(1) 3500-3300 South (SR 171) from 7200 West to 2700 West;

(2) 5600 West (SR 172) from 3100 South to the City’s south border;

(3) 2700 South (Parkway Blvd and Lake Park Blvd);

(4) 2100 South Freeway (SR 201), including the north and south Frontage roads;

(5) Bangerter Highway (SR 154);

(6) I-215 Freeway;

(7) Mountain View Corridor (SR 85);

(8) 4100-3900 South;

(9) 4700 South;

(10) 3100 South;

(11) 3200 West;

(12) 3600 West;

(13) 2700 West;

(14) 5400 South (SR 173); and

(15) 6200 South.

(1) All properties shall provide a minimum 20-foot landscaped buffer along the entire Frontage between the edge of the Sidewalk and any parking area, Structure or Fence on the site. No parking, fencing, Outside Storage, above ground storm water detention or retention, or temporary signage shall be allowed within the landscape buffer. These requirements, as well as those in Part 2, shall take effect in the following situations:

(2) There shall be a minimum of one tree planted for each 600 square feet of the gross area of the landscaped buffer as well as one of the following two options below:

(3) Trees to be planted in the landscaped buffer shall be selected from the following list, unless a professionally prepared landscape plan is reviewed and approved in advance by the Planning Commission:

Deciduous trees shall be a minimum size of two-inch caliper and not less than eight feet in height.

(1) An exception may be sought from the requirements of Parts 1 and 2 of this Chapter only if one of the following situations apply:

(2) If one of the conditions listed above applies, the property Owner may apply for a hearing before the Planning Commission to request a modification to the requirements of this Chapter. Such modification shall be granted if the property Owner can demonstrate that the subject property meets subsection 1(a) or 1(b) above.

(1) Non-Motorized Public Easement – An easement located on private property for pedestrian, bicycle, and other non-motorized Uses, excluding horses.

(2) Streetscape Area – A 30' wide area of land measured perpendicular from the back of curb into a project site, with the length running parallel to the Street. The Streetscape area generally consists of a combined 10' width of public Right-of-way and a 20' width of private property with a public easement.

(1) All Streetscape improvements shall fit within the area reserved for a standard 20-foot Front Yard setback and the public Right-of-way. In the event that a full 30-foot width is not available within the prescribed area, City staff may adjust the Landscaping standards as necessary to meet the intent of this Section.

(2) An undulating, landscaped berm, a minimum of two to three feet high and 15 feet wide, shall be located adjacent to the back of curb.

(3) Street trees shall be planted from 20 to 50 feet apart, not to exceed an overall average spacing of 30 feet. Except for ornamental entryway trees, street tree selection and all other minimum Landscaping requirements shall be consistent with Section 7-10-103. Specific tree varieties shall be placed on both sides of every curb cut as ornamental entryway trees as specified below:

(4) A Nonmotorized Public Easement shall be granted to West Valley City. The width of the easement shall be 10 feet along 3300/3500 South and Redwood Road and six feet along 5600 West. This easement shall generally be located 15 feet from the back of curb and shall run the entire length of the Frontage along the Street. A concrete trail shall be located within the public easement along the Street. The width of the trail shall be 10 feet along 3300/3500 South and Redwood Road and six feet along 5600 West. (See Figures 1, 2 and 3.) The City reserves the right to require lane striping to separate pedestrian and bicycle areas. If at any point the trail crosses a driveway or similar Use, the concrete within the driveway shall be stamped and colored to warn both pedestrians and motor vehicle users. A concrete pathway, at least five feet wide and meeting all ADA standards, shall link the urban trail with any transit stops located along the Street. In areas where the urban trail does not align with existing Sidewalks on adjacent sites, a transition area shall be established and improved, with the purpose of providing for public safety and convenience. The urban trail may, at the discretion of City staff, be temporarily shifted to avoid pre-existing, immovable objects. However, if the trail is moved toward the site, the required landscaped buffer must still be provided. Immovable objects shall include manholes, power poles, and other objects whose location is beyond the control of the property Owner.

(5) Overall site Landscaping coverage requirements shall be reduced to 90 percent of current standards to compensate for Streetscape improvements. For example, the C-2 zone shall be reduced from 15 percent to 13.5 percent.

(6) A landscaped buffer shall be located between the trail and any Development. The width of the buffer shall be five feet along 3300/3500 South and Redwood Road and nine feet along 5600 West. This buffer shall be used for pedestrian scale lighting, Landscaping, or any other City approved purpose that promotes a transition between urban trail traffic and on-site Development. The Owner shall grant an easement to the City for the buffer in order to maintain lighting fixtures or other City utilities.

(7) Streetscape lighting shall be installed by the Owner along 3300/3500 South between Redwood Road and the Jordan River, along Redwood Road, and along 5600 West using Streetscape Lighting A, which shall be provided at an average interval of 90 feet or less. At no time shall there be a space between light fixtures larger than 100 feet or less than 80 feet. The style and height of the light fixtures shall be uniform along the entire length of the Streetscape area, and shall conform to the City’s adopted Engineering Standards. (See Figure 4, Streetscape Lighting A, for the general appearance of Streetscape lighting fixtures.)

(8) Streetscape lighting shall be installed by the Owner along 3500 South between 2700 West and Redwood Road using Streetscape Lighting B which shall be provided at an average interval of 150 feet or less. At no time shall there be a space between light fixtures larger than 160 feet or less than 140 feet. The style and height of the light fixtures shall be uniform along the entire length of the Streetscape area, and shall conform to the City’s adopted Engineering Standards (see Figure 5 – Streetscape Lighting B, for the general appearance of Streetscape lighting fixtures). The placement of such lighting within the Building/parking buffer strip or 15-foot landscaped berm shall be reviewed by the Planning Commission for Conditional Use applications. Light fixtures must be inspected and approved by City Staff or the City’s designee prior to final Building inspection.

(9) No Fences or other obstructions shall be built within the 30-foot Streetscape Area, with the exception of fire hydrants, which shall be placed within the 15-foot bermed area adjacent to the Street.

(10) All signs shall be set back at least one foot from the trail/Sidewalk.

(1) The property Owner shall be responsible for the maintenance of all grass, foliage, and trees within property boundaries and park strips.

(2) Pedestrian lighting shall be maintained by the City.

(1) If an existing Street tree within the parkstrip is removed, damaged, or destroyed, the property Owner shall replace the tree according to the standards set forth in subsection (2) below.

(2) When a tree must be replaced pursuant to subsection (1) above or when existing curb cuts are to be closed due to new Development, the following standards shall apply:

(1) For Buildings less than 10,000 square feet, no parking shall be allowed between the street and the building.

(2) A three-foot-tall berm shall be required within the Landscaping along Decker Lake Drive.

(3) On Decker Lake Drive, Bradford Pear trees of a minimum size of two-inch caliper shall be planted within the Front Yard Landscaping an average of 30 feet apart. A different Street tree may be used to emphasize intersections.

(4) Stamped concrete shall be required for all driveway approaches and where public sidewalks cross driveways.

(5) The park strip along Decker Lake Drive shall be six feet wide. The Sidewalk along Decker Lake Drive shall be eight feet wide. Sites that do not meet these standards shall be brought into compliance when any development occurs to which Section 7-2-117 is applicable.

(6) Only monument signs are allowed along Decker Lake Drive. Directory type monument signs may exceed height and area requirements as outlined in Section 11-4-109.