17-7-9.4 Common intent statements | Midvale Municipal Code

17-7-9.4 Common intent statements.

i. To orient front facades toward public streets, parks or plazas.

ii. To provide informal observation of publicly accessible streets and open spaces from adjoining buildings.

iii. To define public spaces, such as streets and parks, with buildings and their uses so that these spaces are more apparent, active and interesting.

iv. To encourage pedestrian activity along the street through the incorporation of street-oriented entries and pedestrian-generative ground level uses in the building design.

i. To create a reasonably continuous building edge along the street which is helpful in achieving a defined place, and in promoting pedestrian activity.

ii. To locate buildings to frame or terminate selected views.

iii. To locate buildings in order to form a clear entry into a district or neighborhood.

iv. To locate buildings of varying heights or masses in order to make smooth transitions between developments of dissimilar scale.

v. To locate buildings to form edges to open spaces, creating clear distinctions between landscaped open space and the built environment.

vi. To terminate views along public streets on a well-designed building, landscape feature, park or a distant view of the mountains.

vii. To set back commercial uses enough to include a wide, attached sidewalk with three zones: an amenity zone, a walking zone and a building.

i. To encourage as much pedestrian activity as possible on and visible to the street.

ii. To minimize the interruption of sidewalks by driveways and maximize generally uninterrupted pedestrian paths.

iii. To create a continuous pedestrian and bicycle network that makes effective connections throughout the site and between subareas through the use of sidewalks, pathways and trails.

iv. To promote security through frequent activity and “eyes on the street.”

v. To promote activity and safety on the street by providing frequent entries to buildings and uses.

vi. To create a clearly organized system of entrances, driveways and parking areas.

vii. To minimize conflict between automobiles, bicycles, and pedestrians.

viii. To minimize driveway paved areas and curb cuts to reduce overall visual impact on the street.

ix. To encourage shared driveways and parking, where feasible.

x. To enhance pedestrian safety and comfort by providing clearly defined routes through parking areas and from public sidewalks to primary building entries and trail connections.

i. To minimize the visual impact of vehicles, both parked and moving, as much as possible, particularly on residential neighborhoods.

ii. To minimize the impact of vehicle noise and headlights from within parking areas on adjacent streets and residences.

iii. To visually or physically subdivide large parking fields.

iv. To encourage the placement of parking lots and parking garages at the rear or side of buildings, rather than in front of buildings.

i. To minimize the visual impact of service areas, refuse storage and mechanical/electrical equipment on streets, open spaces and adjoining development.

i. To create usable private open spaces for private residences, suitable for passive recreation activities.

ii. To create both semi-public spaces where residents can informally interact with their neighbors, and private spaces where residents can be generally screened from public view.

iii. To create private and semi-public spaces where children can play safely.

iv. To supplement public open space such as parks and drainage corridors with privately developed open space that helps complete linkages and organize development.

i. To create variety in a building’s form and profile against the sky, consistent with its function and constituent parts.

ii. To align buildings consistently enough to create a unified street environment and well-defined street edge.

iii. To moderate scale changes between adjacent buildings of differing heights.

iv. To promote sun and sky exposure to public streets and plazas.

v. To create occasional special building forms that terminate views, define neighborhoods and aid in wayfinding.

vi. To provide building elements that define a clear transition between differing neighborhoods or environments.

vii. To connect with traditional regional forms of architecture, and promote a sense of regional identity.

(A) To create human-scaled structures with varied forms that define individual units and break down the scale of larger buildings.

i. To create visually interesting facades that face streets or public spaces.

ii. To avoid large areas of undifferentiated or blank facades.

iii. To provide human scale and detail.

iv. To take advantage of the amount and strength of the sunlight in this region by incorporating texture and relief in the facade design.

v. To emphasize major entries to buildings to help provide visual interest and scale in the facade, as well as to improve the wayfinding characteristics of the building.

vi. To emphasize important components of a building, such as special interior spaces and corners.

vii. To design primary building facades that face streets and significant public spaces with the highest quality, character and scale.

viii. To design the secondary facades along the sides and rears of buildings with good detailing and proportion relative to the primary facade.

ix. To provide transparent glazing at the ground floor that ensures visibility of active uses and goods.

x. To provide transparent glazing at upper levels sufficient to allow awareness of internal activities when viewed from the street or public space, where practicable.

xi. To design retail storefronts and other pedestrian-active buildings with integrated architectural features that shield pedestrians from sun and adverse weather conditions.

(A) To create well proportioned, visually interesting facades with generous amounts and sizes of windows, particularly for facades that face the street or public open space.

(B) To minimize the street frontage of garages.

(C) To design functional, authentic architectural features. By way of example, porches should be able to accommodate at least one chair, and building articulation should reflect interior spatial organization.

i. To use lasting materials that weather well, resist vandalism, and gracefully age.

ii. To use materials which need little maintenance.

iii. To use materials that incorporate human scale in their modules, details and/or textures.

iv. To use materials that convey a sense of quality and attention to detail.

v. To avoid the use of synthetic materials which imitate natural materials, and to use synthetic materials in ways that reflect their intrinsic characteristics.

vi. To use materials which reflect regional resources and building traditions. Materials that are indigenous to the region are encouraged.

vii. To avoid the use of “synthetic stucco” or external insulated finish systems (EIFS) on the ground floors of buildings.

viii. To use hard coat cement stucco systems in lieu of EIFS as much as possible.

ix. To avoid the use of highly reflective glass.

x. To provide mostly earth tone exterior color schemes.

i. To provide lighting that identifies and allows safe access to the entries of the building.

ii. To provide lighting that selectively and subtly enhances the architectural design of the building at night.

iii. To avoid glare from security lighting onto adjoining private property, particularly into the windows of bedrooms.

(A) To provide safe access to the unit’s garage or other parking facilities.

i. To significantly reduce or eliminate the visual clutter of rooftop equipment as seen from the street or public open space.

ii. To reduce equipment noise impacts on adjacent residential uses.

iii. To design rooftop screening elements and penthouses to compliment the architecture, materials and colors of the building.

(A) To maintain the shape of the primary residential roof form.

(B) To maintain the generally uninterrupted simplicity of a sloped roof form, and any attendant architectural forms such as dormers, as seen from the street or public open space.

i. To design landscape treatments in conformance with governing institutional controls.

ii. To reduce the scale and give spatial definition to the street through a consistent tree planting, where practicable.

iii. To ensure that no part of the site, regardless of use, is left without landscape treatment.

iv. To limit the use of sod to areas, where a resilient groundcover is needed, such as playing fields or active-use park spaces.

v. To encourage large tree pits to give trees better growth opportunity.

vi. To use trees, planters and plant beds to define edges of spaces and subspaces, particularly within plazas, open spaces and the public realm.

vii. To provide transition between developed and natural areas.

viii. To control erosion through appropriate planting design.

i. To promote the mixing of uses through seamless transitions between buildings, uses and open spaces.

ii. To reinforce the pedestrian environment and street character established in the adjoining street right-of-way.

iii. To create street and plaza spaces that join buildings, uses, pedestrian areas, and streets into unified urban places.

iv. To provide irrigated landscaping adjacent to a building’s front facade, given appropriate soil conditions.

v. To provide irrigated landscaping or hard surface decks/patios adjacent to a building’s side or rear facades, given appropriate soil conditions, and private outdoor use.

i. To create usable open spaces appropriate for passive recreational activities, such as informal play, reading and sitting in the sun or shade.

ii. To encourage reasonable water conservation practices.

iii. To link open spaces, visually and physically, with the public realm and with each other.

iv. To provide sunlight and visual amenity to occupants of adjacent structures.

i. To minimize water percolation and infiltration, as directed by governing institutional controls, in order to preserve the integrity of ground water sources.

ii. To utilize appropriate liners, if necessary, as directed by governing institutional controls.

iii. To encourage reasonable water conservation practices.

iv. To design landscaping capable of supporting intermittent flooding.

v. To design drainage ways and detention areas so that they are attractive visual amenities as well as useful drainage facilities.

i. To ensure adequate buffering between adjacent land uses.

ii. To reduce the scale of surface parking lots.

iii. To soften the appearance of parking lots with the addition of landscaping.

iv. To reduce the overall amount of heat radiated from parking areas.

v. To screen the view of surface parking lots and the cars in them from adjoining streets, residential areas, open spaces and pedestrian ways.

vi. To visually mark vehicular movements and pedestrian ways.

i. To provide privacy and security for common spaces not open to the general public.

ii. To screen or buffer service areas, refuse containers and utility fixtures from views from streets, open spaces and adjacent properties.

iii. To avoid visually impenetrable “fence canyons” along public streets and open spaces.

iv. To prevent large areas of undifferentiated or opaque wall or fencing.

v. To promote the use of high-quality, durable and low-maintenance materials that are compatible with and appropriate to adjacent architectural style.

vi. To coordinate the design and location of walls and fencing to maximize the positive interrelationship of buildings, public streets and open space.

i. To provide a safe and secure environment within parking lots, drop-off areas, and public or private open spaces accessible to the public.

ii. To provide a safe and secure environment for all exterior walkways.

iii. To create a unified site identity.

iv. To distinguish the parking lot lighting system from the street lighting system in order to separate “street” and “parking lot.”

v. To create night-time interest through the lighting of selected landscape elements.

vi. To minimize glare onto adjacent properties and roadways.

vii. To encourage the use of energy-efficient light sources.

viii. To minimize light pollution of the nighttime sky by directing appropriate amounts of light when and where it is needed, and by avoiding overlighting.

i. To differentiate between plazas, sidewalks, crosswalks and other functional use areas.

ii. To provide a quality of paving materials and patterns consistent with the quality of the surrounding architecture and open spaces.

i. To provide seating in open spaces accessible to the public.

ii. To optimize flexibility by providing formal seating options, such as benches and movable chairs, and informal seating options, such as seat walls.

iii. To provide trash receptacles in areas where pedestrian traffic is expected.

iv. To provide bicycle storage at safe and convenient locations, particularly near building entrances and where building windows provide a clear view of outside activity.

v. To provide consistency and durability in the design of site elements such as railings, bollards, tree grates, benches and trash receptacles.

vi. To create a consistent site identity through site furnishings that complement, though not necessarily match, each other.

i. To preserve the integrity of on-site environmental mitigation by selecting and installing plant materials in conformance with requirements and recommendations set forth in the governing institutional controls.

ii. To use quality plant materials that are sized to create a mature landscape in a reasonable amount of time.

iii. To select a palette of landscape materials appropriate to locale climate and soil.

iv. To encourage reasonable water conservation practices.

v. To give a sense of regional identity and authenticity in landscape.

vi. To group plants in authentic communities based on sun and water requirements.

vii. To provide enough landscaping to give the development a sense of quality, individuality, and design.

viii. To provide seasonal interest through plant materials that exhibit good spring bloom, good fall color and interesting winter texture or color.

ix. To avoid monoculture plantings that pose a risk of large-scale disease.

i. To encourage reasonable water conservation practices.

ii. To maintain irrigation systems in proper operational condition.

iii. To maintain plant materials in a healthy condition.

iv. To ensure that dead, diseased or otherwise sub-standard plant materials are replaced promptly.

v. To maximize the usable life span of all paving materials, hard-scape elements, plantings, furnishings and other site features.

vi. To assure safe conditions for all users.

vii. To time irrigation to minimize evaporation and inconvenience to pedestrians.

viii. To avoid obstructed lighting or sight lines caused by overgrown plant materials.

a. Up to three building walls may be used for flat or wall signage. The maximum sign area shall be fifteen percent of the wall surface of the front of the building, five percent for the side, and five percent for the back or side. The following four types of wall signs are allowed; all others are prohibited:

i. An externally illuminated aluminum sign panel with cut out and/or channel letters illuminated by a specified cut-off floodlight fixture mounted to the building.

ii. An internally illuminated aluminum sign panel with cut out and/or reverse channel letters illuminated by neon tubes or fluorescent lamps behind the sign panel and/or letters.

iii. An externally illuminated individually fabricated channel letter form using a specified cut-off floodlight fixture mounted to the building.

iv. An internally illuminated channel letter mounted to the building.

b. Subject to the wall sign area and type restrictions found herein, businesses that lack suitable wall area upon which to mount a flat or wall sign may instead place the sign on a gabled roof so long as the sign does not project above the roof line. For the purposes of this section, a building elevation that qualifies under this subsection is a side of a standalone structure with less than one hundred feet of wall area.

2. Awning/Canopy Signs. All awnings and canopies shall be constructed of a canvas-like material or architectural metal. The design and color shall relate to the storefront design. No awning or canopy sign may extend more than five feet over the sidewalk and shall be at least eight feet above the sidewalk. Awnings and canopies that are utilized for signage shall use contrasting letters that are painted, applied or sewn onto the vertical drip or panel of the awning or canopy. The maximum sign area of an awning/canopy sign is the greater of sixteen square feet or five percent of the area of the wall to which it is attached. Letters shall not occupy more than eighty percent of the width or the height of the vertical drip or panel. The sign area used for a canopy sign shall be included in any calculation of wall sign area.

3. Projecting Signs. One projecting sign may be attached to the building perpendicular to the facade facing the sidewalk per ground level tenant space. A projecting sign shall be made of a rigid material with the bracket and sign panel relating to the storefront design. Projecting signs may not exceed twelve square feet in size, project more than four feet from the facade, and must be at least eight feet above the sidewalk.

4. Door/Window Signs. Door and window signs are permitted as follows:

a. Lettering and logos may be applied directly onto storefront windows. This includes white gold leaf, applied vinyl, painted, etched or sandblasted.

b. Retail, service and restaurant establishments are permitted to use window-mounted signs advertising current sales or specials, subject to applicable sign area restrictions, so long as they do not disrupt the visibility from employee stations to the parking area or of law enforcement personnel into the business.

c. One neon or LED sign may be mounted in each window subject to applicable sign area restrictions. One electric changeable copy sign is permitted per business subject to applicable safety and sign area restrictions and best practices. Signs that make use of crawling or flashing copy or text or simulate traffic signs or traffic messages are prohibited.

d. The total area of window signs (including lettering and logos) shall not exceed twenty-five percent of the window area on which it is located.

e. Storefront windows and doors shall be limited to a maximum of two square feet of coverage with stickers, credit card decals, hours of operation, etc.

f. There may be one window sign listing the names of second floor tenants near street level entrances. This sign shall not exceed six square feet and is not to be included in the twenty-five percent allowance.

5. Suspended Signs. Suspended signs shall be located near the entrance to the business/tenant space and may be used in place of rather than in conjunction with a wall sign. The maximum sign area is one square foot per each lineal foot of building elevation on which the sign is located, not to exceed sixty square feet. Signs shall be located so as to emphasize design elements of the buildings. No suspended sign shall be less than eight feet above the sidewalk.

6. Monument Signs. One monument sign may be allowed per street frontage for a multifamily or commercial project. A monument sign shall not exceed the sign area and height indicated in the sign table for each subarea and may be located on a berm of up to three feet in height. Monument signs shall not be constructed within the clear view area and shall be set back at least three feet from a public sidewalk and property lines. Monument signs shall be constructed with materials similar to that of the main building. Due to the unique nature of the Bingham Junction development and the large quantity of open space adjacent to viable commercial real estate, the city may grant an easement for the partial location of an approved monument sign within city-owned open space; provided, that it is located immediately adjacent to the business being advertised. No advertising for businesses located outside the adjacent development shall be allowed.

7. A-Frame Signs. One freestanding A-frame signboard per ground level tenant may be placed on private property within close proximity to a pedestrian way, or on a public or private sidewalk of at least ten feet in width, provided the sign does not interfere with pedestrian movement. The signboard copy space shall not exceed three feet in height and two feet in width with a maximum sign height of four feet.

8. Pylon Signs. One pylon sign is allowed in each identified retail area as indicated on the Illustrative Land Use Plan (Appendix B) which is on file in the city recorder’s office. Signs are for multi-tenant use only. Signs are to be placed as near the center of the Jordan River Boulevard street frontage as practicable. If buildings have been located against the right-of-way line, the sign may be located adjacent to the main drive entrance, but no closer than five hundred feet to another pylon sign. The entire length of the supporting poles must be covered in a substantial architectural cover which does not reflect the round nature of the pole beneath, with a minimum of the first third of that length being constructed of masonry to match the development. The cabinet must be set back a minimum of eighteen inches from the property line and the supports a minimum of five feet from the property line. Due to the unique nature of the Bingham Junction development and the large quantity of open space adjacent to viable commercial real estate, the city may grant an easement for the partial location of an approved pylon sign as identified in the Bingham Junction zone within city-owned open space; provided, that it is a multi-tenant sign located immediately adjacent to the shopping center/businesses being advertised. No advertising for businesses located outside the adjacent development shall be allowed.

9. Pole Banners. One pole banner sign per privately owned, on-site light pole may be used. Such signs shall be a maximum size of two feet by five feet, shall hang vertically, and shall be securely attached to the light pole at the top and bottom corners of the banner. Banners must be kept in good condition at all times; i.e., tattered, torn, or faded banners must be removed. A sign permit is required.

10. Clearance and Setbacks. The following standards apply:

a. At intersecting streets all signs shall be located outside of the clear view area.

b. For signs over pedestrian ways, the clearance between the ground and the bottom of any projecting or ground sign shall not be less than eight feet.

c. For signs over driveways for vehicular traffic, the minimum clearance shall be fourteen feet.

d. All monument signs shall be a minimum of three feet from a public sidewalk or property line.

11. Temporary Signs. The following provisions regulate the use of temporary signs. If a temporary sign type is not specifically designated, it is prohibited.

a. Attachment. Temporary signs may not be permanently attached to the ground, buildings or other structures.

b. Banner Signs. One banner sign attached in a temporary manner is allowed per primary building wall or on-site fence/wall. Banners may not exceed forty-eight square feet, and must be mounted flush on the wall or fence with all corners securely fastened to the wall or fence. Banners must be kept in good condition at all times; i.e., tattered, torn, or faded banners must be removed. A temporary sign permit is not required. A banner may not be used as primary signage for a business for more than three months from the business opening.

c. Mobile Changeable Copy Signs. One mobile changeable copy sign may be used for each street frontage of a building, for a maximum period of fourteen consecutive days, not to exceed twenty-eight days in a calendar year. Each sign shall require a temporary sign permit for each period. Said signs shall be in full conformance with all building and electrical codes. Said signs shall not exceed thirty-two square feet in size and six feet in height, and shall conform with all setbacks, clearances, and other general provisions of this title.

d. Balloon Sign/Inflated Sign Displays. One balloon sign or inflated sign display is allowed to be displayed on-site for a period of fourteen consecutive days per calendar quarter up to four times per calendar year. A temporary sign permit shall be required for each display period. The signs shall meet all minimum building setbacks for the zone, and shall be adequately tethered so as not to extend into the airspace above the public right-of-way or constitute a safety hazard.

e. Grand Opening Events Signs. Promotional signage, such as pennants, streamers, banners, balloon signs, and inflated sign displays, may be used for grand opening events for new businesses. Such promotional signage must be initiated within the first three months of a new business receiving a certificate of occupancy, and may be used for a maximum of thirty consecutive days. Said signs shall be used in such a manner so as not to constitute a safety hazard. A temporary sign permit shall be required. Promotional signage shall not include illuminated signs or devices.

f. Feather Flags. A maximum of one feather flag is allowed per business in a multitenant building. One feather flag per fifty feet of frontage or a maximum of five are allowed for stand-alone businesses. Feather flags may be displayed on private property for a period of fourteen consecutive days per calendar quarter up to four times per calendar year, with a maximum height of twelve feet. A temporary sign permit shall be required for each display period.

12. Wayfinding Signs. Provides direction to points of interest within the larger “Bingham Junction” development. Allowed interior to the “Bingham Junction” project only, spaced a minimum of five hundred feet apart. General directions only, not for individual tenants.

13. Flag Banners. Apartment or condominium complexes may utilize flag banners as follows:

a. No more than eight flag banners may be used per project;

b. Flag banner poles shall not exceed fifteen feet in height;

c. Flag banners shall only be permitted as part of an organized front entry feature that includes a project identification sign and landscaping;

d. Flag banners must be located a minimum of three feet from a public sidewalk or a property line and must be located outside of the clear view triangle; and

e. Flag banners shall contain no advertising copy. For the purposes of this subsection the project name is not considered to be advertising copy.

14. Above-Canopy Signs. Above-canopy signs are permitted as follows:

a. The canopy shall be a horizontal element on the building and shall not include a sloped roof. The canopy design and color shall relate to the building entrance, shall not extend more than five feet over the sidewalk, and shall be at least eight feet above the sidewalk;

b. The sign height shall not exceed one and one-half times the fascia height or four feet, whichever is less. In no instances shall the sign project above the building roofline;

c. The sign width shall not exceed eighty percent of the canopy width;

d. The sign shall only be located above the front fascia of the canopy;

e. The sign shall project no farther from the building than the associated canopy;

f. The sign shall be constructed of individual letters only and shall include only one line of lettering;

g. The sign may be externally or internally illuminated; and

h. The sign area used for the above-canopy sign shall be included in any calculation of wall sign area.

i. To create a site-wide network of public open spaces connected by green corridors.

ii. To distribute dedicated open spaces throughout the site and ensure that all residents have walking access to at least one open space amenity.

iii. To create variety in scale, character and use of open spaces; some distinctions may include neighborhood versus regional scale, naturalized versus manicured character, active versus passive use.

iv. To utilize well-defined natural and developed open spaces as the framework for block, lot and circulation patterns.

i. To create usable open space suitable for active and passive recreational activities.

ii. To design spaces that provide for but minimize conflict between multiple user groups.

i. To include both on- and off-street bicycle paths in the overall circulation network, where practicable.

ii. To minimize conflict between multiple modes of travel.

iii. To create an interconnected bicycle and pedestrian circulation system throughout the Bingham Junction development.

a. Intent. Refer to subsection C of this section.

a. Intent. (In addition, refer to subsection (C)(8) of this section.)

i. To emphasize significant program elements within plazas, parks and open spaces.

ii. To create richness and interest within paved surfaces that reflect and support the overriding design objectives for each open space or plaza.

iii. To provide safe grade transitions that define edges of subspaces within significant plaza and open spaces.

i. To provide interest through sound and motion.

ii. To provide features that attract people and encourage interaction.

iii. To design water features that are equally interesting and attractive when water is not present, as when water is present.

iv. To encourage reasonable water conservation practices, with particular attention paid to water loss through over spray and evaporation.

a. Intent. Refer to subsection (C)(9) of this section.

a. Intent. (In addition, refer to subsection (C)(7) of this section.)

i. To provide spatial definition and emphasis within plaza, park and open space environments.

ii. To provide power and lighting flexibility for open space events.

i. To provide informational and directional information in a clear and attractive manner.

ii. To complement and enrich the pedestrian experience.

iii. To provide a quality of signage materials and graphic design consistent with the quality and materials of the park, plaza or open space and surrounding architecture.

a. Intent. Refer to subsection (C)(4) of this section.

a. Intent. (In addition, refer to subsection (C)(11) of this section.)

i. To assure good maintenance of all park structures and systems.

ii. To make service functions as inconspicuous as possible through timing of activities and physical location and design of facilities.

i. To create an interconnected street and block network that provides frequent and convenient pedestrian and vehicular access in several directions.

ii. To provide multiple ways in and out of a neighborhood.

iii. To design streets to include on-street parking, either parallel or diagonal/head-in.

iv. To avoid providing diagonal or head-in parking on bike routes.

v. To size streets as narrow as possible, while providing adequate traffic capacity and emergency vehicle access.

vi. To use tighter corner curb radii in order to shorten the pedestrian crossing distance, and to slow turning traffic.

vii. To minimize alley widths while maintaining adequate dimensions for garage, service and trash removal access.

a. Intent. Where the installation of street trees is feasible and in conformance with directives provided in the governing institutional controls:

i. To provide regularly spaced street trees, close enough together to define the street space, and to have an immediate visual effect.

ii. To provide larger canopy shade street trees resistant to urban conditions where not prohibited by the institutional controls requirements for vegetated soil cover system.

iii. To create consistencies in tree planting while avoiding monocultures that pose a risk of large-scale disease.

(A) To design sidewalks within retail and commercial areas so that they include an amenity zone next to the curb, a walking clear zone adjacent to the amenity zone, and a building zone between the walking clear zone and the building.

(B) To size and design the sidewalk amenity zone to incorporate street trees (where allowed), landscape planters, pots or cut-outs within the paved area, street lights, pedestrian lights (where desired), bike racks, newspaper racks, regulatory signs, utility elements, information kiosks, and public seating.

(C) To size and design the walking zone to be clear of obstructions, sufficiently wide enough for two people to walk abreast, and meet the ADA accessibility code.

(D) To size and design the building zone to accommodate window shopping, outdoor cafe seating, temporary display of goods for sale, and possible handicapped access to the front door of a public use.

(E) To provide frequent, paved pedestrian access from on-street parking to the sidewalk walking zone, through the street trees and/or planting in the sidewalk amenity zone.

(F) To use authentic materials and avoid systems or materials that imitate other types of materials.

(A) To size and design the sidewalk to be clear of obstructions, sufficiently wide enough for two people to walk abreast, and meet the ADA accessibility code.

(B) To provide sidewalks detached from the curb a sufficient distance to accommodate street trees and their mature root systems, efficiently irrigated turf or ground cover, and the length of a handicapped curb ramp perpendicular to the sidewalk at the street intersection.

i. To provide a safe and secure environment for motorists, bicyclists and pedestrians.

ii. To reduce glare from street and pedestrian lights on adjoining residences.

iii. To create an identity for the development and/or special streets.

iv. To respond to and further neighborhood character through the selection of light poles, bases, and fixtures appropriate to the commercial, residential or civic nature of surrounding use.

v. To select consistent light poles, fixtures, lamp types, finishes and colors for all pedestrian and street lights in the Bingham Junction development area.

vi. To simplify the alley corridor by utilizing downcast, structure-mounted lighting in place of freestanding light fixtures.

i. To provide a safe, weather-sheltered area at selected bus stops.

ii. To provide comfortable, high quality and durable seating at all bus and transit stops.

iii. To provide trash receptacles in areas where pedestrian traffic is expected, and at bus and transit stops.

iv. To provide bicycle racks at safe and convenient locations, particularly near building entrances and where building windows provide a clear view of outside activity.

v. To provide consistency and durability in the design of streetscape elements such as railings, bollards, tree grates, benches and trash receptacles.

vi. To create a consistent Bingham Junction development identity through street furnishings that match or complement each other.

i. To assure safe conditions for all users.

ii. To encourage reasonable water conservation practices.

iii. To maintain irrigation systems in proper operational condition.

iv. To maintain plant materials in a healthy condition.

v. To ensure that dead, diseased or otherwise sub-standard plant materials are replaced promptly.

vi. To maximize the usable life span of all paving materials, hardscape elements, plantings, furnishings and other site features.

i. To underground all utilities.

ii. To place utilities in the street and/or alleys.

iii. To avoid placing utilities under the sidewalk amenity zone to allow the planting, health and maintenance of street trees. (Ord. 2015-13 § 1 (Att. A (part)); Ord. 2015-01 § 1 (Att. C (part)); Ord. 2012-17 § 1 (Att. A); Ord. 10/19/2010O-11 § 1 (Exh. A); Ord. 5/1/2007O-5 § 1 (part); Ord. 9/21/2004O-29 § 1 (part))