades greater than one hundred feet (100') in length shall have a recess or projection occur at least every one hundred feet (100'). Recesses may include courtyards, entryways, or boxed window openings, along the exterior of the building. Projections may include stairs, balconies, entrances, or bays. Covered walkways, porches, breezeways, patios, trellises, landscape areas, and wide roof overhangs may count as a recess or projection if approved by the City Planner.
   4. Architectural details. Surface details, ornaments, and other building elements that enrich the character of a building are required. All buildings shall utilize two (2) or more of the following architectural details:
      
      1. Stonework.
         
      2. Exposed beams and columns.
         
      3. Cornices, moldings, bands, pop-outs, decorative vents, cast or sculpted features.
         
      4. Covered entries, patios, walkways, breezeways, bays, and balconies.
         
      5. Enclosed courtyards and patios, trellises, landscape areas and wide roof overhangs.
4. Building Additions. Additions less than fifteen percent (15%) of the existing on-site building(s) or less than seven thousand five hundred (7,500) square feet, whichever is less, shall be approved as a minor site plan amendment. Proposed additions to existing buildings shall incorporate the predominant architectural features, materials, and colors of the existing buildings. If the proposed addition(s) exceed fifteen percent (15%) of the existing on-site building(s) or exceed seven thousand five hundred (7,500) square feet, whichever is less, the entire site must comply with current building design requirements.
5. Accessory Buildings and Structures. Accessory buildings and structures may be approved as a minor site plan amendment. Materials used for all accessory buildings, structures and fences shall be compatible with the building materials and colors of the primary structure. If the proposed accessory building(s) and structure(s) is greater than amounts stated below, the entire site must comply with current building design requirements. An increase in square footage must meet the required Parking Requirements.
   1. Multi-family Residential Accessory Buildings and Structures. Accessory buildings and structures less than ten percent (10%) of the existing on-site building(s) or less than seven thousand five hundred (7,500) square feet, whichever is less, shall be approved as a minor site plan amendment. No accessory structure may contain additional dwelling units.
   2.  Commercial Accessory Buildings and Structures. Accessory buildings and structures less than fifteen percent (15%) of the existing on-site building(s) or less than seven thousand five hundred (7,500) square feet, whichever is less, shall be approved as a minor site plan amendment.
      
   3. Mixed-Use Accessory Building and Structures. Accessory buildings and structures less than ten percent (10%) of the existing on-site building(s) or less than seven thousand five hundred (7,500) square feet, whichever is less, shall be approved as a minor site plan amendment.
6. Mechanical Equipment. Air conditioning units, generators and other auxiliary mechanical and building equipment shall be placed at locations where they will be least intrusive in terms of noise, appearance, and odors, particularly for adjacent properties and public rights- of-way. Screening walls, landscaping, and other screening treatments shall be used so all required mechanical equipment is screened from public streets and adjoining properties. All building-mounted or roof mounted mechanical or communications equipment shall be the same color as the roofing or parapet materials. If located on or adjacent to a building wall, the color of all mechanical and communications equipment shall have the same color and design details of the building.
7. Building Location. The location of all new buildings and structures shall incorporate the following building design principles:
   1. Sensitivity to Adjacent Buildings. All site plans shall demonstrate design sensitivity to adjoining structures. New buildings shall not overpower existing buildings. Attention to building height, rooflines, and grade changes will help provide continuity with adjacent and neighboring buildings.
      
   2. All project and building plans shall provide for the integration of the existing, or planned, pedestrian and vehicular circulation patterns, protect views, and be harmonious with the adjacent building designs, styles, and size.
      
   3. All project and building plans shall allow for, and provide interconnected streets, walkways, trails, and parking areas, as applicable.
      
   4. All buildings shall have an orientation to the street(s) to which it has frontage to encourage a pedestrian relationship, by providing at least one main building entrance that faces a public street. This shall be accomplished through the use of at least three (3) of the following near entrances:
      1. A prominent architectural feature that is unique to the overall building design;
      2. Complementary yet differing building materials or colors;
      3. Pedestrian amenities that may include patios, porches, special paving treatments, seating areas, or awnings; or
      4. Increased landscaping near the entrance.
8. Pedestrian Scale. . Buildings that contain more than one story or that are above twenty feet (20') in height shall provide a clearly articulated and more detailed base that relates to pedestrians. The base must include one of the following design elements:
   1. Use of transparent material;
   2. Use of brick or masonry;
   3. Detailed architectural features; or
   4. Another element approved by the City Planner.
9. Building Materials . All building and structures shall incorporate the following building design principles.
   1. Restraint should be used in the number of different exterior building materials selected.At least sixty percent (60%) of each building's finished face shall be a primary material.
      
   2. Each building shall be completed on all sides with acceptable finishing materials. Primary materials are: Masonry, wood siding, board and batten, lap siding, exposed wood structural members, brick, stone, colored textured block, glass, wood, and other materials of comparable quality as approved by the City Planner. Secondary materials may include: aluminum composite material panel systems, stucco, and other materials of comparable quality as approved by the City Planner.
   3. Doors, glass, and roofing materials shall not be included in the calculations of primary materials. 
   4. All projects shall submit color elevations that call out the specific building material type and color. The City Planner may require actual samples of exterior surface materials in order to verify quality of material and conformance with the standards found within this section.
      
10. Building Material Color and Finishes.
    1. Retaining walls, wall extensions from buildings, and all walls and fences shall be the same or compatible color and materials, as the main building.
       
    2. High gloss paints, factory finished metals or other materials which increase visual impacts, and aluminum, white or reflective roofs are prohibited. Matte finishes are recommended. Chimneys, flues, vents, gutters, down spout, mechanical and electrical equipment, railings, window shading devices and other exterior devices shall be similar in intensity of color to surrounding surfaces of the building, unless they are a special building design feature. In such cases, a subdued accent color may be acceptable. Accent colors shall cover less than 5% of any given facade. Bright, glossy, fluorescent color schemes and mirrored or other highly reflective glass is prohibited. .
11. Subdivision and Site Design and Layout. All subdivision and site plans shall recognize and preserve, as much as practicable, the natural features and sensitive areas occurring on the site. All subdivisions and other projects shall demonstrate efficiencies in the provision of infrastructure, including reductions in hard-surfaced areas, land disturbance, and the retention of existing vegetation, as practicable.
    1. Subdivision and site design and planning shall include the following principles:
       
       1. All buildings and structures shall be arranged to preserve and provide open space and to protect views. The locations of all buildings and structures shall recognize the existing topography and natural features of the site. All natural features shall be preserved, as practical, and integrated into the subdivision or site plan design.
          
       2. Provide an interconnected system of open space areas. The locations of all buildings and structures shall allow and provide areas of open space and landscaping to connect with similar open spaces and landscaping areas existing, or planned to be located, on adjacent properties.
       3. Pad buildings in commercial developments, including service stations, convenience stores, restaurants, auto maintenance facilities and similar uses shall be designed in a compatible architectural style and shall incorporate similar materials, colors and landscaping as the primary development.
12. Site Access. The location and number of access points to the site, the interior circulation pattern, and the separation between pedestrians and vehicles shall be designed to maximize safety and convenience, and should be harmonious with proposed and neighboring buildings.
    1. Drive-thru aisles shall follow the provisions in Section 15.34.190.
       
13. Noise Impact. Subdivision and site design shall include provisions for limiting noise, particularly to adjacent property. The occupants of a development should be protected from noise from both outside and within the site through screening, setbacks, and building materials. Noise generating uses and equipment shall be located and buffered to minimize site and off-site impacts.
14. Views. Due to the community quality and character created by the surrounding scenic beauty, it is essential that the city and all subdivision and site plan designs preserve general access to significant views. These views include Mount Timpanogos, Provo Canyon, West Mountain, and Utah Lake. A view corridor analysis may be required by the City Planner.
15. Landscaping Design Standards. Landscape improvements shall be an integral element of all subdivision and site plan designs. Landscaping shall complement the architecture of all proposed buildings and structures and provide visual interest and variety, provide screening elements, provide year round site beautification, blend with the natural landscape and highlight building design features. Landscape designers shall recognize the following landscape design principles with Landscape Plan(s):
    1. Transitional Landscaped Areas. Where new development adjoins areas of natural open space, a soft transitional edge shall be provided to create a gradual transition between the natural open space area and the new development.
    2. Landscape Materials. All proposed plantings and site materials should be consistent with (but not uniform) and of a similar scale with existing natural neighboring landscape, and adjacent streetscape areas where appropriate. Drought tolerant “xeriscape” landscaping is encouraged. Landscaping improvements may also include berming, contouring, rocks, and boulders.
    3. Plant Size, Spacing, and Scale. The size and spacing of landscape elements shall be consistent and establish a coordinate relationship to any existing or proposed streetscape plantings. The size and spacing of landscape elements shall also be of appropriate scale and character to all proposed buildings, structures, and features.
    4. Streetscape Landscape Treatments. All streetscapes shall create an attractive public space design and include street tree plantings, landscaping and other treatments and improvements, including consistency in street lighting, pedestrian lighting, public art and pedestrian and biking facilities and street furniture.
    5. Landscape Accessories: All developments shall include at least one of the following accessories: art features, benches, pots, lamps, artwork, and sculptures, or other accessory as approved by the Planning Commission. 
    6. All site plans shall follow the Landscaping Design Standards and Requirements in Section 15.40.080.
16. Walls, Fences, and Other Visual Barriers. Walls, fences, and barriers located adjacent to all public rights-of-way shall be constructed of long-lasting durable materials. . Walls, fences, and barriers that create a continuous surface greater than thirty (30) feet in length shall be softened visually with acceptable landscaping or other treatments. Berms, boulders, and vegetation masking are effective substitutes for walls and fences. Walls, fences, and barriers located to separate individual lots should be constructed of materials that are compatible with the residence.
17. Non-vegetative Ground Cover. Non-vegetative ground cover treatments may include rocks and small stones, granite, and bark. Areas of non-vegetative ground cover materials shall be broken up and interspersed with plant materials.
18. Landscape Maintenance. All landscape plans shall demonstrate that long-term maintenance factors have been considered in the landscape design. For example, irrigation systems shall be designed to achieve low maintenance and efficient water consumption.
19. Site Lighting Standards. To protect views of the night sky, all outside lighting shall be “down lighting” so that lighting does not trespass to adjoining properties. All exterior lighting may provide for the illumination of buildings and grounds for safety purposes, but in an aesthetic manner. All exterior lighting shall be shielded or hooded so that no light is allowed to spill or trespass onto adjacent properties.
    1. Warm lighting colors are encouraged. Blue white colors of fluorescent and mercury vapor lamps are prohibited.
       
    2. All exterior lighting should be reduced to the minimum levels necessary for safety and security purposes. The use of motion sensors and timers is encouraged.
       
    3. Parking Lot Lighting, Minimum adequate lighting should be provided in all parking areas, with emphasis placed on appropriate lighting at entrances and exits. All parking area lighting shall be integrated with landscape features. The height of pole-mounted fixtures shall be held to a minimum practical height, but not exceeding twenty (20) feet.
       
    4. Indoor Lighting. Indoor lighting shall not be provided or constructed to provide lighting for any outdoor areas.
20. Project, Site and Building Sign Standards.
    1. General Considerations. The placement and design of all allowed signs shall be found to be compatible with the development project and with the surrounding area. Signs shall be provided as an integral site and building design element and shall be compatible with the style of the buildings in terms of location, scale, color, and lettering style.
       
    2. Safety. Signs should be located so they comply, at a minimum, with the clear view requirements, as provided herein.
    3. Sign Materials and Colors. All sign materials shall be compatible with building materials and colors. The illumination of all signs shall be accomplished in a manner that focuses light on the sign and fully shields the light source.