Clearfield Station

Transcription

Clearfield Station

Clearfield Station
Urban Design Plan, Standards and Guidelines
Clearfield, Utah
Final MDP – Approved on March 11, 2014 by Ordinance 2014-05
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1000 East
**This plan is the final concept plan, which supersedes
the site plan depicted in the various figures and
drawings in the Design Guidelines Manual.
0’
100’
300’
Contents
Design Standards & Guidelines..............................................................59
Introduction.................................................................................................7
5.0 Architectural Massing..............................................................................61
1.0 Statement of Purpose..............................................................................10
5.1 Height.......................................................................................................62
1.1 Vision........................................................................................................10
5.1A Height Measurement
62
1.2 Guiding Principles....................................................................................12
5.1B Stepping on Sloped Site 63
Existing Conditions..................................................................................19
2.0 Historic Context ......................................................................................21
2.1 Project Location and Context .................................................................21
2.2 Access and Visibility................................................................................22
2.3 Land Use and Ownership........................................................................25
2.4 Environmental Conditions........................................................................26
Master Plan Framework...........................................................................29
3.0 Streets & Blocks.......................................................................................32
3.1 Civic & Open Space Network.................................................................. 34
5.2 Massing and Built Form.......................................................................... 64
5.2A Vertical Articulation
67
5.2B Horizontal Articulation
68
5.3 Street Wall............................................................................................... 69
5.3A Setback
69
5.3B Build-to Line
70
5.3C Articulation Area
71
5.3D Projections
72
5.3E Stepback
73
5.4 Architectural Design.................................................................................76
3.2 Transit & Transportation.......................................................................... 36
5.4.1 General Building Elements
76
3.3 Neighborhood Districts............................................................................37
5.4.1A Urban Industrial Character
77
5.4.1B Base Activation
78
5.4.1C Facade Articulation
80
5.4.1D Materials and Colors
81
5.4.1E Corners
82
5.4.1F Roofs
84
5.4.1G Private Public space
85
5.4.1H Sustainable Features
88
5.4.1I Building Lighting
89
5.4.1J Building Signage
90
Non-Residential Signage
91
Residential Signage
93
Temporary Signage
94
Prohibited Signage
94
Land Use Regulations..............................................................................39
4.0 Land Use Characteristics ........................................................................41
4.1 Land Use Areas........................................................................................41
4.1A Mixed-Use Services Area (MUS)
42
4.1B Multimodal (M)
44
4.1C Flex Business (FB)
46
4.1D Community Space (CS)
48
4.1E Parking Areas (PA)
50
4.1F Residential Type 1 (RT1)
52
4.1G Residential Type 2 (RT2)
54
4.1H Office (O)
56
5.5 Architectural Design by Type.................................................................. 95
5.10H Kiosks
148
5.5A Mixed-Use
95
5.10I Public Art
149
5.5B Residential
98
5.10J Railings & Fences
150
5.10K Pedestrian Lighting
151
5.5C Office
101
5.5D Civic and Community Use
102
5.5E Flex Business
103
5.11A Trails, Bikeways and Linear Parks 153
5.5F Parking Structure
105
5.11B Plazas 156
5.11C Community Parks
160
5.11D Pocket Parks
161
5.11E Gateways & Edges
162
5.6 Streetscape........................................................................................... 106
Street Design
106
5.7 Street Types.......................................................................................... 106
5.11 Public Space, Parks & Plazas...............................................................152
5.7A Mixed Use Services (MUS)
108
5.7B Residential Type 1 (RT1)
110
5.12A Off-Street Parking
164
5.7C Residential Type 2 (RT2)
112
5.12B Bicycle Parking 165
5.7D Office/Residential (OR)
114
5.12C Loading, Mechanical Equipment & Meters
166
5.7E Flex Business (FB)
116
5.7F Flex Business (FB) Side Street
120
5.7G Flex Business (FB) Buffer
122
5.7H Transit Street & Plaza
124
5.7I Alley & Service Streets
126
5.8 Mid-Block Breaks................................................................................. 128
5.8A Mid-Block Break: Commercial
129
5.8B Mid-Block Break: Residential
131
5.9 Streetscape Standards and Guidelines ............................................... 133
5.10 Streetscape Elements......................................................................... 138
5.10A Landscape
138
5.10B Benches
142
5.10C Waste & Recycle Receptacles
143
5.10D Tables, Chairs & Umbrellas
144
5.10E Bicycle Racks
145
5.10F Bollards
146
5.10G Transit Shelters
147
5.12 Parking, Loading & Service..................................................................164
Implementation.......................................................................................169
6.1 Project Phasing...................................................................................... 171
Phase 1
172
Phase 2
173
Phase 3
174
Phase 4
175
Phase 5
176
Phase 6
177
Phase 7
178
Phase 8
179
Phase 9
180
Appendix..................................................................................................183
Definitions
185
Clearfield Station - Urban Design Plan, Standards & Guidelines
Page vi
Section One
Introduction
INDEX
1.0 Statement of Purpose
10
1.1 Vision
10
1.2 Guiding Principles
12
Statement of purpose and Vision
Introduction
1.0 Statement of Purpose
Flex Business District
This document is an Urban Design Plan and Design Standards and Guidelines for
development of the Clearfield Station located in Clearfield, Utah. The purpose of the
Plan is to set forth a vision for a vibrant, walkable community for the City of Clearfield.
This document will provide the regulatory structure that will allow the development of
the property and the City of Clearfield to administrate approvals for implementation.
Graphic depictions used in this report are for illustrative purposes and are only
intended to provide examples of specific building elements and spatial character.
These are not intended to depict actual buildings or site development unless
otherwise specified.
1.1 Vision
Clearfield Station is envisioned to be a unique mixed-use community with a variety
of land uses that take advantage of the adjacent commuter rail line and major
employment centers within the area. The plan is oriented around a commuter
rail transit station, creating an intermodal hub for the community. Clearfield
Station provides users a walkable, pedestrian friendly community in addition to
flexible business space for incubator and small businesses. The transit station
and connections to Interstate 15, 84 and 80 provide convenient access to work,
shopping, and recreational amenities throughout the Wasatch Front Region.
3. Residential District
4. Community District
The transit district is a mixed-use core that will provide parking, (both for residents
and transit users) as well as neighborhood amenities and services for the surrounding
residential and flex business uses. Transit services will include a dedicated bus
loading/drop off area, a kiss-n-ride area, and an enhanced pedestrian arrival located
at the entry of the commuter rail platform. There is also potential for future high
capacity transit in this district. East of the kiss-n-ride area will be a new civic plaza
and a ‘Main Street’ that will provide neighborhood retail services. An office building is
also programmed at the south end of the transit district to accommodate businesses
needing office space not suitable for the flex business district.
The residential district will provide stability and support for the businesses within
Clearfield Station. The neighborhood combines low to mid rise buildings oriented
to the street. Higher density housing and town homes are self parked under the
structure, while medium density multi-family units are served by surface parking.
Clearfield Station integrates a mix of land-uses that provide walkable neighborhoods,
employment opportunities, neighborhood services, recreation, and flex business
space. All of these uses are oriented around transportation and transit opportunities.
There are four distinct districts within the plan that include (see Figure 1.1 & Figure
3.14).
2. Transit District
Transit District
Residential District
Overall Concept
1. Flex Business District
The flex business district accommodates companies that need office, light
manufacturing, and retail with warehouse storage space. The buildings will provide
large storage space in the back with office space located in the front. The backs of
the buildings will provide truck delivery areas with drop down docks and panel doors
to accommodate storage operations.
Community District
Currently, the community district is envisioned to be the location for a new charter
school. Other potential uses could include:
• Community Center
• Community Park
• Post Office
• Library
• Church, etc.
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Vision
Introduction
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Station Platform
Transit District
150’
300’
Community District
Figure 1.1: Clearfield Station Illustrative Master Plan
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1000 East
0’
Guiding Principles
Introduction
1.2 Guiding Principles
• Locating the highest densities closest to the station to optimize convenient transit
ridership.
Transit oriented development (TOD) is the functional integration of land use and
transit via the creation of compact, walkable, mixed-use communities within walking
distance of a transit stop or station. A successful TOD should be designed to bring
people, jobs, and services together in a way that makes travel efficient, safe, and
convenient.
• Planning for low intensity uses in the flex business district should address the
ability to increase density over time to meet changing community needs.
The following guiding principles provide planning strategies that will enable Clearfield
Station to become a successful TOD.
Uses that Encourage Transit Ridership
A mix of residential, office, and support services in station areas provide opportunities
for people to live closer to their jobs or to take advantage of convenient transit
access. A diverse mix of uses will allow Clearfield Station residents to walk to shops
within the village rather than forcing them to drive elsewhere. Mixed land uses could
include:
• Variety of Retail (food convenience)
• Professional services
• Public/institutional
• Housing
• Employment
• Education
Figure 1.2: Mixed use development
• Recreational/leisure
In addition, locating a majority of transit supportive uses within close walking distance
to the transit station makes transit the most convenient and attractive travel mode for
users.
Promote Density
Development densities of all types should be appropriate within the context of a
particular station and the surrounding community. Clearfield Station can promote
compact and dense development by:
• Creating a compact development within an easy walk to public transit and with
sufficient density to support ridership.
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Figure 1.3: Pedestrian friendly streets
Guiding Principles
Introduction
Create Convenient Pedestrian Connections
reduced pedestrian travel distances, clearly marked crosswalks, material changes
at intersections, and reduced vehicular lane widths.
Pedestrian scale environments that make walking more attractive and a more
preferable option than the automobile can be achieved by:
Ensure Good Urban Design
• Making walking distances short: Pedestrian routes between the station and
key destinations should be short, direct and located within a half mile radius of the
station.
• Creating continuous pedestrian connections: Sidewalks and pathways are
continuous routes that are easy to find, follow and are universally accessible to
wheelchairs, strollers, scooters, and other mobility aids. Major connections to the
station for pedestrian and bicycles should be constructed as early as possible
within the project.
• Providing direct access: Sidewalks connect directly to entrances of the station
and buildings. Bus stops should be located as close as possible to building
entrances and the station. This allows walking distances from the station and
buildings to the nearest bus stop to generally be shorter than the distance to the
nearest parking space.
• Recognizing that people are at the street level: Pedestrian routes should have
minimal stairs and grade changes unless there are good opportunities to tie into a
safe above grade system.
• Separating vehicular and pedestrian functions: Vehicular and pedestrian
interactions are designed to minimize points of conflict. This can be accomplished
through the use of traffic calming measures such as bulb outs at intersections,
To achieve good urban design, Clearfield Station should be planned to achieve the
following:
• Connect people together: Connect street networks in residential areas to
promote pedestrian use, diversity, and social interaction. Create an active and
livable community where people feel a sense of belonging and ownership.
• Create high quality streets: A pedestrian friendly street is visually interesting and
makes walking enjoyable. Trees, landscaping, site furnishings, wide sidewalks
and on-street parking protect people from vehicle traffic and create a pleasant
pedestrian area.
• Create bicycle friendly streets: On high-traffic streets, a separate bike lane
should be utilized to provide bikers with a safer commute. On local streets,
bicycles can share the road with vehicles. A separate bike route within Clearfield
Station has been incorporated into the main access road that serves as a
connection from State Street to the rail platform.
• Make the most of architecture: Buildings should be placed near streets to better
define the street environment, not behind parking areas. Building articulation
on the lower three to four story facades allow attractive windows and varied
architectural elements to be built at the pedestrian level. Upper floors of tall
buildings can be set back to allow sunlight to reach the street and also reduce the
sense of scale of the building.
• Relate the ground level to pedestrian uses: Residential units, building
entrances, and retail shops should relate to the ground story of the buildings and
should be oriented to the sidewalk.
• Design for all seasons: Weather protection in the form of awnings, building
projections and canopies can be used to shelter pedestrian connections and
transit waiting areas.
Figure 1.5: Short routes between key destinations
Figure 1.6: Material changes at intersections
• Incorporate lighting, landscaping, and signage: Stations should be well-lit and
designed to accommodate around the clock activity. Landscaping features help
to define boundaries and encourage transit users to linger and explore the station
area. Strategically placed and legible signs orient users to buildings and activities
throughout the development.
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Guiding Principles
Introduction
• Mitigation of adjacent Nuisances: Consider mitigation to land-use adjacency
changes for nuisances such as noise from mechanical units, services, odors,
lighting, etc.
Create a Compact Development Pattern
To create a compact development pattern, Clearfield Station should implement the
following strategies:
• Create a compact street network: A highly connected street pattern with
smaller blocks shortens walking distances, increases the efficiency of transit
circulation and offers more choices for pedestrians. A grid-based street pattern
offers multiple access points to the station and forms an overall framework that
allows for long term transit supportive uses.
Figure 1.7: Create an identity for the community
Figure 1.8: Awnings can shelter pedestrians during
all seasons.
Figure 1.9: Provide on-street parking to mitigate
parking requirements
Figure 1.10: Convenient bike parking
• Cluster buildings: Buildings with a mix of uses that are in close proximity to
one another offer a convenient “one stop” opportunity for accessing a variety of
destinations on foot.
Manage Parking
• Accommodate the automobile: Accommodating vehicles is still critical to the
success of a vibrant TOD project. Convenient parking and drop off areas should
be incorporated into the design plan.
• Locate parking to the side and rear of buildings: This strategy will keep
building entrances oriented to the sidewalk and to the pedestrian.
• Phase surface parking to structures: Structured parking consumes less land
than surface parking and can enhance the public environment with pedestrian
friendly facades.
• Accommodate Bike Parking: Convenient, clearly marked, ample, and secure
bicycle storage lockers should be provided at each station.
Make the Station a “Place”
• Create a destination: Clearfield Station is a destination as well as a gateway to
the rest of the Wasatch Front. Creating a unique place will attract visitors while
also serving residents and the surrounding community.
• Create a center for community life: Beyond their prime function of travel to and
from a community, intermodal hubs should integrate bus, commuter rail, bicycle,
light rail and pedestrians.
Page 14
Guiding Principles
Introduction
Create a Shared Public Realm
Due to the compact nature of Clearfield Station, there will be less private open space
for each household or workplace. Therefore, focus should be placed on creating a
vibrant public realm. Public realm amenities could include:
• Neighborhood parks that accommodate active and passive user activities.
• A network of urban parks, plazas, pocket parks, and event/gathering spaces that
are interconnected by streets and trails.
• Linear parks or greenbelts.
• Open space that is used to mitigate environmental impacts such as pollution from
storm water runoff, heat island effect, and air pollution caused by the burning of
fossil fuel.
Incorporate Sustainability Initiatives
“Sustainable developments are those which fulfill present and future needs while
only using and not harming renewable resources and unique human-environmental
systems of a site” (Rosenbaum 1993 and Vieria 1993).
The following sustainability objectives should be incorporated into the Clearfield
Station.
• Economic vitality and affordability: Provide a variety of housing types and
business spaces.
• Public well-being and quality of life: Provide a healthy and safe neighborhood
with sufficient community facilities, parks, essential services and public spaces.
Figure 1.11: Make the station an attractive environment for people
• Accessibility and transportation: Promote walking and cycling as the primary
modes of transportation within the development. Improve environmental impacts
by reducing vehicle miles traveled (VMT) through transit.
• Resource efficiency & green infrastructure: Incorporate innovative stormwater
management systems into the design plan.
• Reduce, reuse and recycle: When applicable, sustainable strategies, such as
reusing building construction materials and recycling organic waste, should be
utilized to divert waste from landfills.
• Utilize advanced information and communication technologies (ICT):
Create a community that is better connected to the world through wireless and
telecommunication infrastructure.
• Market Opportunity: Provide an environment where land use can respond and
adapt to changing market conditions.
Figure 1.12: Use of natural systems for stormwater
management
Page 15
Figure 1.13: Promote walking and cycling as the
primary transportation choice.
Guiding Principles
Introduction
Figure 1.14: Create a livable community where people feel a sense of ownership and belonging
Figure 1.15: Public spaces for informal socialization
Page 16
Section Two
Existing Conditions
INDEX
2.0 Historic Context 21
2.1 Project Location and Context 21
2.2 Access and Visibility
22
2.3 Land Use and Ownership
25
2.4 Environmental Conditions
26
Historic Context and Project Context
Existing conditions
2.0 Historic Context
To Ogden
I-15
In 1877, Clearfield became one of the last communities to be settled in northern Davis
County. Today, Davis County is one of the fastest growing counties in the nation due
to its quality of life, communities, education, commerce and the presence of several
nationally known companies. When it was first settled, the city was called Sandridge
but the name was later changed to Clearfield in order to attract agricultural settlers.
For many years, the city was a small farming community. Then in 1940, the United
States military began construction on Hill Field (Hill Air Force Base), a defense facility
that would eventually stretch along the eastern border of Clearfield. The base is the
state of Utah’s largest employer and has provided many jobs for the residents of
Clearfield.
Hill Air
Force Base
Site
In 1943, the U.S. Navy installed the Clearfield Naval Supply Depot on the
southwestern edge of the city. Clearfield was considered a prime location for the
depot due to its relative security from enemy attack, its nearby air transportation
at Hill Air Force Base, and its proximity to railroads and major highways. The depot
was phased out by 1962 and was replaced by private firms moving into the large
warehouse buildings. The area became known as the Freeport Center and today is a
major western hub for manufacturing, warehousing, and distribution.
Salt Lake
Wasatch Front
Antelope Island
I-15
2.1 Project Location and Context
The City of Clearfield is located 28 miles north of Salt Lake City. It is situated between
the Great Salt Lake to the west, and the Wasatch Mountains to the east. Clearfield
Station is a 68.57 acre site that is located in Clearfield, Utah. The site is bordered by
State Street on the northeast, 1000 E. on the southeast, and the UTA rail corridor to
the west (See Figure 2.4).
Salt Lake City
NOT TO SCALE
Figure 2.1: Freeport Center, Clearfield, Utah
Figure 2.2: Hill Air Force Base runway
Figure 2.3: Regional context map
Page 21
To Provo
Access and Visibility
Existing conditions
To Ogden
Figure 2.5: Existing transit station
Figure 2.6: Existing bus route leading to the station
Figure 2.7: Existing station platform
Figure 2.8: Existing site looking east toward State
Street
Freeport
Center
5
Site
700 South/3000 North
I-1
1000 E
To Antelope Island
Hill Air
Force Base
Woodland
Park Dr
Antelope Drive
UT
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Clearfield City Boundary
Davis
Conference
Center
St
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NOT TO SCALE
Figure 2.4: Local Context Map
Layton
Hills
Mall
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Efficient transportation options using TRAX light rail is also available to the following
locations:
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Transit Access
The site is adjacent to the UTA Frontrunner commuter rail line. The UTA Frontrunner
loading platform is located on the west edge of the site. The commuter rail line
connects users with Ogden to the North, and Salt Lake City to the south. A south
rail line extension is now open and provides a connection from Salt Lake City to
Provo. The extension runs approximately 90 miles along the Wasatch Front, making
Clearfield Station a key connection in the region.
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2.2 Access and Visibility
Li
To Salt Lake City
• Downtown Salt Lake City, the University of Utah, Salt Lake International Airport
and the south and western Salt Lake Valley.
• Sugarhouse/Westminster College using the future streetcar line.
Page 22
Existing conditions
• Potential high capacity transit connection from Hill Air Force Base and Falcon Hill.
In addition, bus lines provide the site with access to the surrounding neighborhoods
within the Layton/Clearfield area.
Pleasant View
Ogden Transit Center
Roy
Clearfield
Layton
Farmington
Salt Lake City
Woods Cross
International Airport
North Temple
Vehicular Access
Access to Interstate 15 is available approximately 1 mile to the northeast of the site at
700 South and to the southeast of the site at Antelope Drive. State Street (Highway
126), a major north/south artery through the Layton/Clearfield area, fronts the site
to the east (See Figure 2.10). The Salt Lake International airport is approximately 25
miles south of the site and is easily accessible via Interstate 15, Legacy Highway, and
Interstate 80. Currently a traffic signal is located at the intersection of 1000 East and
State Street.
University of Utah
Salt Lake Central
Sugarhouse
Pedestrian and Bicycle Access
The Denver & Rio Grande Western Rail Trail (D&RGW) is a hiking and biking trail that
runs from West Bountiful thru Clinton. It is both a paved and unpaved flat, 22 mile
trail consisting of north and south lanes of travel. The D&RGW Rail Trail is located
just west of the site but currently no access to the trail is provided across the Union
Pacific or Frontrunner rail lines (See Figure 2.10).
West Valley City
Murray Central
Access to Jobs and Services
Many jobs and services are located within reasonable proximity to the site. These
include:
Healthcare
Healthcare service at Davis North Medical Center and other associated medical
centers are located 1 mile southeast of the site along Antelope Dr. (See Figure 2.10).
South Jordan
Daybreak
Employment Centers
Draper
The site has convenient access to two of the areas major employers. The Clearfield
Freeport Center is located to the west of the site along Antelope Drive. Hill Air Force
Base, one of the state’s largest employers, is located 2.5 miles to the northeast of the
site along SR-193 (See Figure 2.10).
UTA Frontrunner
Commuter Rail
UTA Streetcar
UTA TRAX
Light Rail
NOT TO SCALE
Civic Center
Clearfield City Hall is located approx. 1.5 miles north of the site along State Street.
The Davis Conference Center is located approx. 2.5 miles to the southeast along N
700 W (See Figure 2.10).
Figure 2.9: Existing transit access
Page 23
Lehi
American Fork
Orem Central
Provo Central
Sandy
Existing conditions
Schools
The project site is located in the Davis
School District and is in close proximity
to the following schools:
Clearfield
City Hall
• South Clearfield Elementary School
is located at 990 East 700 South,
approximately 3/4 of a mile northeast
of the site.
Hill Air
Force Base
I-15 Access
700 South
• North Davis Junior High School
is at 835 South State Street,
approximately 2/3 of a mile northeast
of the site.
North Davis Junior
High School
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In addition, commuter rail with
connections to TRAX provides
convenient access to:
Weber State
University
Davis Campus
I-1
ron
W
Freeport
Center
Clearfield
High School
AF
UT
RG
• Wasatch Elementary is at 210 East
Center Street, approximately 1 1/2
miles northwest of the site.
D&
• Clearfield High School is at 938
South 1000 East, approximately 3/4
of a mile northeast of the site.
• Weber State University Davis
Campus is at 2750 University Park
Blvd, approximately 2 miles east of
the site.
3000 North
South Clearfield
Elementary School
Antelope Drive
Davis North
Medical Center
I-15 Access
Davis Conference
Center
• The University of Utah located on the
east side of Salt Lake City.
• Weber State University located in
Ogden, as well as branch campuses
in Kaysville, Roy and Layton.
NOT TO SCALE
Clearfield City Boundary
Figure 2.10: Existing neighborhood access and services
Page 24
Land Use and Ownership
2.3 Land Use and
Ownership
PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT
er
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Sta
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UT
The Clearfield Station property is owned
by the Utah Transit Authority (UTA) and
is being developed by a partnership
with the Thackeray Garn Company,
a private development company,
making this development a partnership.
Existing parking lots shall be legally
non-conforming uses with maintenance
rights. UTA will have the right to maintain
current operations until development
occurs. Current land use surrounding
the site is primarily single family and
medium to high density residential
housing including some institutional
uses. East of the site is a commercial
corridor that runs parallel to State
Street. West of the site is the Freeport
Center that consists of industrial land
that is used for processing, assembling,
manufacturing and warehouse storage.
et
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Co
ter
mu
orr
il C
Ra
r
ido
1000 East
Clearfield Cemetary
Low-Density Residential
Medium-Density Residential
Medium-High-Density Residential
Retail/Commercial
Agriculture
Existing conditions
Industrial
Project Site
0’
200’
400’
Figure 2.11: Surrounding land uses
Page 25
Environmental Conditions
Existing conditions
2.4 Environmental
Conditions
There are no negative soil or
environmental conditions known on
the site. Necessary utilities are located
near the site. The site is affected by
noise both from jets taking off from
Hill Air Force Base as well as from
the commuter and transport rail lines
adjacent to the site. The typical slopes
across the site are approximately
2%, which provide adequate surface
drainage. An existing detention basin
is located on the south end of the site
and provides adequate storage for
surface drainage from the site. The site
will require drainage mitigation once
the detention basin is filled in for future
phases of development.
Figure 2.12: Existing environmental conditions
Page 26
Section Three
Master Plan Framework
INDEX
3.0 Streets & Blocks
32
3.1 Civic & Open Space Network
34
3.2 Transit & Transportation
36
3.3 Neighborhood Districts
37
Streets and Blocks
Master plan framework
The Master Plan Framework elements provide guidance through the implementation
and design process. The Master Plan Framework is used to ensure conformance to
the original intent and also provide flexibility for an applicant should an unanticipated
land use opportunity be presented. However, this flexibility should not be seen
as a means to implement land uses that are inconsistent with the overall vision
for Clearfield Station. The framework should be referred to as a guide in making
decisions when interpretation of the ordinance is needed. Substantial changes to the
framework plans or master plan shall require planning commission and city council
approval as determined by the Clearfield City Zoning Administrator.
3.0 Streets & Blocks
The image of any development is reflected in its streets, from the width and
conditions of the street to the street lights and sidewalks that frame them. When
coordinated, they create a distinctive “sense of place” and define how a development
is presented to the public. An attractive and cohesive streetscape is a vital part to
the physical appeal of a development. Often a development’s reputation is a result
of the conditions and the character of its roadways. There are several key elements
related to streets that must be considered carefully in creating a positive sense of
place in a neighborhood. These include street walls, building massing, street trees,
intersections, pedestrian crossings, signage and street furniture.
Figure 3.1: Well designed streets create a distinctive “sense of place”
Street Design Principles
Streets Define Urban Structure
Land uses and buildings change regularly but streets have a much more permanent
nature. Providing narrower streets and smaller blocks in a refined street pattern
enhances land-use adaptability, phasing, walkability and identity for an area.
Streets Support all modes
Streets are shared facilities between pedestrians, transit, and vehicles. The needs of
pedestrians are given greater priority than those of vehicle drivers. Streets must be
designed to equitably accommodate a variety of users, from pedestrians, cyclists and
playing children, to vehicular movement and freight delivery.
Streets As Public Spaces
Streets are the most visible, heavily used, and often the most costly public
spaces in neighborhoods and communities. They require a design approach that
acknowledges the role they play in defining a neighborhood or community and must
encourage vibrant activity.
Figure 3.2: Streets as public spaces
Page 32
Streets and Blocks
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et
Figure 3.3: Good streets encourage vibrant activity
New
Signalized
Intersection
Existing
Intersection
Figure 3.4: Sidewalks with street trees create a
pedestrian friendly environment
1000 East
Neighborhood Streets
Flex Business Zoned Streets
Collector Streets
New Intersection Streets
0’
100’
200’
Figure 3.6: Proposed streets and blocks
Figure 3.5: Patio areas along retail street sidewalks
Page 33
Civic and Open space Network
3.1 Civic & Open Space Network
Open Space networks and public plazas are critical to urban living and attracting
residents. Although individual parks are important to the area, their recreational value
is enhanced by connecting these areas into a recreational network. This network
includes gateways, streets and promenades, trails and linear parks, transit plazas and
community gathering places.
The goals of the urban open space network include:
• Establishing a complementary network of urban parks, plazas and event spaces.
• Providing streets as pedestrian connections and urban greenways.
• Providing public open space within a short walking distance of all residents and
employees.
• Creating linkages and accessibility to adjacent neighborhoods and the regional
trail network.
• Locating and enriching public facilities within the area.
• Providing diversity of open space scale, design and program so each space is
unique and complimentary to the character of its context.
Figure 3.7: Public plaza
• Creating spaces that reflect the character of the community and support family
and neighborhood gatherings.
• Providing a sense of public safety and foster community spirit and identity
• Improve property values.
Clearfield Station’s civic and open space network will provide key connections to
adjacent neighborhoods, local and regional trail systems, recreational opportunities,
and gathering/event spaces for residents and visitors. There is the potential to utilize
elevated pedestrian bridges as a means to access the trail. Access to proposed trails
in the area should be planned for. These proposed trails include:
• Antelope Drive Trail running east to west along Antelope Drive.
• Falcon Trail running north and south along 1000 East.
Figure 3.8: Urban Greenway
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Civic and Open space Network
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Figure 3.9: Urban trails promote walking
Community Park #1
Figure 3.10: Active open space for the community
Community Park #2
CIVIC AND OPEN SPACE AREA
ACRES
12.4
Open Space
Pocket Park
Trails
Urban Greenways
0’
Figure 3.11: Open space serves as community
gathering spaces
100’
200’
Recreational Space
9.7
Plazas
.64
Sub-Total
22.74
Future UTA Street Car Connection
.98
Total
Figure 3.12: Civic and Open Space Framework
Page 35
1000 East
Community Park
23.72
Transit and Transportation
s
es
cc
5A
en
gd
O
To
e
at
St
et
re
St
s
es
cc
5A
I-1
Vehicular access point
Gateway
Pedestrian Connection
Kiss and Ride
Station Platform
Bike Lane
UTA Frontrunner Commuter Rail
Bus Loop Route
ke
La
Future High Capacity Transit
0’
100’
y
Cit
State Street
200’
Figure 3.13: Transit and Transportation Framework
*Locations shown are the approximate locations of connection to the city’s master planned trail system
Page 36
1000 East
lt
Sa
To
Transit and transportation are key
elements of any successful community.
Clearfield Station will be a multimodal
destination that provides residents
and surrounding neighborhoods with
affordable transportation connections
to the entire Wasatch Front. The goal
of this transportation framework plan
is to provide a comprehensive street
network. This network includes bicycle
and pedestrian routes that connect
residents to the existing commuter
rail, potential high capacity transit, bus
routes and regional interstates. In order
to provided safer and more convenient
vehicular access to the site, the existing
traffic light at 1000 E. and State Street
could be relocated north to the main
entrance of the development. A second
traffic signal could be built to the south
off a new street that will connect 1000
E. and State Street. Currently, there are
two access points into the site, other
than the main entrance, that have been
provided for vehicular access. A future
access point at Depot Street connects
to Highway 193 on the northwest edge
of the site will provide an additional
vehicular outlet that will be needed as
the community grows over time.
I-1
3.2 Transit &
Transportation
Neighborhood Districts
3.3 Neighborhood
Districts
St
There are four distinct framework
districts with an additional Neighborhood
Services Village located in Clearfield
Station. Neighborhood Districts provide
a key framework element to the plan
by establishing identifiable and iconic
destinations.
at
et
tre
eS
Districts include:
• Flex Business District
Entry Corridor
• Transit District
• Residential District
Station Platform
Neighborhood
Services Village
• Community District
1000 East
Transit District
Community District
0’
100’
200’
Figure 3.14: Neighborhood Districts
Page 37
Section Four
Land Use Regulations
INDEX
4.0 Land Use Characteristics 41
4.1 Land Use Areas
41
42
4.1B Multimodal (M)
44
46
48
50
52
54
4.1H Office (O)
56
land use characteristics & Areas
4.0 Land Use
Characteristics
FB
PS
FB
PA
FB
FB
FB
t
FB
FB
M
PA
PS
PS
PS
Station Platform
4.1 Land Use Areas
PA
RT1
RT1
MUS
RT1
RT1
PS
MUS
The land use regulations section
provides the regulatory land use
requirements for Clearfield Station
Development. In addition, standards
found within Section 5, Design
Standards and Guidelines, of this
document apply to all land use areas in
this section.
RT2
PA
PA
Mixed-Use Services Area (MUS)
Residential Type 1 (RT1)
PZ
PA
RT1
TZ
O
RT2
RT1 PA
CS
Office (O)
Flex Business (FB)
1000 East
Land-use boundaries and areas are
flexible on individual blocks and the
boundary or area may be adjusted on
individual block use designations to
accommodate the depth of the building
to the back. The character of each area
shall remain consistent along each block
face on the street. In all cases the fronts
of buildings and street treatment shall
accommodate a pedestrian friendly
environment.
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at
St
Clearfield Station will consist of
residential areas that are well-connected
to regional and urban centers throughout
the Wasatch Front. Densities are
moderate to high, with higher densities
occurring immediately adjacent to the
transit station. Residential is mixed with
local-serving retail and neighborhood
services. Commercial uses will be a
mix of small business and light industry.
Development will be oriented around a
well-connected street grid that is served
by secondary transit networks.
Multimodel (M)
Parking Area (PA)
Public Space (PS)
Community Space (CS)
0’
100’
200’
Figure 4.1: Land use areas map
Page 41
Mixed use services area
General Character
The Mixed-Use Services (MUS) Area provides neighborhood and transit user
services. This neighborhood business street will provide buildings with retail, office,
entertainment, and dining at the street level and residential and office space above.
To create a strong street wall with a pedestrian focus, buildings shall be placed
adjacent to the sidewalk with primary pedestrian entrances oriented to the street. See
Section 5.5A Mixed Use and Section 5.7A Mixed Use Services for design standards
and guidelines and streetscape standards.
Land Use Requirements
Street Level:
Retail, civic/community facility, general office, restaurant,
entertainment, service oriented offices, cultural uses, skating rink, performance facilities.
Upper Stories: General office, residential (if residential use is exercised, the overall project density cap of 550 units shall not be exceeded).
Residential: 1.5 per dwelling unit max. (refer to Section 5.12 Parking, Loading &
Services).
Office:
3.0 per 1000 sq. ft. max.
Retail:
2.0 per 1000 sq. ft. max.
These ratios may be reduced based on shared parking standards (refer to Section
5.12 Parking, Loading & Services). On street parking is required and may be counted
toward parking requirements if approved by the Clearfield City Zoning Administrator.
Front Setbacks: 10 ft. max. or build to the ROW line.
Access:
Parking structure entrances shall be located at the side or back of the
building.
Side Setbacks: None
Buildings must be oriented toward the street.
Special Requirements
Mid Block Break: Attached buildings shall form a continuous street wall of no greater
than 250 ft. max., with a vehicular or pedestrian pass through required for street walls
exceeding 300 ft. (Refer to Section 5.8 Mid-Block Breaks).
Building Characteristics
3 story min.
Ht. Maximum: 8 story max.
Building Facade Articulation: 30 ft. horizontal max. along street face. 30 ft. min. depth
on retail bays.
Street Level Door Required: 1 per 30 ft.
Corner Expression: Buildings at marked intersections shall comply with the
standards set forth in Section 5.4.1E Corners.
Required Parking
Building Placement
Ht. Minimum:
Building Stepback: 8 ft. min. stepback required at front of building between levels
two and four to be utilized for balconies and roof top terraces.
Glazing: Where retail, general office, or service-oriented businesses front a
public street or plaza, a min. of 60% of the affected building facade shall consist of
transparent surfaces, such as windows or doorways, to promote visual interest
(refer to Section 5.5A Mixed Use).
Permitted Uses: Mixed use, retail, service-oriented offices, general offices,
community meeting facilities, entertainment, residential, cultural
uses, hotel.
Orientation: Awnings: Buildings shall provide a 4 ft. min. to 8 ft. max. awnings that are
cantilevered over the public walk and provide a 9 ft. min. vertical clearance. Awnings
shall be placed along building facades adjacent to the public street and be consistent
with architectural materials on the building.
Service Areas: Delivery docks shall be located at the backs or sides of buildings.
Service areas shall be a min. of 70% screened from pedestrian areas.
Waste Collection: Waste collection areas shall be located away from pedestrian
areas and access to buildings. Trash and recycling receptacles shall be enclosed on
the sides and covered. Solid waste dumpsters shall be enclosed, covered or inside
the buildings.
Blank Walls: Blank walls facing public streets shall not exceed 8 lineal feet without
entries or windows.
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Mixed use services area
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Station Platform
Figure 4.2: Mixed-use area precedent
1000 East
0’
100’
200’
Figure 4.4: Mixed Use Services key map
Figure 4.3: Ground floor retail with office/residential
above
Page 43
Multimodal
4.1B Multimodal (M)
General Character
The Multimodal (M) Area provides transit users a central, comfortable, safe and
convenient area that accommodates all modes of transit. A transit plaza will provide
civic space, opportunities for social interaction and event venue space for the
neighborhood while allowing transit users an enjoyable environment while waiting for
a train. See Section 5.11B Plazas for design standards and guidelines.
Transit Shelters: 2 min. Canopies or shelters shall provide passengers with comfort
and protection from adverse weather conditions (Refer to Section 5.10G Transit
Shelters and per current UTA requirements).
Lighting: The transit plaza shall provide lighting that meets the pedestrian lighting
standards outline in Section 5 of this document (Refer to Section 5.10K Pedestrian
Lighting and per current UTA requirements).
Permitted Uses: Food/beverage kiosk, information kiosk, ticketing kiosk, bike
storage & rental facility, vending machines, transit station shelter.
Phones: 1 public telephone kiosk shall be provided at the platform station in
accordance with UTA standards.
Kiosk Placement
Location:
Kiosks: There shall be a min. of 2 ticketing kiosks and a minimum of two electronic
fare card readers at each station (Refer to Section 5.10H Kiosks and per current UTA
requirements).
Kiosks, bike facilities, and vending machines shall be located in the
transit plaza and are not permitted on the loading platform.
Map Cases: There shall be 4 map cases per platform. They shall provide system,
station and train destination identification.
Landscape Requirements
Landscape Requirements: In the transit plaza, trees shall be planted 30 ft. o.c. and
located in tree grates. 75% of landscapable area (i.e. medians, planter areas, open
space, etc.) should be covered with plant material and should adhere to the design
standards and guidelines in Section 5.10A Landscape. Landscape plans must be
submitted to Clearfield City for approval through the building and civil permit process.
Transit Plaza (Transitional Platform) Requirements
Materials: 80% of the transit plaza shall use high quality, decorative paving
materials.
Benches: Benches shall be provided with a min. seating capacity of 4 persons
per bus stall. One-half of the seating shall be designed with backs and full-length
armrests to facilitate use by individuals with disabilities. No advertising shall be
permitted on benches.
Waste & Recycle Receptacles: Provide 4 min. (Refer to Section 5.10C, Waste & Recycle Receptacle).
Bicycle Facilities: Bike storage shall be provided per current UTA requirements
(Refer to section 5.10E Bicycle Racks).
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Figure 4.5: Salt Lake City’s Intermodal Hub
Station Platform
Figure 4.6: Commuter bus drop off
Figure 4.7: Event plaza space
1000 East
Multimodel (M)
0’
100’
200’
Figure 4.9: Multimodal area key map
Figure 4.8: Transit plaza
Page 45
Flex Business
General Character
The Flex Business (FB) Area has been created as a flexible area that allows space
for low intensity incubator businesses and for future higher value, higher intensity
uses. The FB Area will consist of buildings that provide large storage areas in the
back with office space wrapping the front. Despite it’s low intensity and large building
scale, the area shall take on a pedestrian friendly character that relates to the
surrounding development. Building massing shall be broken down through the use
of articulated facades at the base, body, and roof of the structure. Buildings shall be
oriented to the street and provide recessed entries and amenities such as awnings
and seating areas. While retail and office uses are allowed in the FB Area, uses
that are complimentary to each other should be located in the MUS Area to ensure
development of a strong mixed-use core for the community. See Section 5.5E Flex
Business for design standards and guidelines.
Street Level:
Retail, general office, light manufacturing, distribution.
Building Placement
Landscape Buffer: A 10 ft. min. buffer is required along the north end of the
property. A 30 ft. min. landscape buffer will be provided along State St. A 15 ft. min.
buffer shall also be provided on the south side of the buildings which front the main
entrance road. The buffer shall contain appropriate screening elements at parking
lots and/or other locations, consisting of plantings and/or berming.
Restaurant and Food Establishments: If demand for food and restaurant space
occurs prior to the MUS area being developed, these uses will be allowed in the FB
area. However, once the MUS area can accommodate retail uses, all new food and
restaurant establishments shall be located in the MUS area. All food and restaurant
establishments located in the FB area will then transition to non-conforming uses
and will be phased out over time. Alternatively, at the discretion of the developer,
small retail buildings within the MUS area could be developed earlier to meet market
demands.
Side Setbacks: 12 ft. min.
Buildings must be oriented toward the street.
32 ft.
Ht. Maximum: 60 ft.
Street Level Door Required: Each bay shall have a minimum of one building entrance.
Flex Business: 1.85 per 1,000 sq. ft.
Sustainable Features: See Section 5.4.1H Sustainable Features for specific
standards.
Front Setbacks: 5 ft. max. or build to the ROW line (refer to Section 5.3A
Setback & Section 5.3B Build-to Line).
Building Facade Articulation: 25 ft. horizontal max. Building bays shall be defined by
vertical projections, materials, or other methods.
Required Parking
Service Areas: Solid waste areas shall be enclosed, covered, and incorporated into
buildings. Delivery docks shall be located at the backs of buildings.
Permitted Uses: Office, retail, light manufacturing, distribution, warehouse.
Ht. Minimum:
Glazing: Street level frontage along the public street (main entry road) requires a
min. of 60% clear glass. Building fronts along the secondary street require a min. of
40% glazing. Upper levels require 30% glass.
Upper Stories: General office.
Orientation: Awnings: Building must provide 2 ft. min. to 5 ft. max. awnings with a 9 ft. min.
vertical clearance along building facade and be consistent with architectural materials
on the building.
Walls: A 6 ft. concrete or block wall is required on the north property line where flex
business parking and roads are provided. The wall may be a fence wall, single or
terraced retaining wall, or a combination thereof. In the case where the block wall is
a retaining wall, appropriate privacy or security fencing shall be installed at the top of
the retaining wall at the property line. Fencing materials shall not be vinyl, chain link,
or barbed wire.
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Flex Business
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Figure 4.10: Corner expression
Station Platform
Figure 4.11: Building fronts address the street
Figure 4.12: Architectural amenities at entry
1000 East
Flex Business (FB)
0’
100’
200’
Figure 4.14: Flex Business area key map
Figure 4.13: Facade articulation
Page 47
Community Space
General Character
The Community Space Area (CS) has been set aside to provide the community
with a civic component. It is envisioned that the CS Area will be developed as a
charter school. However, if future use for the site changes it will still provide the
community with public open space and a civic use that will foster community identity.
See Section 5.11 Public Open Space, Parks and Plazas for design standards and
guidelines.
Public Space Requirements: The intent of the open space requirement is to
provide the community with recreational opportunities. A min. of 50% of the site
acreage shall be outdoor open space. A min. of 20% of the required open space shall
be a contiguous, usable space available for public use during non-school hours.
The following elements shall not be included as open space for the purpose of
meeting the “20% of site” open space requirement.
a. Driveways, drive aisles
b. Parking in any form: spaces, lots, structures
Permitted Uses: School, church, community center, library, day care, recreational
meeting space, museum, and performing arts.
c. Parking islands
d. Planting strips: in the public right of way
Building Placement
Landscape Buffer: A 25 ft. min. buffer is required along 1000 E.
Front Setbacks: 50 ft. max.
Side Setbacks: 50 ft. max.
Orientation: Sustainable Features: See Section 5.4.1H Sustainable Features for specific
standards.
Buildings face must address both street frontages.
Required Parking
School:
1.5 spaces per 30 person class room.
Church:
1 space per 100 sq. ft. of the chapel or sanctuary of the building.
On-Street: On-street parking is required and shall meet the parking area
requirements outlined in section 4.1E.
Location:
Surface lots shall be located behind the building and screened per the
parking requirements in section 4.1E.
e. Storm water detention basins
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Figure 4.15: Community Center
Station Platform
Figure 4.16: Library
1000 East
0’
100’
200’
Figure 4.18: Community Space area key map
Figure 4.17: Charter School
Page 49
Parking Areas
Surface Parking
General Character
Parking is a key component in any TOD development. TOD provides an opportunity
to reduce the amount of parking in the station area through increased transit
ridership, reduced residential vehicle ownership and shared parking at public
park and ride sites. See Section 5.5F Parking Structure for design standards and
guidelines. For specific parking count ratios, bicycle parking, and service loading
requirements refer to Section 5.12 Parking, Loading & Services. Existing parking lots
shall be legally non-conforming uses with maintenance rights. UTA will have the right
to maintain current operations until development occurs.
Structured Parking
Structures are strategically located in parking districts to enhance pedestrian
walkability and provide convenient access to transit services. Multi purpose parking
structures may be wrapped by retail or office at the street level but should not
takeaway from the development of the MU main street. Parking structures shall meet
the following requirements.
Setbacks:
10 ft. min., 15 ft. max.
Side Setbacks: 8 ft. min.
Frontrunner Rail: 45 ft. min. from the property line.
Facade: Landscaping: Architectural: Entrance: Drive Aisles: When facing the street, walls should have 75% minimum vision proof
screen at the street level or can be wrapped with offices.
Where structures face adjacent buildings, appropriate screening shall
be included to divert headlight beams from reaching other buildings.
Trees and shrubs are required to be planted within the setback
between the sidewalk and the vertical wall of the parking structure.
See Section 5.5F Parking Structure for design standards and
guidelines.
Floor decks should be level at street face. The ground floor of the
structure shall be differentiated from the upper floors through the
use of horizontal expression lines.
Entrances to parking structures shall be clearly defined for vehicles
and pedestrians. Vehicular entrances shall provide a minimum depth
that allows for stacking areas that do not block sidewalks.
30 ft. max. drive aisles.
Although it is an inexpensive solution to parking, surface lots provide the lowest
long term return on land development. Because surface parking lots have negative
impacts on the street character and walkability of a community, they have been
limited to certain areas within Clearfield Station. Surface parking lots should be
visually screened from the street and wherever possible, located to the sides or backs
of buildings. Surface parking lot screening shall meet the following requirements.
Stall Size:
8’3” x 17’6” min., 9’ x 18’ max. (Exception: ADA loading and
parking stalls shall meet all ADA requirements).
Parking Islands: Internal parking stalls shall have an island at the end of each bay
with a min. of two trees plus groundcover. 9 ft. wide min.
Screening:
Screening for surface parking lots shall be accomplished in any of
the following ways:
Walls: 42” min. ht. and shall use materials that match or
compliment adjacent building facades. A 4 ft. min.
landscape planter is required between the screen wall and
the back of walk. Landscape planter should utilize 30” max.
shrubs plus groundcover or trees planted at 30 ft. on
center (o.c.).
Berm: Berms shall have a 10 ft. min. width and a 3:1 max.
slope. Approved street trees at 30 ft. o.c. shall be
utilized between back of walk and berm (See Section 5.10A
Landscape).
Planter: A 5 ft. min. landscape planter is required between the
parking lot and the back of walk. Landscape planters
should utilize a combination of shrubs (30” max.),
groundcover and approved street trees planted at 30 ft.
o.c. (See Section 5.10A Landscape).
On-Street Parking
On-Street parking is used to manage the need for surface parking and investments in
parking structures. On-street parking will be provided in identified street locations for
the convenience of residents and visitors.
Location: Parking for the use of the general public shall be provided on the
streets shown in Figure 4.23 Parking Area Key Map.
Dimensions: Parallel parking shall be a minimum of 7 ft. by 22 ft. Angled parking
spaces shall be a min. of 9 ft. by 18 ft. to the wheel stop.
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Figure 4.19: Parking island for stormwater
detention
Station Platform
Figure 4.20: Alternative methods for screening
Figure 4.21: Below grade parking entrance blends
with the street face
Under-structure parking entrance
1000 East
90 degree parking
Angled parking
On-street parking
Parking Area (PA)
0’
100’
200’
Figure 4.23: Parking area key map
Figure 4.22: Screen wall on parking structures
Page 51
Residential Type 1
Location:
General Character
The Residential Type 1 (RT1) Area is a medium density, residential area. Buildings
are multi-family walk up units. The architectural design of the RT1 area shall be an
industrial residential character. Roofs shall appear flat and building materials shall be
a mix of at least two of the following materials: corrugated or corten steel, concrete,
stone, brick, masonry, and/or exterior insulation finishing system (EIFS), including
hardie board and stucco. Other appropriate materials shall be reviewed by and
subject to approval from the Planning Commission prior to use. Service parking lots
shall be provided for the multi family units. A clubhouse shall provide amenities for
residents. A landscape buffer along State Street shall provide necessary screening
of surface parking lots. See Section 5.5B Residential for design standards and
guidelines.
Permitted Uses: Multi family residential, stacked flats, row houses, townhouses,
security office, residential club house.
Covered Parking: 1 covered parking stall shall be provided for each dwelling unit.
Public Space Requirements: 2% of residential sq. ft. (not including parking), with a
minimum of 200 sq. ft., shall be designated as open space between buildings. Open
space shall be in the form of a pocket park and shall meet the design standards in
Section 5.11D Pocket Parks.
Landscape Requirements: Front yard landscaping is required (Per Section 5.7B
Residential Type 1 and 5.10A Landscape for design standards and guidelines).
Generally, landscaping shall be provided around all sides of the building. A 30 ft.
min. landscape buffer will be provided along State St. between street sidewalks
and buildings. It is noted that building setbacks are measured from the right-of-way/
property line.
Building Placement
Pedestrian Pass through: A min. of one, 20 ft. min. pedestrian pathway shall
be provided for each residential block (Refer to Section 5.8B Mid Block Break:
Residential).
Front Setbacks: 6 ft. min, 12 ft. max.
Orientation: All surface parking lots shall be located behind the residential units and
screened per the requirements outlined in the parking areas land use
regulations (See Section 4.1E Parking Areas).
Service Areas: Solid waste areas shall be enclosed and covered.
Buildings must be oriented toward the street when possible.
Ht. Minimum:
3 story min.
Building Facade Articulation: Refer to section 5.2: Massing and Built Form.
Residential Club House: A club house will be provided, approximately 2,000 sq. ft. in area. It is anticipated to contain a club room, leasing office, and fitness center.
Required Parking
Residential: 1.5 per dwelling unit max. On-street parking is required and shall meet
the parking area requirements outlined in section 4.1E.
Figure 4.24: Residential apartment adjacent to State Street
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Figure 4.25: Accent corner units
Station Platform
Figure 4.26: Multi-family walk up unit
1000 East
0’
100’
200’
Figure 4.28: Residential Type 1 area key map
Figure 4.27: Building facade articulation
Page 53
Residential Type 2
Required Parking
General Character
The Residential Type 2 (RT2) Area is a medium to high density residential only area.
The architectural design of the RT2 area shall be an industrial residential character.
Roofs shall appear flat and building materials shall be a mix of at least two of the
following materials: corrugated or corten steel, concrete, stone, brick, masonry, and/
or exterior or insulation finishing system (EIFS), including hardie board and stucco.
Buildings are attached and form a continuous street wall. Residential units shall
be self parked under each building unit. See Section 5.5B Residential for design
standards and guidelines.
Permitted Uses: Multi family residential stacked flats, town home, row house, club house, recreational facilities, security office.
Building Placement
Parking structures shall be accessed via a back alley or the side of
the building along a side street.
Public Space Requirements: 2% of residential sq. ft. (not including parking), with
a minimum of 200 sq. ft., shall be designated as open space. Open space shall be
in the form of a pocket park and shall meet the design standards in Section 5.11D
Pocket Parks.
Public Space Buffer: A 25 ft. min. landscape buffer is required between the backs
of buildings and the linear park that runs along the main access drive.
Pedestrian Pass through: One, 20 ft. min. pedestrian pathway shall be provided for
each residential block (Refer to Section 5.8B Mid-Block Break: Residential).
Buildings must be oriented toward the public street.
Ht. Minimum:
Access:
Landscape Requirements: Front yard landscaping is required (Refer to Section
5.7C Residential Type 2 and 5.10A Landscape for design standards and guidelines).
Front Setbacks: 10 ft. min., 12 ft. max.
Orientation: Residential: 1.5 per dwelling unit max. Structured parking is required to be below
units. On-street parking is required and shall meet the parking area
requirements outlined in this section.
Service Areas: Solid waste areas shall be enclosed and covered.
4 story min.
Building Facade Articulation: 16 ft. horizontal max. For projection requirements refer to
Section 5.3D Projections design standards and guidelines.
Figure 4.29: Building oriented to the street
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Residential Type 2
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Station Platform
Figure 4.31: Dedicated open space
1000 East
0’
100’
200’
Figure 4.33: Residential Type 2 key map
Figure 4.32: Townhouse with elevated stoop
Page 55
Office
4.1H Office
Public Space Requirements: 2% of office sq. ft. (not including parking), with a
minimum of 200 sq. ft., shall be designated as open space. Open space shall provide
office users an inviting, common outdoor space that can be utilized for various
activities such as: outdoor meetings/gathering, eating and passive uses.
General Character
The Office District will consist of mid-rise office buildings. The office use district
allows for the development of an office campus with private open space located
between each building. When the office use is located across the street from a
residential building, setbacks and plantings will be used to create an attractive
transition between land uses.
Public Space Buffer: A 25 ft. min. landscape buffer is required between the backs
of buildings and public trails/open space.
Landscape Requirements: Front yard landscaping is required (Refer to Section
5.7B Residential Type 1 and 5.10A Landscape for design standards and guidelines).
Permitted Uses: Office, Retail (permitted upon 70% occupancy of retail in the MUS area for one
year.)
Pedestrian Pass through: One 20 ft. min. pedestrian pathway shall be provided
for each between each office building (Refer to Section 5.8B Mid-Block Break:
Residential).
Building Placement
Front Setbacks: 10 ft. min., 12 ft. max.
Orientation: Buildings must be oriented toward the street where applicable. If
no street frontage is available the building must be oriented toward
a courtyard or plaza.
Service Areas: Solid waste areas shall be enclosed, covered, and incorporated into
buildings.
Blank Walls: Blank walls facing public streets shall not exceed 8 lineal feet without
entries or windows.
Ht. Minimum:
2 story min.
Building Facade Articulation: 30 ft. horizontal max. along street face.
Glazing: A min. of 60% of the building facade shall consist of transparent
surfaces, such as windows or doorways.
Parking Requirements
Office:
3 spaces per 1,000 sq. ft. On-street parking is required and shall
meet the parking area requirements outlined in section 4.1E.
Access:
Parking structures shall be accessed via side streets, not
a main thoroughfare.
Figure 4.34: General office use
Page 56
Figure 4.35: Mixed-use office
Office
e
Str
te
Sta
et
Figure 4.36: Office with ground floor retail
Station Platform
Figure 4.37: Long continuous street face
1000 East
Office (O)
0’
100’
200’
Figure 4.39: Office area key map
Page 57
Section Five
Design Standards & Guidelines
INDEX
5.0 Architectural Massing
61
5.1 Height
62
5.2 Massing and Built Form
64
5.3 Street Wall
69
5.4 Architectural Design
76
5.5 Architectural Design by Type
95
5.6 Streetscape
106
5.7 Street Types
106
5.8 Mid-Block Breaks
128
5.9 Streetscape Standards and Guidelines 133
5.10 Streetscape Elements
138
5.11 Public Space, Parks & Plazas
152
5.12 Parking, Loading & Service
164
Architectural Massing
Design Standards and Guidelines
5.0 Architectural Massing
Purpose and Intent
The Architectural Massing section describes the intent, standards and guidelines
related to the height, bulk and massing of buildings.
The three subsections of the Architectural Massing section Include:
5.1Height
5.2
Massing and Built Form
5.3
Street Wall
Height is regulated to provide a variety of walls that frame public space, and in some
cases preserve views. The massing of individual buildings is regulated by way of
maximum lengths, diagonals, apparent face and upper floor stepbacks. At the finest
grain, the building edge is regulated to ensure an appropriately scaled and detailed
edge at the public interface.
Figure 5.1: Lower densities transition to higher densities the closer one gets to the transit station
Page 61
Architectural Massing: Height
5.1 Height
Intent
Building heights are regulated in order to achieve two objectives for Clearfield Station:
• Integrate the new development with the scale of the surrounding neighborhoods.
• Cluster density near services like transit, shopping and jobs
Figure 5.2: New development relating height-wise with existing neighborhood
Image source: http://upload.wikimedia.org/wikipedia/commons/e/e9/DSCN3187_prospectnewtown_e_600.jpg
Figure 5.3: Increase density around public services
Image source: http://www.soundtransit.org/x7147.xml
Page 62
Architectural Massing: Height
5.1A Height Measurement
Interior
Roof Heights
Standards
Building heights are measured in terms of the number of stories each building may
have. The allowed number of stories each building type can have is defined in Section
4.
C
Street Roof Height
D
A
B
50’
Exceptions
50’
The following appurtenant structures are exempt from building height measurements
provided their height, measured from the top of the roof, does not exceed 10 ft. or
other height as noted:
50’
• Ornamental architectural features, such as turrets, parapets, corner towers, or
other accentuating features.
• For Residential / Mixed-use / Flex Business buildings mechanical and roof
mounted elevator core equipment to a maximum of 18 ft., provided their
combined coverage does not exceed 30% of the building roof area.
• Architectural and landscape screening designed to conceal mechanical and roof
mounted equipment.
Figure 5.4: Height measurement - sloped site, parcel interiors
• Sustainability elements, such as photovoltaic cells, small-scale wind turbines
suitable for residential development, storm water catchment / treatment
equipment, solar water heating equipment.
• Enclosed amenity spaces to a height of 12 ft. where roof is designed as an
accessible outdoor common area if coverage of enclosed amenity space is no
more than 20% of building roof area.
5.1B Stepping on Sloped Site
Standards
For sites that front a street with a slope above 5% gradient, the building shall step at
an equivalent gradient at increments no greater than 50 lineal feet.
Page 63
50’ MAX
Average
Roof Height
@ Curb Level
Architectural Massing: Massing and Built Form
5.2 Massing and Built Form
Built Form and Design Character
A key element in the identity of an area is the form of the streets and how they create
the street wall. With the building mass forming the edges of the public realm, careful
attention should be paid to the design character. Flex business buildings should
pay attention to the pedestrian environment and provide finishes that will build
a reputation of quality for Clearfield Station. Inviting pedestrian connections and
street character should be used to mitigate the negative impacts to the pedestrian
environment that flex business can create. This approach will create a complimentary
industrial and residential environment that will allow for a higher value in tax base and
establish long term stability for the area. In addition to flex business, providing mixeduse and residential uses will enhance the activity in the area and provide additional
security for all users.
Figure 5.5: Massing model looking north
Figure 5.6: Massing model looking east
Figure 5.7: Massing model looking west
Page 64
Street Walls and Building Massing
The street is often described by urban designers as “a large outdoor room.” The
ability to shape this room exists on every street, and its walls are defined by the
primary facades of its buildings, which create a street wall. How building mass is
distributed on a site usually has the greatest impact on a project’s overall appearance
and on the strength of the street wall. Breaking down large floor plates and varying
a building’s height through the creation of smaller structures or facades is a valuable
tool when designing large projects. Sculpting a building’s mass can also help avoid
big, bulky structures, which can be visually monotonous. A well-balanced variety of
building massing and textures of shadow, light and materials add to the richness of a
built environment.
Height, bulk and massing are key elements in creating an inviting pedestrian
environment. Care should be taken to understand the form of buildings and
their impact on the public realm. The following guidelines on buildings and their
relationship to the public realm of streets, and civic spaces apply.
• An identifiable break shall be provided between a building’s retail floors (ground
level) and upper floors. This break may consist of a change in material, change in
facade articulate, or similar means.
• Break large projects into a series of appropriately scaled buildings so
that no building is more than 250 ft. in length with the exception of the flex
business, which can be no longer than 650 ft. in length as measured along the
face of the building.
• Provide a passageway between buildings that is a min. of 20 ft. wide.
Guidelines
Street walls and building massing should consider the following guidelines.
• Design building massing to reinforce the street wall with appropriately scaled
elements or structures that are sensitive to the neighborhood context.
• Generally, buildings should maintain a consistent street wall along their street
frontages. While variety in massing can occur through step-backs as a building
ascends upward, it is not required.
Intent
In order to control the quality, character of the street walls, and mass of the buildings,
standards for building uses are set forth for:
• On retail streets, design building walls along the sidewalk (street walls) to define
the street and to provide a comfortable scale for pedestrians.
• Setbacks
• Build-to lines
• Projections
• Stepbacks
As a means of controlling the quality of the at-grade environments these street wall
controls also include considerations for grade separation, retail space heights and
depths, and underground parking.
Standards
Street walls and building massing shall meet the following standards.
• Breaks in the street wall shall be limited to those necessary to accommodate
pedestrian pass-throughs, public plazas, entry forecourts, and permitted vehicular
access driveways.
Figure 5.8: Built form character, Intermodal Hub: Salt Lake City, UT
Page 65
St
at
et
tre
eS
Figure 5.9: Built form character, Intermodal Hub:
Salt Lake City, UT
Station Platform
Figure 5.10: Built form character, residential
development Scottsdale, AZ
Flex Business (FB)
1000 East
Office
0’
100’
200’
Figure 5.12: Street Wall Diagram
Figure 5.11: Massing character, Arbutus:
Vancouver, B.C.
Page 66
5.2A Vertical Articulation
Standards
The three segments of the building, base, middle and top, shall be articulated by such
elements as cornices, string courses, stepbacks, recesses and projections, changes
in floor height, and changes in color and material. Vertical articulation applies only to
the MUS and office areas for all building types.
Base Section – Retail /Residential
• Shall relate directly with the street and add to the vitality of the public realm.
Figure 5.13: Base Section - Retail conditions
• Shall ‘ground’ the building.
• Mixed-use area spaces shall have maximal glazing, and characterful signage and
awnings.
• Residential spaces/units shall be defined through active elements such as doors,
patios and stoops, and/or material and/or color differences.
Mid Section
• Should define the principle building facade.
• Should differentiate from base and top sections through the use of materials and/
or color and/or massing.
Top Section
Figure 5.15: Middle Section
• Should define the roof line.
• Penthouse units should be stepped back from the primary building face.
Figure 5.16: Top Section
Page 67
Figure 5.14: Base Section - Residential conditions
5.2B Horizontal Articulation
3
Standards
The first 20 ft. height of the building faces shall have a rhythm of modules that serves
to break down the scale of the building face. The maximum horizontal dimension of
any module shall be 30 ft. A module shall be defined as a portion of the facade that is
differentiated from the adjacent facade by a change in the line of the face of building,
and/or a substantial change in material, color or fenestration. Characteristics between
modules should relate to one another to achieve a unified composition.
2
1
1
Bay module.
2
Balcony module.
3
Patios and chimneys reinforce
rhythm of modules.
3
Figure 5.17: Horizontal articulation by differentiated modules
Figure 5.18: Horizontal articulation by rhythm of
bays
Page 68
Figure 5.19: Townhome base
Architectural Massing: street wall
Stepback Line
Intent
In order to control the quality and character of the block edges, street walls, and the
mass of buildings, standards for building uses are set forth for:
• Setbacks
• Build-to Lines
• Articulation Area
• Projections
• Stepbacks
5.3A Setback
Intent
A building setback/build-to line is the minimum required distance between the
property line and the facade of a building. Setbacks/build-to lines apply to the ground
floor use of a building.
Standards
Specific setback standards for each area are defined by Land Use Regulations
located in Section 4 of this document.
Exemptions
• Open porches, patios, balconies, overhangs and ramps are exempt from setback
requirements.
• Residential use that is located above retail use may extend to the property line.
Figure 5.20: Setback area
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Property Line
5.3 Street Wall
Setback/Build-to line
5.3B Build-to Line
Standards
The build-to-line/setback standard for residential is 70% and 85% for mixed-use and
flex business buildings.
Exemptions
Minor variations excluded from the calculation of the minimum build-to percentage
are:
• For MUS uses, recesses including entrances, walk-up window or street patio area
shall not be allowed on more than 25% of the total frontage of the building and no
recess shall be greater than 12 ft. in depth.
• Buildings in RT-1 area may be reduced to 50% frontage of the building at the build
to line.
• Recessed balconies.
• For uses other than MUS, recessed building entries to a maximum depth of 8 ft.
from the dominant face of the building.
• Pass-through up to 2 floors in height.
• Recesses in the building face for the purpose of building articulation (Refer to
Section 5.3C Articulation Area).
• Stepback on the top floor or top two floors.
Max 12'
Max 25% of total
frontage.
Figure 5.21: Build-to line exemptions
Figure 5.22: Build-to Line
Page 70
Property Line
Stepback Line
Build-to lines are intended to ensure that buildings are situated at or close to setback
lines in order to create and maintain defined street walls. The build-to line or setback
line is expressed as a percentage of the build to or setback line for building faces that
front a public street. For example, with a 70% build-to line, a minimum of 70% of all
building faces fronting the build to line must meet the setback/built to line.
Intent
The Articulation Area is a prescribed distance inside the build-to line. If any face of the
building is within the articulation area then that portion of the building meets the buildto requirement. For example, if the articulation area is 2 ft., any portion of the building
that is within 2 ft. of the build to line will meet the build-to requirement.
Articulation Area
Standards
Property Line
Stepback Line
Intent
5.3C Articulation Area
A 2 ft. max. Articulation Area applies to all land use areas located in Clearfield Station.
Articulation Area
Figure 5.23: Articulation Area
Figure 5.24: Building Articulation Area
Page 71
5.3D Projections
Cumulative Projections
Intent
The cumulative total of all types of projections shall not exceed 67% of the building
face.
A projection is a portion of a building that extends beyond the main building face.
There are a number of types of projections as described below. Projections take
place within the setback and back of the articulation area.
Other Projections
Other allowable projections include:
• Decorative elements such as belt courses, cornices, sills and eaves to a maximum
2 ft. 6 inches beyond the setback.
Standards
Habitable Projections
Habitable space within a projection means a portion of the building enclosed by walls
and a roof. Typically this will be a bay window, corner element, or regularly occurring
bay that extends through some or all floors of a building.
• Fences, railings, chimneys, awnings and canopies may project to the property line
but not beyond.
• All projections shall have a minimum vertical clearance of 9 ft. to the sidewalk or
finished grade.
Non-habitable Projections
Non-habitable projections are spaces utilized by residents that are not enclosed by
walls and a roof. Non-habitable spaces include all usable balconies.
• Usable balconies may extend no more than 6 ft. max. into a setback or common
public space, or into the public realm except the public street right of way.
• No individual, non-habitable projection may exceed 15 ft. in length on residential
and 30 ft. for commercial.
• All projections shall have a minimum vertical clearance of 9 ft. to the sidewalk or
adjacent grade.
Signs, Canopies, and Awning Projections
• For maximum projection of signs see Section 5.4.1J Building Signage.
• For maximum projection of canopies and awnings see Section 4, Land Use
Regulations.
Figure 5.25: Projection area
Page 72
Property Line
• No individual habitable projection may exceed 15 ft. in length.
Setback/
Build-to line
• Sustainable elements such as solar shades and wind fines.
Stepback Line
• A habitable space may project 3 ft. max. beyond the building face, either into a
setback area or the public realm if it is not over a public right of way.
• Decks, patios and steps at the first floor of occupancy may project to the property
line but not beyond.
Architectural Massing: Street Wall
A stepback is that portion of a building that must be stepped back from the setback
line. This is regulated for the upper floor(s) of mid-rise buildings as a means of
sculpting their mass.
a . Stepbacks
Low-Rise
Not Required
Mid-Rise
Required
Standards
A mid-rise building (refer to section 5.1 Height) must have at least one stepback on
all primary and secondary street-front and gathering space frontage building faces.
To allow for variation in the massing, stepbacks may happen on multiple floors of a
single building. The requirement for a minimum single stepback are set forth below.
Additional setbacks have no maximum height restrictions.
Stepback Height
• The lowest stepback on mid-rise building shall not be lower than 20 ft.
• The highest stepback on a mid-rise building shall not be higher than 65 ft.
Stepback Depth
• Stepback at uniform height: The floor plate of the upper floor(s) shall stepback a
minimum of 10% of the floor plate size relative to the floor immediately below the
stepback.
• Stepbacks at non-uniform heights: The floor plate at which the highest stepback
occurs shall not be greater than 80% of the floorplate immediately below the
lowest stepback.
Stepback Length
• A stepback shall occur along 85% of all street-front building faces of a single
building, refer to Figure 5.28.
Allowable uses within the stepped back roof area include usable public space,
landscaping, and railings. Mechanical space is not allowed.
Figure 5.26: Stepback area
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Property Line
Stepback Line
Intent
5.3E Stepback
Architectural Massing: Street Wall
Exemptions
Any portion of the base of a mid-rise building that is not built to the build-to line does
not require stepback above.
• Where a plane on a building face can be perceived as overlapping another plane
the highest stepback on the overlapping plane shall not be higher than 95 ft. The
depth of the overlapping plane shall be a minimum of 4 ft.
Figure 5.27: Stepback example
Page 74
Architectural Massing: Sunlight/Shade & Wind
Max. 15%
Figure 5.28: Stepback length: 85% of all street facing buildings
Figure 5.29: Stepback at uniform height
Figure 5.30: Stepback exemption
Figure 5.31: Stepback at non-uniform height
Page 75
Architectural Design: general building elements
5.4 Architectural Design
Purpose and Intent
The standards and guidelines pertaining
to building design and the mechanisms
that will promote a positive built
environment are contained in this
section. It begins with the standards
and guidelines that apply to the general
building elements for all building types
within the development. Following, there
are standards and guidelines that apply
to the various building types by use,
serving as a basis for differentiating
buildings and creating variations in
character within Clearfield Station.
Figure 5.32: Base activation example
Figure 5.33: Facade articulation example
Figure 5.34: Distinctive corner example
Figure 5.35: Distinctive roof
Figure 5.36: Private open space
Figure 5.37: Materials and colors
5.4.1 General Building
Elements
Intent
For all building types, there are various
common characteristics that create a
strong sense of place within Clearfield
Station. These are:
a. Urban Industrial Character
b. Base Activation
c. Facade Articulation
d. Materials and Colors
e. Corners
f. Roofs
g. Private/Public space
h. Sustainable Features
i. Building Lighting
j. Building Signs
Figure 5.38: Lighting at entrance
Page 76
Architectural Design: Urban Industrial Character
5.4.1A Urban Industrial Character
Intent
The concept of Urban Industrial character shall be incorporated when developing
architectural design throughout Clearfield Station. The architectural massing and
materials shall be primarily urban in character. References to historic industrial
architecture shall be made using any architectural design medium including form,
materials or an abstracted reference to industrial architecture.
Standards
Figure 5.39: Flat roofs
The design process shall begin with a palette of urban materials, shapes and forms.
Elements often associated with urban architecture include, but are not limited to:
Figure 5.42: Townhomes, Pearl District, Portland
OR
• Regularized rectangular shapes and forms.
• Flat roofs.
• A high proportion of glazing.
• Building facade panel treatment such as cut stone or steel.
Incorporating or integrating references to industrial architecture shall be an important
step in the design process. References to industrial architecture could be made either
through the direct use of industrial elements, or by including abstract references.
Elements often associated with historic industrial architecture include, but are not
limited to:
• Large volumes that house large-scale industrial activities such as a mill, factory,
foundry, refinery or power plant.
• Predominantly brick and steel buildings.
Figure 5.40: Brick and steel facade
Figure 5.43: Brick material paired with durable,
complimentary materials
Figure 5.41: Articulated facade with a balanced
mixture of brick and other durable materials.
Figure 5.44: Brick building with steel framed
awnings
• Specialized building elements and apparatus such as tall chimney stacks,
exposed materials circulation apparatus, hoists and chutes.
• Exposed structural elements.
• High interior spaces with exposed brick, steel and timber.
• Divided light windows.
Page 77
Architectural Design: Base Activation
5.4.1B Base Activation
1
Bays and materials
distinguish townhome base.
2
Raised patio and stoop create
secondary entrances and
promote ‘eyes on the street’.
Intent
The base of buildings shall animate the street by containing active uses supported
by generous windows, entrances and outdoor spaces at the street level. Active uses
include street-level residential units with street-facing entrances, retail and restaurants
that meet and engage the sidewalk with ample glazing, displays and inviting
entrances, entertainment, offices and lobbies.
3
Plantings enhance privacy
and create a greener street.
1
Standards
At-grade Activation
In order to activate the ground plane along public streets and mews, uses at-grade
shall be active. These include residential, retail, office, and lobbies.
Bl ank Wall
A blank wall is defined as having no active uses including no glazing or doorways,
excluding parking garage entrances. A building facing a street shall avoid single blank
walls. The total amount of blank wall shall be limited to 20% or a total of 40 ft. of
building face, whichever is greater.
2
3
Figure 5.45: Activation of street with residential
Main Building Entrance
The enhanced building entrance shall be prominent and expressed by such elements
as taller volumes, recessed doorways, canopies, lighting, public art, water features,
special materials and paving. Entrances shall be easily identifiable and well lit for
convenience, visual interest and increased safety. The main entrance shall face the
primary street, civic space or street intersection.
Figure 5.47: Garage entrance off private driveway
Individual Entrances
All ground floor residential units facing a public right of way, civic plaza or pedestrian
mew shall have a street-facing area (patio/stoop) that serves as a transitional area
between the building and public realm. Design shall emphasize safety, security, and
render the entrance easily identifiable and visually appealing. Entrances shall define
private space by creating a sense of ‘territoriality’ while remaining visually accessible
from the street. Low walls, fences, gates, stairs and ramps are permitted as part of
the patio/stoop area.
Figure 5.46: Clearly defined entrance
Page 78
Figure 5.48: Individual entrances facing the street
Architectural Design: Base Activation
Garage Entrances
Entrances to individual residential garages shall be limited to one per unit to a
maximum 8 ft. width. Entrances shall be located on private lanes, alleys, parking lots,
and mid block breaks. They are not permitted on public streets.
Guidelines
Neighborhood Retail
Neighborhood services retail is encouraged in the base of residential buildings at
higher pedestrian traffic areas.
Decorative Elements
Decorative elements that evoke the community character are encouraged. These
include use of color, banners and signage.
Artful buildings
Buildings themselves are encouraged to be artfully designed. This may include
dynamic building elements or public art that is incorporated into building facades or
entrances and lobbies.
Figure 5.49: Eyes-on-the street design principles encourage safety.
Safet y
Buildings and public space should be made safe by ensuring natural surveillance
and clear legible boundaries and pathways. ‘Eyes on the street’ principles should be
employed by locating doors, windows, and public spaces to face public streets and
parks.
Figure 5.50: Artful elements incorporated into the building facade
Page 79
Architectural Design: Facade Articulation
5.4.1C Facade Articulation
Intent
The facade of buildings should be purposefully articulated (i.e. defined or made clear)
in order to distinguish between various building functions (i.e. lobby, residential and
retail).
The building facade should also help create a strong sense of identity for the building
and be designed at one holistic scale where the massing, building details, and entries
are proportionally related.
Guidelines
Fenestration
Windows should be proportioned relative to the scale of use. They should be elegant
in form and complement the palate of other elements.
Balconies
Balconies should be designed as an integral component of the building form in order
to not appear ‘tacked on’. Full depth balconies are encouraged. Shallow depth ‘Juliet’
balconies are permitted, however balconies with a depth under 6 ft. may not be
counted as public space (Refer to Section 5.4.1G Private/Public space).
Figure 5.51: Example of balconies as integral component of building
Page 80
Architectural Design: Materials & Colors
5.4.1D Materials and Colors
Durable Materials
Intent
Materials shall be durable and of high quality and respond to the site’s climate by
utilizing appropriate envelope systems.
Building materials and colors shall be carefully selected to achieve an overall built
form that accentuates the uniqueness of individual buildings, and adds to the
fabric of the street. Materials shall be high quality and durable, and shall suit the
local environment. Materials on any one building shall be carefully chosen to form a
pleasing and controlled composition of the elevations and building mass. Material
selection, principally at the pedestrian level, shall reflect the concept of an urban
industrial character.
Standards
Walls
Permitted materials include:
Guidelines
Building Form
Materials and colors shall highlight and reinforce unique forms within a building, such
as base and corner elements, entrances, and other features.
Colors
Building shall be composed of a well controlled and balanced palette of colors and
textures. The color and material palette shall contribute in a thoughtful manner to the
overall fabric of the neighborhood.
• High quality finish cast in place or precast concrete
• EIFS (not to exceed 30% of exterior facade)
• Unitized ceramic panels
• High quality metal panels
• Corrugated or corten steel
• Brick
• Stone
• Stucco
• Wood
• Curtain wall glazing systems
• Photovoltaics forming an exterior wall system
Materials not permitted
• Vinyl siding
Glass T ypes
All glass inclusive of the glazing system, shall perform to the minimum or better of
the International Energy Conservation Code. Innovation related to sustainability is
encouraged in the choice of glass and glazing products.
Figure 5.52: Precedent - Use of durable materials
Not permitted: reflective glass and/or greater than 10% tinted glass.
Page 81
Figure 5.53: Materials and their proportional use
reinforce the building form
Architectural Design: Corners
5.4.1E Corners
Intent
Key intersections within Clearfield Station will have a significant impact on the image
and identity of the overall development. Building corner design at these locations will
help create a unique emphasis on such gateways and establish an overall character
for the neighborhood. Buildings at all other street corners should also be carefully
designed to reinforce the importance and visibility of these locations.
Standards
Corner Expression
Street corners at specified locations (See Figure 5.59 Intersections that require a
corner building treatment) should have special architectural treatments that reinforce
the street corner’s importance as a public realm element. This may be achieved
through a change in massing, a contrasting facade finish, transparency or orientation
of the main building entrance at a 45 degree angle to the corner.
Figure 5.54: Residential corner wrapped with
windows
Figure 5.55: Residential corner with balconies
Figure 5.56: Mixed use at corner
Figure 5.57: Unique elements reinforce corners
Corners are important elements of the public realm; therefore, mechanical, service,
exposed parking and loading are prohibited at block corners.
Materials
Building materials should turn the corner. Where materials change from one facade
to the next, the change should be thoughtfully developed as an integral part of the
design theme for the block.
Guidelines
Residential Corner Expression
Residential building corners should be carefully designed to reinforce the importance
and visibility of their locations. Design strategies such as wrapped windows and
balconies can be used to accent corners.
Elements such as elevated street crossings, changes in texture or raised intersections
are encouraged.
Page 82
Architectural Design: Corners
e
Str
te
Sta
et
Figure 5.58: Residential corner with a patio at the
street level
1000 East
Intersection that requires a corner treatment
0’
100’
200’
Figure 5.59: Intersections that require a corner treatment
Page 83
Architectural Design: Roofs
5.4.1F Roofs
Color
Intent
The use of high albedo, non-reflective and landscaped roof is encouraged to prevent
heat island effect.
Building roofs will be visible in many cases either by surrounding buildings or
neighborhoods. Accordingly, roofs should be an integral aspect of the building.
Usable Roof Terraces
Usable terraces on building roofs are encouraged where possible. Trellises and open
structures should be designed as part of the overall roof composition.
Standards
Mechanical Equipment
Rooftop mechanical equipment including elevator/stair cores more than 6 ft.
above the roof line shall be screened from view of neighboring units. The mechanical
screens shall form part of the building top composition and consist of materials
consistent with the overall building color and material palette. The maximum
permitted coverage by mechanical equipment is 30% of the roof top area for
all buildings. Mechanical equipment shall be subject to the requirements of Clearfield
City Code 11-18-5.
Articul ation
The roof line should be articulated to reinforce its role as the top of the building and
should form an integral part of the overall building composition.
-- Flat roofs or roofs that appear flat from the street are strongly encouraged.
-- Shed roofs are allowed as minor accents on buildings.
-- Parapets shall be provided to articulate flat roofs and hide roof mounted
equipment.
-- Roof forms shall reflect the facade articulation and building massing, as
opposed to a single-mass roof over an articulated facade.
Guidelines
Fifth Facade
Where roofs are viewed from above they should be considered as a ‘fifth facade’.
Figure 5.60: Roofs appear flat from the street: The Mark Condos, Gaslamp Quarter San Diego, CA
Page 84
Architectural Design: Private Public
space
5.4.1G Private/Public space
Intent
Buildings have three distinct public spaces:
• Private at-grade patios and stoops within the building setback area.
• Private above grade balconies and rooftop decks.
• Common (shared) public spaces.
Private at-grade patios and stoops
Private at-grade patios create spaces for individual expression and opportunities for
casual neighborly encounters. They should contribute to a safe and engaging public
realm by having direct access from the street.
Private above-grade outdoor public spaces
Private above-grade outdoor public spaces should be designed to a high standard
and be carefully programmed and located to ensure usability. Private public spaces
include terraces, patios, balconies, and possibly rooftop space, and are intended for
the use of individual residents within a unit.
Figure 5.62: Townhome entrance and elevated patios with privacy screening
Common public spaces
Common public spaces are intended for the use of all residents within a building or
building cluster, and include rooftop spaces and internal courtyards.
Figure 5.61: Precedent: Private balcony space
Figure 5.63: Patio space extends livable space
Page 85
Architectural Design: Private Public space
Standards
Total Public space Area
Every building shall have a minimum net usable public space equivalent to 2% of
residential sq. ft. (not including parking). Areas underneath a projection that have less
than 9 ft. clearance shall not be included. At the developers’ option, public space
shall be permitted as either private public space, private common public space or
any combination of both. This provision shall not apply to the Civic and Open Spaces
described in Section 3.1 of the Master Development Plan.
Private Public space
To be counted as private public space, individual spaces shall be a minimum of 36
sq. ft. Areas underneath a projection that have less than 9 ft. clearance shall not be
included. Public space with a dimension of less than 6 lineal ft. in any direction shall
not be counted towards the total.
Figure 5.64: Common outdoor space with variety
of program elements
Figure 5.65: Landscaping for privacy of patios
Private Common Public space
3
Shall be a minimum of 400 sq. ft. public space. Areas underneath a projection that
has less than 9 ft. clearance and areas with a dimension of less than 10 lineal ft. in
any direction shall not be counted towards the total.
At-grade Public space
Any required setback area of all residential buildings shall be used either to create
high quality usable public space for street-facing units, or in the case of building
entrances, to create a transition area between private-use and the public realm.
Permitted uses within the setback area include street-facing stairs, stoops, porches,
patios, landscaping, driveways and entry plazas.
2
Fences and Gates
Fences and gates shall be a maximum height of 44 inches as measured from their
base.
1
Raised patio with gate.
2
Fence and landscaping provide
enclosure and create defensible
space.
3
Patio large enough to be usable
to residents
Common Space Programming
A variety of programming uses should be provided to appeal to various constituents.
This may include planters, paved areas, gardens, pools and play areas.
Figure 5.66: Private at-grade patios and stoops
Page 86
1
Architectural Design: Private Public space
Guidelines
At-grade design
Stoops and patios at grade should be designed with safety measures to ensure
the space is defensible. Defensible design includes gates, railings, and appropriate
landscaping to provide a buffer from the street while allowing visual connections
between the street and residence.
Orientation
Orientation of all public spaces should maximize solar access and views. Balconies
on high-rise towers are encouraged to be located away from building corners that
face the prevailing wind direction.
Safet y
Common spaces should be inviting, interesting, and safe.
Figure 5.67: Maximize solar access gain
Rooftop / Podium Deck Design
Deck design should provide visual interest from surrounding overview homes.
Figure 5.68: Wall, fence and planting combine to enclose at grade patio space
Figure 5.69: Wall, fence and planting combine to enclose above grade patio space
Page 87
Architectural Design: Sustainable Features
5.4.1H Sustainable Features
• Reduce the use of finite raw materials and long-cycle renewable materials by
replacing them with rapidly renewable materials.
Intent
• Use building products that incorporate recycled content materials.
Sustainable development practices are highly encouraged in implementing the
sustainability vision. A variety of standards and guidelines are described below to
ensure planning, design and new development adhere to standards consistent with
Sustainable Sites Initiative (SSI), Leadership in Energy and Environmental Design
(LEED), Energy STAR, etc. Buildings and their associated landscapes should utilize
industry-leading sustainability features. Innovative sustainable approaches at all levels
are strongly encouraged.
• Where possible, use wood-based materials and products certified by the Forest
Stewardship Council.
• Use adaptable interior designs, providing visual access to the outdoors and
access to daylight.
• Use interior finishes and installation methods that have lower toxic emissions.
Standards
Stormwater – Storm-water runoff from development parcels shall be detained before
draining to the storm water system; this shall be accomplished using techniques such
as detention ponds, bio-retention swales, vegetated swales, filter strips, pervious
pavers, etc.
Climate Appropriate Vegetation– All buildings shall use climate appropriate,
drought tolerant vegetation for landscaping public spaces, rooftops, and green walls.
Guidelines
The following sustainable guideline elements may contribute to site design as well as
the building.
• Reclaimed water infrastructure as part of land development.
• Encourage building form, orientation and thermal mass that optimize solar
radiation, natural ventilation and day lighting.
• Reduce urban heat-islands by providing light colored/high albedo materials,
pervious landscape, high emissivity roofing and green roofs.
• Eliminate light trespass from the building and site, improve night sky access and
reduce development impact on nocturnal environments.
• Use regionally manufactured building materials, wherever possible.
• Use durable, thermally efficient roofs, walls and windows that reduce heating and
cooling and enhance thermal comfort.
• Use landscaping that requires minimal or no irrigation.
• Use efficient HVAC and electrical lighting systems.
• Use water efficient supply and waste fixtures.
Page 88
Architectural Design: Building Lighting
5.4.1I Building Lighting
Intent
Lighting on buildings should be integrated into the architectural design to creatively
illuminate pedestrian areas and highlight building elements.
Standards
Fixtures
Full cutoff or fully shielded fixtures shall be used in order to avoid light being directed
upwards. Zero candela intensity shall occur at an angle of 90º or greater above nadir.
Additionally, no more than 10% candela intensity shall occur at an angle greater than
80º above nadir.
Guidelines
Figure 5.80: Entry stairway lighting
Pedestrian Areas
Pedestrian areas should have adequate illumination for safety.
Retail
Lighting should integrate with retail signage, storefront windows and other building
elements to enhance visual interest.
Residential
Lighting should be sensitive to nearby residential developments by:
• Limiting glare
• Minimizing spill light beyond the property boundary
Within a development, common outdoor lighting should be designed to mitigate light
trespass into adjacent units.
Energy Consumption
Sensor or timer-based shut off controls should be used for residential, pedestrian and
parking areas.
Figure 5.81a: Lighting and buildings style are
integrated
Page 89
Figure 5.81b: Lighting and buildings style are
integrated
Architectural Design: Building Signage
5.4.1J Building Signage
Orientation
The following sign controls are intended to provide basic direction for how signs are
displayed. A variety of building signs serving a range of functions are discussed in this
section and include:
a. Non-Residential signs
Signs should be oriented to face pedestrians.
Lighting
Lights should be subtle and reinforce the overall facade design.
b. Residential signs
c. Temporary signs
d. Prohibited signs
Intent
Signage should be artful, creative, add visual interest to the street, and complement
the overall building design. Signage should be utilized to identify a business or
residential project and be clearly identifiable to customers, yet not be visually
objectionable.
Guidelines
Location
Signs should not obscure architectural elements such as pilasters, cornice lines,
capping or openings.
Figure 5.82: Signage oriented to pedestrians
Figure 5.83: Lighting for building signage
Image source: http://www.sign-lights.com/sign1.html
Legibilit y
Sign typeface should be clearly legible.
Materials
Signs shall be designed of high quality materials consistent with the overall building
architecture.
Style – Signs shall be of a style representative of the overall building and district
character, while ensuring the business is appropriately represented.
• Visually representational rather than textual signs are encouraged
• Signs should be artful, creative and highly graphic.
Figure 5.84: Precedent - Sign that represents the overall building and district character
Page 90
Non-Residential Signage
Projecting Signs
• The area of projecting signs combined when there are multiple signs shall not
exceed 24 sq. ft.
Intent
Signs can contribute significantly to the identity and brand of an area. It is important
that they are carefully reviewed and stay consistent with the design intent for
Clearfield Station.
• Projecting signs shall be located no closer than 20 ft. apart.
• The height of a projecting sign shall not exceed 30 ft. or the height of the wall that
it is attached or the windowsill of residential above.
Standards
• A minimum 9 ft. vertical clearance to the sidewalk shall be maintained.
Location
• No part of the projecting sign shall project more than 75% of the horizontal
distance from the street property line to the curb-line, or 6 ft. 6 in., whichever is
less.
Mixed-use buildings shall provide locations on the commercial areas of the building
facade that are specifically designed to accommodate changeable tenant signage
including wall signs, projecting signs and window signs. Structure, materials, detailing
and power sources shall be designed to be readily adaptable and repairable as
tenant sign needs change.
• The area of awning signs shall not exceed the lesser of: 50% of the area of the
vertical face of the awning, or 200 sq. ft.
• Maximum letter height is 12 inches.
Area Calculation
Sign area is measured by drawing a rectangular box around the most extreme points
of a sign. In cases where the sign extends in a second direction greater than 20
degrees from the primary sign face, a second box around the most extreme points of
the secondary sign face shall be drawn and added to the area of the primary face to
generate the sign total area, see Figure 5.88.
• Sign copy may be non-illuminated or indirectly illuminated.
Cabinet & Backlit signs
• Cabinet signs and backlit signs shall require Clearfield City Zoning Administrator
approval.
Nameplate
Window Signs
• One nameplate sign is permitted per business.
• Permanent or temporary window signs shall not exceed 1/3 the area of the
window to a maximum of 20 sq. ft. on or in which the signs are located.
• The area shall not exceed 2 sq. ft.
• Signs shall be of a durable/low maintenance material or adhered or permanently
printed on the interior surface of the window.
Electrical Services
Lighted signs shall conceal any junction boxes, lamps, tubing, conduits and
raceways.
Wall Signs
• The area of all wall signs shall not exceed 1 sq. ft. per foot of street frontage
occupied by the business measured along the wall to which the signs are
attached, or 20 sq. ft. for retail spaces < 30,000 sq. ft. or 60 sq. ft. for retail
spaces > 30,000 sq. ft. for each street frontage, whichever is less.
Guidelines
• The height of any wall sign shall not exceed 10 ft. for small retail spaces < 30,000
sq. ft. or 15 ft. for large retail spaces > 30,000 sq. ft. or the height of the wall to
which it is attached.
Signs on Awnings
• Signs should creatively use two and three dimensional form to express the
character of the use, the identity of the development, the character of the
neighborhood, and the architecture of the building.
• To minimize irreversible damage to masonry, all mounting and supports should be
inserted into mortar joints and not into the face of the masonry.
Page 91
Figure 5.85: Signage that reflects the urban
industrial character of Clearfield Station
Figure 5.86: Precedent - Sign that is artful, creative, and highly graphic
Figure 5.87: Signage that reflects the use and the
character of the place
> 20º
Primary Sign Face Area
Secondary Sign Face Area
Figure 5.88: Sign area calculation
Page 92
Residential Signage
Nameplate
• One nameplate sign is permitted per unit.
Standards
Common Entrance Signage
Area
The area of a sign at the common entrance of a multi-unit building shall not exceed
20 sq. ft. Additional common entrances are permitted 1 sign to a max. of 5 sq. ft.
Wall Signs
• The height of any wall sign shall not exceed the second floor windowsill.
• Signs shall be mounted directly on a wall facing the public realm.
Projecting Signs
• The height of projecting sign shall not exceed 20 ft. or the height of the windowsill
of residential above.
• No part of the projecting sign shall project more than 4 ft.
• A minimum 9 ft. vertical clearance to the sidewalk shall be maintained.
• The sign may be non-illuminated, indirectly illuminated, or directly illuminated.
Figure 5.89: Common entrance sign
Signs on Awnings
• The area of awning signs shall not exceed 50% of the area of the vertical face of
the awning.
• Maximum letter height is 12 inches.
• Sign copy may be non-illuminated, indirectly illuminated, or directly illuminated.
Individual Entrance Signage
Area
The area of a sign for an individual unit at grade shall not exceed 2 sq. ft.
Figure 5.90: Common entrance sign
Page 93
Figure 5.91: At-grade unit nameplate sign
Temporary Signage
Prohibited Signage
Standards
Standards
Contractors
Temporary signage shall be approved administratively
One sign for persons or businesses connected to work on buildings under actual
construction or alteration is permitted. Signs shall not exceed 12 sq. ft. in size. Signs
must be removed within seven days following completion of the contract.
The following sign types are prohibited:
• Blinking, flashing, and oscillating lighting signage
• Portable signs
For Sale/Lease
• Inflatable signs
One sign is allowed for each street frontage of the total parcel involved. The sign shall
not be greater than 10 ft. tall, and may not extend above the roof line if attached to
the building. Sign area shall not exceed 6 sq. ft. for each lot or for each 3,000 sq. ft.
in such total parcel, whichever permits the larger area. No sign shall exceed 18 sq. ft.
Signs must be removed within seven days following removal of the property from the
market. Residential for sale/lease signs are not permitted.
• Billboards
Public Events
Signs noticing public events must be removed immediately after the event has taken
place.
Figure 5.92: Temporary contractor signs
Figure 5.93: Temporary for sale sign
Page 94
Architectural Design by Type: Mixed Use
5.5 Architectural Design by Type
5.5A Mixed-Use
Intent
Intent
This section describes the standards and guidelines that apply to Building Type
Categories (BTC).
Mixed-Use (MU) buildings should engage and enliven the street. Emphasis should be
placed on using glazing and creating an architectural rhythm at the ground plane.
BTC’s are organized in this section as follows:
Standards
a. Mixed-Use
Sidewalk Rel ationship
b. Residential
• MU buildings shall be oriented toward the street and meet the sidewalk at grade.
c. Office
• Storefronts shall promote pedestrian interest at the ground level and provide visual
connection to the stores interior.
d. Civic
Mixed Use frontage
e. Flex Business
• MU frontage shall have at least 60% glazing. Glazing shall be transparent. Large
multi-story retailer’s upper floor levels shall also meet this glazing requirement.
f. Structured Parking
• Outdoor displays and patios are encouraged, but shall maintain a 10 ft. min. clear
pedestrian area within the public sidewalk.
• Interior displays shall provide visual permeability into store interior.
MIxed Use Height and Depth
All MU spaces shall be a minimum of 18 ft. height from the floor to the floor above.
They shall have a minimum depth of 30 ft. exclusive of service corridors.
Facade Articulation
MU bays shall be no wider than 30 ft. in order to create a fine-grained pattern of
shops. Where a larger retailer is anticipated, bays can be combined; however the bay
articulation shall be maintained.
Blank Walls
Areas without entries or windows are prohibited on MU streets and civic spaces.
Blank walls shall be no longer than 8 ft. along other street frontages. Display windows
are not considered blank walls, provided they allow visual access into the MU interior.
Figure 5.94: Mixed use building; retail with
residential above
Figure 5.95: Mixed use building; retail with office
above
Page 95
Primary Entrance
• Primary entrance to buildings shall be located on the street along which the
building is oriented.
• At intersections, corner buildings may have their primary entrances oriented at an
angle to the intersections.
• All primary entrances shall be oriented to the public sidewalk for ease of
pedestrian access.
• Secondary and service entrances may be located from internal parking areas.
Canopies/Awnings
Canopies or awnings shall be provided for the sun, wind and rain protection of
pedestrians. Their design should be integrated with the building architecture.
Permanent materials are encouraged over vinyl or fabric. See Section 4.1A Mixed-Use
Services Area for specific requirements.
Figure 5.96: Canopies and building recesses create inviting spaces
Noise
Noise from roof top or ground mounted mechanical units such as air handlers, air
conditioners, cooking vents shall be below 55 db (as defined by the County Health
Department) as measured at the parking area or the adjacent buildings.
Spill Lighting (lighting Trespass)
Lighting fixtures shall have cut-off reflectors in areas where spill lighting will become a
nuisance for living units.
Ventil ation
Figure 5.97: Storefront glazing
Figure 5.98: Integrated canopy and distinct bays
Vents from restaurant cooking hoods shall be carefully located so as to not effect the
quality of life for residential units in the area.
Materials
Facades shall be designed with high-quality materials that offer color, variety, and
visual interest to the pedestrian.
30'
30'
Figure 5.99: Awnings over the public ROW
Page 96
Figure 5.100: Storefront bays articulated at regular
increments
Guidelines
Entrances
• MU entrances should be easily identifiable and distinguishable from residential
and office entrances. They should be reinforced with such elements as recessed
doorways, awnings, special lighting, fenestration, color and materials, and special
paving.
• At-grade entrances to office or residential uses above should be clearly defined by
an architecture vernacular consistent with the building above, tying the office or
residential space use to the ground plane.
• Lobby size and character should relate to the size and character of the office or
residential space above. Lobbies should be inviting spaces. Public art displayed in
lobbies is strongly encouraged.
Figure 5.102: Retail entrances should be clearly distinguishable from residential entrances
Figure 5.101: Patio space along building fronts
Figure 5.103: Screening mechanical equipment
Page 97
Figure 5.104: Facade variation and articulation
Architectural Design by Type: Residential
5.5B Residential
Intent
Several key characteristics of residential buildings will differentiate Clearfield Station
from many existing Clearfield neighborhoods. In particular, the lower floors of
residential buildings are intended to engage the street by having activated ground
floor uses and lush landscaping in setbacks. This strategy helps animate the streets
and create a vibrant pedestrian oriented neighborhood.
A variety of residential building types are proposed for Clearfield Station. These
include:
• Low-Rise - walk up apartments.
• Low-Rise – tuck-under townhomes.
• Low-Rise – free-standing units with individual garages or shared underground
parking.
• Low-Rise – linear townhomes that are located at the face of the building and have
shared podium or underground podium parking.
• Low-Rise buildings to a maximum of 65 ft. height with shared corridors and
vertical circulation.
Figure 5.105: Low-rise residential
• Mid-Rise buildings to a maximum of 105 ft. height with shared corridors and
vertical circulation.
These building types control the intensity and form of development while allowing
some flexibility for how buildings are used and how they evolve over time. Within
blocks, several building types may be combined, thus creating diverse characteristics
throughout the neighborhood.
Figure 5.107: Low-rise, stacked units
Page 98
Figure 5.106: Mid-rise residential
Standards
Ground Floor Unit Entrances
• Ground floor units fronting public streets, parks, or along pedestrian mews shall
have an access point along the fronting building face in addition to the main
access from an interior corridor, lobby, or parking structure.
• Entrances shall occur at intervals no greater than 50 ft., and may be grouped
together.
Townhome Garages
• Street fronting townhome garages are prohibited on public streets. Any residential
that incorporate garages along a mid-block break shall engage the mid-block
break /street with design characteristics to limit the visual presence of garage
doors, emphasizing the garage as secondary to the main entrance and front yard.
• The maximum number of garage doors per unit is 1 with a max. width of 8 ft.
Side-by-side garages are prohibited.
Setbacks
A setback is required for residential buildings to allow for the provision of private
landscaping and street facing patios and stoops. For specific setback requirements
refer to Section 4 Land Use Regulations. The setback shall not vary along the
predominant wall of a building once established (aside from minor variation which are
described in Build-To Percentages below).
Figure 5.110: Ground floor entrance
Figure 5.108: Residential setback allows for patio
area
Exceptions:
1. Residential use that is located above retail use (i.e. mixed-use) may extend to
property line.
2. Mid block breaks.
Build-to Percentages
The minimum build-to percentage is 50% excluding setback requirement for all
residential units.
Stepback
See Section 5.3E Stepback
Figure 5.109: Building Stepback as usable space
Page 99
Figure 5.111: Private patio and stoop
Projections
See Section 5.3D Projections
Materials
Facades shall be designed with high-quality materials that are durable and offer color,
variety, and visual interest to the pedestrian.
Guidelines
Freestanding Townhome Form (‘Tuck-under’)
Freestanding townhomes may be designed with individual character, or in a
consistent style. Modular rhythm shall be emphasized through the use of common
elements such as bay windows, door recesses materials and fenestration. Variety in
form at the pedestrian level is encouraged. Townhomes that form the base of a multistory building should have elements and proportions that tie them to the building
above.
Residential Court yards
Residential courtyards that may be accessed or at least viewed from public streets
and mews are encouraged.
Figure 5.112: Residential courtyards accessible from public street
Figure 5.113: Townhome garage entrance
Page 100
Architectural Design by Type: Office
5.5C Office
Intent
Office design should be compatible with at-grade uses while providing clear
architectural distinction.
Standards
Pedestrian Entrance
• The office entrance shall be clearly defined with adequate signage and
architecture treatments to ensure easy identification for guests and visitors alike.
• Entrances to office uses should be clearly defined by an architecture vernacular
consistent with the building above, tying the office space use to the ground plane.
Retail , dining, entertainment Frontage
Where the base of an office is fronted with retail, dining or entertainment, Section
5.7A Mixed-Use standards shall apply.
Figure 5.114: Mid-rise office
Guidelines
Entrance
• Lobby size and character should relate to the size and character of the office
space above.
• Lobbies should be inviting spaces. Public art displayed in office lobbies is strongly
encouraged.
Figure 5.115: Office above retail
Page 101
Architectural Design by Type: Civic & Community Use
5.5D Civic and Community Use
Intent
Civic and community uses may include: school, library, fire facility, police facility, day
care, recreational and meeting space, performance spaces and other uses deemed
to benefit the community. The purpose of the following standards and guidelines is
to facilitate the design of the buildings that will be consistent with the architectural
character of the neighborhood.
Standards
Active Frontage
The building shall be sited at the street frontage in order to actively engage the public
and contribute to the fabric of the streetscape.
Guidelines
Transparency
A minimum 50% transparency should be provided within the vertical plane on the
street-facing side(s), unless specific programming requirements preclude this.
Figure 5.116: Community library
Figure 5.117: Recreational facility
Contextual Design
Where building is an integral part of the street wall, it should complement the scale,
massing and general proportions of surrounding buildings.
Iconic Architecture
Where the building stands alone, it should be an expressive design that has unique
elements that distinguish it as a civic building.
Figure 5.118: Building facade relates to the community character
Page 102
Architectural Design by Type: Flex Business
5.5E Flex Business
Primary Entrances
Intent
Typically flex business has 3 distinct sides, 1) office/retail front, 2) loading dock and 3)
blank walls. The office/retail front should provide a visual tie to the adjacent residential
neighborhood. Secondary streets within the flex business area should provide street
character however, emphasis should be concentrated along the public street (main
access road) and should provide a pedestrian scale and architectural rhythm at the
ground plane. Architectural interest should be provided on blank walls.
Primary entrance to buildings shall be located on the street along which the building
is oriented. At intersections, corner buildings may have their primary entrances
oriented at an angle to the intersection.
Canopies/Awnings
Standards
Canopies or awning shall be provided for sun, wind and rain protection. Their
design should be integrated with the building architecture. Permanent materials are
encouraged over vinyl or fabric. For specific requirements refer to Section 4.1C Flex
Business.
Sidewalk Rel ationship
Guidelines
The office/retail front shall promote pedestrian interest at the ground level. Office/retail
fronts shall be oriented to meet the sidewalk at grade.
Facade Articulation
Windows are encouraged on blank warehouse walls along private street frontage.
Frontage
• The office retail front along the public street (main entry road) shall face the public
streets and shall have at least 60% glazing. Interior displays shall provide visual
permeability into the office/store interior.
• Private Secondary streets, in front of buildings, within the flex business area shall
have at least 40% glazing.
Facade Articul ation
• Office/retail bays shall be no wider than 45-55 ft. in order to create a fine grained
pattern.
• Blank walls are not allowed on public streets. Facade treatments at blank walls
shall provide architectural interest at the pedestrian scale.
• Facades that face public streets or provide primary access to a buildings site
shall have a variety of architectural treatments along no less than 60% of their
horizontal length.
Colors
Exterior walls shall have a minimum of 2 colors on each face.
Figure 5.119: Illustrative concept, flex business looking north
Page 103
Architectural Design by Type: Flex Business
Figure 5.120: Illustrative concept, flex business looking north
Page 104
Architectural Design by Type: Parking Structure
5.5F Parking Structure
Guidelines
Visual Screen
Intent
Parking structures should be screened so that they do not negatively impact the
streetscape or other public spaces. The standards described herein are for both
free standing parking structures, and parking structures integrated into residential or
commercial buildings.
Screens should be implemented on the side of the structure that is exposed to public
view. Screens could include: green walls, green screens, metal screens, or graphic
screens.
Standards
Residential parking entrances should be recessed in areas that are away from
high pedestrian or vehicular traffic areas, and concealed by the use of canopies,
landscaping and setbacks.
Entrance
• For structured parking, including off-street loading, the combined parking ingress
and egress shall be a max. 24 ft. width (see Figure 5.122).
Residential Entrance Concealment
• Separate parking ingress/egress shall be a maximum 14 ft. width (15 ft. if
combined with loading) and be spaced a minimum of 60 ft. apart to re-establish
the building facade (see Figure 5.123).
• The sharing of parking entrances and loading is encouraged.
Landscaping
• Underground parking structures that extend beyond the building face shall
provide a 36 in. min. soil depth above where landscaping is provided.
5
• Provide 1 tree for every 20 lineal ft. of parking structure that fronts a public street.
2
• Provide 7 shrubs/tree. For planting standards refer to Section 5.10A Landscape.
• A planting area with a 7 ft. min. depth is required along all public streets.
24' max
• Within the 15 ft. max. setback, a 3 ft. min. turf grass or groundcover strip adjacent
to the sidewalk is permitted. For planting standards refer to Section 5.10A
Landscape.
Figure 5.121: Combined ingress/egress maximum
width
60' min.
Figure 5.122: Garage ingress/egress separation
4
1
4
Page 105
3
1
Parking Garage
2
Loading
3
Bicycle Storage
4
Activated Uses with Access Corridor
5
Entrance
Figure 5.123: Screened parking garage showing
active use area.
Streetscape and types
5.6 Streetscape
5.7 Street Types
Intent
The creation of diverse street types, from quiet residential streets, to retail main
streets, enhances the character of the plan. It is key to facilitate wayfinding and
promoting sense of place within Clearfield Station.
While the Clearfield Station street network is designed for the efficient movement
of people and goods throughout the community, the street network is also an
important component of the public realm and community character. Streets are a
central element in creating safe and enjoyable neighborhoods. The street system
is designed to prioritize: walking, bicycling, transit use, streets as public spaces for
social interaction, and be green spaces that enhance the neighborhoods ecological
function.
General public street categories include:
• Mixed-use services street
• Residential streets
• Flex business streets
• Transit streets
Street Design
• Alley ways
Pedestrians, Bicycles and Transit
Small block sizes centered on a dense, compact development pattern create short
walking distances and create a desirable alternative to the automobile. Streets
should be designed as outdoor rooms with attractive places to sit, stop, gather, and
play. They provide opportunities for neighbors and visitors to meet one another and
create a vibrant community-oriented neighborhood experience. Unique plantings,
furnishings and public art create distinct and memorable neighborhood identities.
Street locations and their envisioned character is shown on the following pages. The
sections and images that follow are the general intent including the range of street
widths and building heights appropriate to the street character. Within each of these
broad street categories, there is further variety in their character and configuration.
The street’s character is influenced by the building edge conditions, street furniture
and trees.
Safety
For safety, residential streets incorporate traffic calming measures such as curb
extensions, raised crosswalks, tight corner radii, street trees, narrow lanes, shorter
blocks, and other appropriate measures including bulb outs at street crossings.
Urban Ecology
Streets are part of the city’s ‘green infrastructure.’ Street trees and plantings are used
to help regulate climate, control storm water, cleanse air and water.
Efficiency
A hierarchy of street types allows for the efficient movement of people and goods
along designated priority corridors. Certain streets will allow for higher traffic volumes
and vehicular movement with increased speeds where the majority of streets
emphasize calm and control.
Page 106
Street Types
t
ee
Str
te
Sta
Figure 5.124: Precedent - residential street
character
Figure 5.125: Precedent - mixed-use street
character
1000 East
Alley and Service Streets
Flex Business
Mixed-Use Services
Residential
Transit
0’
100’
200’
Figure 5.127: Street types
Figure 5.126: Precedent - mixed-use street
character
Page 107
Street Types: Mixed Use Services (MUS)
5.7A Mixed Use Services
(MUS)
Curb and Gutter
Standard
On Street Parking
Required
Number of Lanes
2
Median
None
Driveways
Not Allowed
B. Pedestrian Travel Way
Pedestrian Way
15.5 ft.
Clear Sidewalk
10 ft.
Build to Requirement
85%
Material
Concrete Pavers
Awning
4 ft. min. - 8 ft. max.;
Min. 9 ft. vertical
clearance
D. Street Furniture
Bollards
NA
Bicycle Racks
1/80 ft. (3 spots min.)
Benches
2/building
ine
10 ft. max. or build to
the ROW
NA
il L
Setbacks
Optional potted plants
Planter Area
Ra
Asphalt
20 ft. o.c.
Planting Requirements
ter
Material
Tree Spacing
mu
92 ft.
Deciduous
om
rC
Right of Way
NA
Tree Type
ne
a . Vehicul ar Travel Way
Mow Strip Area
n
tru
ron
AF
UT
The Mixed Use Services street is meant
to have a ‘main street’ feel provided
by generously sized sidewalks, street
trees, lighting, street furnishings, onstreet parking, attractive signage and
retail services that front both sides of
the street. There are opportunities for
residential and office use above the
retail.
C. Landscaping
E. Lighting
Pole Height
16 ft.
Spacing
20 ft. o.c.
Figure 5.128: MUS street character
F. Special Conditions
Figure 5.129: MUS key map
a. Retail frontage requires tree grates.
b. Tables and chairs are optional
but are strongly encouraged for
outdoor dining use.
0’
c. 1 trash receptacle per building.
Figure 5.130: MUS section
Page 108
100’
200’
Street Types: Mixed Use Services (MUS)
Figure 5.131: MUS perspective
Page 109
Street Types: Residential Type 1 (Rt1)
e
Str
te
Sta
et
Driveways
Not allowed on major
thoroughfares
Bollards
NA
Bicycle Racks
Benches
1/building
E. Lighting
Pole Height
20 ft.
Spacing
30 ft. o.c. Alternating
a. Within the 12 ft. max. setback, a 6
ft. min. turf grass or groundcover
0’ is
100’
200’
strip adjacent to the sidewalk
permitted. For Planting standards
refer to Section 5.10A Landscape.
Figure 5.132: RT1 street character
b. A min. of 1 trash receptacle is
required at the common entrance
of each residential building.
Pedestrian Way
13 ft. min.
Clear Sidewalk
8 ft.
50%
Material
Concrete
Awning
Optional 2 ft. min. - 5
ft. max.
Figure 5.134: RT1 section
Page 110
Figure 5.133: RT1 key map
1000 East
None
et
2
re
Number of Lanes
Median
St
Required
ate
On Street Parking
D. Street Furniture
ine
Standard
6 ft. min. depth
il L
6 ft. min. - 12 ft. max.
Curb and Gutter
7 shrubs/tree
Planter Area
Ra
Asphalt
Setbacks
30 ft. o.c.
ter
Material
Tree Spacing
mu
67 ft.
Deciduous
om
rC
Right of Way
5 ft. min. width
Tree Type
ne
Mow Strip Area
n
tru
ron
AF
UT
All residential streets (RT1, RT2 & O)
should provide access to housing and
function as ‘outdoor rooms’ in order to
encourage socializing and recreation.
They should include on-street parking,
street trees, plantings, lighting and
sidewalks. Streets within the RT1 area
will be constructed as part of phase one
of Clearfield Station therefore, great care
should be taken to establish a strong
street character that will set a precedent
for the rest of the development.
C. L andscaping
St
5.7B Residential Type 1
(RT1)
Street Types: Residential Type 1 (Rt1)
Figure 5.135: RT1 perspective
Page 111
Street Types: Residential Type 2 (RT2)
Str
te
Sta
orr
ido
r
Permitted on alley
ways
il C
None
Driveways
Ra
2
Median
a. For planting standards refer to
Section 5.10A Landscape.
er
Required
Number of Lanes
nn
On Street Parking
tr u
Standard
Spacing
n
Fro
Curb and Gutter
20 ft.
ine
10 ft. min. - 12 ft. max.
Pole Height
il L
Asphalt
Setbacks
E. Lighting
Ra
Material
2/building
ter
67 ft.
Benches
mu
Right of Way
NA
Bicycle Racks
om
rC
Bollards
ne
Residential streets within the RT2 Area
are designed to have strong spatial
definition between the public and private
realm.
D. Street Furniture
n
tru
ron
AF
UT
5.7C Residential Type 2
(RT2)
Figure 5.136: RT2 street character
0’
Pedestrian Way
13 ft. min.
Clear Sidewalk
8 ft.
70%
Material
Concrete
Awning
ft. max.
C. L andscaping
Mow Strip Area
5 ft. min. width
Tree Type
Deciduous
Tree Spacing
30 ft. o.c.
7 shrubs/tree
Planter Area
3 ft. min. depth
Figure 5.138: RT2 section
Page 112
100’
200’
Figure 5.137: RT2 key map
Street Types: Residential Type 2 (RT2)
Figure 5.139: RT2 perspective
Page 113
Street Types: Office (O)
Asphalt
Setbacks
10 ft. min., 12 ft. max.
Curb and Gutter
Standard
On Street Parking
Required
Number of Lanes
2
Median
None
Driveways
Permitted on side
streets
Pedestrian Way (1/side)
13 ft.
Clear Sidewalk
5 ft. min.
70%
Material
Concrete
Awning
ft. max.
1/building
ine
Material
Benches
il L
29 ft.
NA
Bicycle Racks
Ra
Vehicular Lane &
Parking
Bollards
ter
68.5 ft.
D. Street Furniture
mu
Right of Way
om
rC
ne
Streets within the O area will take on
the same character as the residential
streets located in the RT2 area. Street
trees, lighting, sidewalks, plantings and
on-street parking are required.
n
tru
ron
AF
UT
5.7D Office (O)
E. Lighting
Pole Height
20 ft.
Spacing
Figure 5.140: O street character
b. For parking structure requirements
see Section 4.1E Parking Areas and
Section 5.5F Parking Structures.
C. L andscaping
Mow Strip Area
Tree grate
Tree Type
Deciduous
Tree Spacing
30 ft. o.c.
7 shrubs/tree
Planter Area
3 ft. min. depth
Figure 5.142: O section
Figure 5.141: O key map
0’
Page 114
100’
200’
Street Types: Office (O)
Figure 5.143: O perspective
Page 115
Street Types: Flex Business (FB)
5.7E Flex Business (FB)
Deciduous
Tree Spacing
30 ft. o.c.
None required
Planter Area
3 ft. min. depth
Spacing
Curb and Gutter
Standard
On Street Parking
Required
Number of Lanes
Varies
Median
12 ft.
Driveways
Permitted
Concrete
Awning
2 ft. min. - 5 ft. max.;
a min. 9 ft. vertical
clearance
Figure 5.144: FB street character
0’
100’
200’
b. 4 ft. bike lane on each side of the
street along main access road from
State St. to Trax Station.
Figure 5.146: FB section A
Page 116
Figure 5.145: FB key map
1000 East
Setbacks
85%
ine
20 ft.
Material
il L
Pole Height
Ra
E. Lighting
5 ft. max. or build to
the ROW line
5 ft. min.
ter
2/150 ft.
mu
Benches
Asphalt
10 ft.
B
m
Co
NA
Bicycle Racks
Material
Clear Sidewalk
C
er
Bollards
59-71 ft. typical
A
D. Street Furniture
Right of Way
t
ee
Str
te
Sta
5 ft. min. width
Tree Type
nn
Mow Strip Area
tru
ron
AF
UT
Streets within the Flex Business area
have been designed as inviting, walkable
and pedestrian friendly streets. Street
trees, sidewalks, on street parking,
furnishings, lighting and building awnings
are all required in order to create an
attractive appearance that is cohesive
with the residential and mixed-use
character of Clearfield Station.
C. L andscaping
Figure 5.147A: Section A
Page 117
Figure 5.147B: Section B- Entrance Signal
Page 118
Figure 5.147C: Section C
Page 119
Street Types: Flex Business (FB) Side Street
5.7F Flex Business (FB)
Side Street
2
Median
None
Driveways
Not Allowed
Pedestrian Way
8 ft.
Clear Sidewalk
4 ft. min.
NA
Material
Concrete
Awning
Optional 4 ft. max.
Bollards
NA
Bicycle Racks
NA
Benches
NA
E. Lighting
Pole Height
20 ft.
Spacing
30 ft. o.c. alternating
Figure 5.148: FB side street character
Figure 5.149: FB side street key map
a. At the corner of each building a
bulb out with 1 tree is required.
b. Bulb outs may be planted with turf
grass, groundcover or rock mulch.
For planting standards refer to
c. For pedestrian safety, lighting
shall be located along the building
facade.
1000 East
Number of Lanes
et
Required
e
Str
te
Sta
Standard
D. Street Furniture
ine
Curb and Gutter
On Street Parking
NA
il L
8 ft. min.
See special conditions
Planter Area
Ra
Asphalt
Setbacks
NA
ter
Material
Tree Spacing
mu
77 ft.
Deciduous
om
rC
Right of Way
NA
Tree Type
ne
Mow Strip Area
n
tru
ron
AF
UT
Side streets located within the FB area
have been widened to accommodate
semi truck traffic. The same attractive
street character that is required along
frontage streets should continue
along the side streets. Tree and shrub
plantings within parking islands, building
lighting, on street parking and sidewalks
will all help to create an attractive
pedestrian environment.
C. L andscaping
0’
100’
200’
Figure 5.150: FB side street section
Page 120
Street Types: Flex Business (FB) Side Street
Figure 5.151: FB side street perspective
Page 121
Street Types: Flex Business (FB) Buffer
5.7G Flex Business (FB)
Buffer
8 ft.
Pole Height
20 ft.
Clear Sidewalk
5 ft. min.
Spacing
50 ft. (1 side)
70% min.
Material
Concrete
Awning
Optional 4 ft. max
C. L andscaping
Mow Strip Area
NA
Tree Type
Evergreen/Deciduous
Mix
5 shrubs/tree
Material
Asphalt
Planter Area
15 ft. min.
Setbacks
0
Curb and Gutter
Standard
On Street Parking
Required
Benches
NA
0’
Figure 5.153a: FB buffer section A
Figure 5.152: FB buffer key map
ine
Not Allowed
NA
il L
Driveways
NA
Bicycle Racks
Ra
None
Bollards
ter
2
D. Street Furniture
mu
Number of Lanes
b. A 6 ft. concrete or block wall is
required on the north property line
where flex business truck docks
are provided.
m
Co
er
20 ft. clustered
59-69 ft.
A
nn
Tree Spacing
Right of Way
Median
B
tru
ron
AF
UT
E. Lighting
t
ee
Str
te
Sta
Along the north property line a generous
landscape buffer shall be provided
between the backs of all FB buildings
and existing residential areas. Trees shall
be a mix of evergreen and deciduous
and provide adequate shrub and ground
cover plantings so the landscape area
appears full.
100’
200’
Figure 5.153b: FB buffer perspective section A
Page 122
Street Types: Flex Business (FB) Buffer
Figure 5.154a: FB buffer section B
Figure 5.154: FB buffer perspective section B
Page 123
Street Types: Transit Street & Plaza
5.7H Transit Street & Plaza
Asphalt
Setbacks
NA
Tree Spacing
30 ft. o.c.
Turf or groundcover
Planter Area
NA
D. Street Furniture
Bollards
1 every 6 ft. where
applicable
Bicycle Racks
As required by UTA
Commuter Rail Design
Criteria
Benches
NA
Number of Lanes
2
Median
7 ft.
Pole Height
20 ft.
Kiss-n-ride access
Spacing
30 ft. o.c.
Driveways
9 ft. kiss-n-ride side
5 ft. community plaza
side
Clear Sidewalk
NA
NA
Material
Concrete
Awning
NA
ne
Not Permitted
i
il L
Standard
Ra
Curb and Gutter
On Street Parking
ter
mu
Material
Deciduous
m
Co
83 ft.
8 ft. min.
Tree Type
er
Right of Way
Mow Strip Area
nn
tru
ron
AF
UT
The transit plaza will serve as a
transition between the community
and the Frontrunner transit platform.
The transit plaza will serve as a social
gathering space for the Clearfield Station
community.
C. L andscaping
E. Lighting
Figure 5.155: Transit plaza character
Figure 5.156: Transit street key map
Section 5.10A Landscape
b. For transit plaza requirements
see Section 4.1B Multimodal and
Section 5.11B Plazas.
0’
Figure 5.157: Transit street section
Page 124
100’
200’
Street Types: Transit Street & Plaza
Figure 5.158: Transit street perspective
Page 125
Street Types: Alley & Service Streets
et
Mow Strip Area
NA
Tree Type
NA
Tree Spacing
NA
NA
Planter Area
NA
D. Street Furniture
Asphalt
Setbacks
None
Pole Height
NA
Spacing
NA
Curb and Gutter
Standard curb
On Street Parking
None
Number of Lanes
2
Median
None
Driveways
Permitted
ine
Material
il L
30 ft.
Ra
NA
Right of Way
ter
NA
Benches
mu
NA
Bicycle Racks
om
rC
Bollards
ne
C. L andscaping
n
tru
ron
AF
UT
Alleys and service streets are very low
capacity, low speed streets located to
the rear of lots that minimize driveway
interruptions in the pedestrian rights of
way. Alleys and service streets provide
access to parking facilities, loading
facilities, and service areas for refuse
and utilities.
e
Str
te
Sta
5.7I Alley & Service Streets
E. Lighting
Figure 5.159: Alley character
a. For pedestrian safety, lighting
shall be located along the building
facade.
5 ft.
Clear Sidewalk
5 ft.
NA
Material
Concrete
Awning
None
0’
100’
200’
Figure 5.161: Alley section
Page 126
Figure 5.160: Alley key map
Street Types: Alley & Service Streets
Figure 5.162: Alley perspective
Page 127
Mid-Block Breaks
5.8 Mid-Block Breaks
Intent
et
tre
eS
at
St
Mid-block breaks are required on blocks
greater than 300 ft. Mid-block breaks
are configured as either pedestrian pass
throughs or laneways. The mid-block
break will be a public easement on the
private land of the development block.
Conceptual mid-block break diagrams
are shown in Figure 5.165 & 5.167.
Although these are public easements
they shall be maintained by the private
property owners.
1000 East
Pedestrian Mid-Block Break
0’
100’
200’
Figure 5.163: Mid block break locations
Page 128
Mid-Block Breaks: Commercial
Drive Isle Dimensions
5.8A Mid-Block Break: Commercial
The drive aisle dimension for vehicular laneways shall be 20 ft. max. for two-way
laneways.
Intent
Commercial mid-block breaks are intended to allow public access through the middle
of private development blocks and support needs of the adjacent building. Building to
building width should be minimized to not appear as a major street.
Lighting
Adequate lighting shall be provided to ensure pedestrian and vehicular safety.
Standards
Guidelines
Pedestrian Access
Activation
All mid-block breaks shall provide a minimum 10 ft. pedestrian only access in the
form of a grade separated sidewalk along the entire length of the break. The access
can be configured as two 5 ft. sidewalks and curbs on either side of the mid-block
break, or as one 10 ft. sidewalk.
The corners where mid-block breaks intersect major streets should be active.
Commercial activities are encouraged to wrap the corner to a minimum of 20 ft. into
the mid-block break.
Permeable Surfaces
Public Access
Permeable pavers and storm water gardens are encouraged.
Mid-block breaks shall have unrestricted public access.
Minimize Vehicle Speed
Street Trees
Traffic calming devices are encouraged.
Street trees shall be planted at a spacing of no more than 30 ft. on center within the
mid block break, and shall serve as a buffer between the sidewalk and vehicular
lane(s) where applicable. Refer to Section 5.10A Landscape for suggested tree
species.
Parking
Automobile parking is not permitted on mid-block breaks, however access to parking
structures or lots are permitted.
Garage and Loading Entrances
• Garage & loading entrances shall be no more than 20% of the block face.
• Garage & loading entrances shall not extend beyond the main building face and
are encouraged to be recessed behind the building face as tuck under parking.
• Garage & loading entrances shall not be closer than 20 ft. to the corner of the
building at the entry to the mid-block break.
Figure 5.164: Commercial mid-block break
Page 129
Mid-Block Breaks: Commercial
Building-to-building width
20 ft. minimum
1
1
3
Min. pedestrian
path width is 10 ft.
Example: Pedestrian path in center with adjacent landscaping.
Min. laneway width: 20 ft.
for two-way travel
3
1
2
Example: Drive aisle in center with path one side, landscaping other side.
Legend
1
Pedestrian Path: Min. 10 ft. width or two 5 ft. paths
2
Drive Aisle: Max. 20 ft. for two-way laneways
3
Landscape buffer including street trees at max spacing of 30 ft. on center
2
1
Example: Drive aisle in center with path one side, combination of loading
and landscaping other side
Figure 5.165: Mid-block breaks
Page 130
Mid-Block Breaks: Residential
Surfaces
5.8B Mid-Block Break: Residential
Hard surfaces shall be restricted to 70% of the ground plane.
Intent
The residential mid-block break may be developed as either a pedestrian pass
through or a vehicular laneway at the discretion of the developer. Building to building
compression creates semi private space which may be utilized by residents for
gathering and recreation.
Street Trees
A double row of street trees shall be planted at a spacing that is encouraged to
match residential unit facades, and in any case is not greater than 30 ft. o.c.
Activation
Standards
The street level building face that is not garage shall be activated with ample glazing,
entrances, stoops and porches.
Laneway
All mid-block breaks shall be either pedestrian or vehicular laneways or a combination
of both.
Lighting
Adequate lighting shall be provided to ensure pedestrian and vehicular safety.
Public Access
Mid-block breaks shall have unrestricted public access.
Building Face-to-Face Dimensions
The minimum building face-to-face dimension, excluding projections, shall be 40 ft.
for vehicular laneways, 20 ft. for pedestrian lanes.
Path Dimension
The minimum pedestrian path dimension for pedestrian mews shall be 10 ft.
Drive Aisle Dimension
The maximum drive aisle dimension for vehicular laneways shall be 20 ft.
Garage Entrances
• Garage entrances to individual units shall be restricted to one per unit at a
maximum width of 8 ft.
• Garage entrances for all types shall be restricted to no more than 45% of the
block face.
• Garage entrances shall not extend beyond the main building face. Garage
entrances that are recessed behind the building face are encouraged.
Figure 5.166: Precedent - pedestrian mid-block break
Page 131
Mid-Block Breaks: Residential
Guidelines
Entrance Elements
Building height at
building face 35 ft.
Entrance elements that reinforce the
main unit entrance such as porches,
stoops and terraces are encouraged.
Building height at
building face 35 ft.
Min. pedestrian
path width is 10 ft.
Max vehicular laneway
width is 20'
Communit y Spaces
Social spaces, seating and places for
informal play are encouraged.
Landscaping
Building-to-building width 20 ft. min.
The mid-block break is intended to be
an outdoor room where pedestrian and
public use dominates. Rich landscaping
is encouraged so that the drive aisle
(in the case of a vehicular laneway) is
subordinate. This includes street trees,
shrub beds, patios and steps, benches
and lighting.
Building-to-building width 40 ft. min.
1
2
3
1
4
2
Stormwater Management
Permeable pavers and stormwater
gardens are encouraged.
3
Minimize vehicle Speeds
Features to reduce vehicle speeds, such
as narrow drive aisle and meander in the
drive aisle alignment are encouraged.
Legend
Legend
1
Pedestrian Path: Min. 10 ft. width; at grade of public sidewalk
1
Drive Aisle: Max. 20 ft. width; at grade of public sidewalk
2
Elevated Private Patio
2
Driveway
3
Landscape buffer including street trees at max spacing of 30 ft. o.c.
3
Landscape buffer including street trees at max spacing of 30 ft. o.c.
4
Pedestrian Entrance
Figure 5.167: Mid-block breaks: Pedestrian lane
Figure 5.168: Mid-block breaks: Vehicular lane
Page 132
Streetscape Standards & guidelines
5.9 Streetscape Standards and Guidelines
Streetscape Areas
Travel Area for Pedestrian
Through-Traffic
Streetscape Area
• Windows
• Must be wide enough to comfortably
accommodate projected traffic
volume
• Awnings
• Avoid excessive width
• Window planters
• Use high quality ground
plane finishes, such as
pavers and integrallycolored concrete
• Business signage
• Small plazas
• Outdoor Dining areas
• Paving and vegetation
-----
Stormwater rain gardens
Planted boulevards
Street trees
Park strip/tree grates
• Street Furniture
--------
• Employ pattern and change
of material and color to
create interest
• Tree grates may be used adjacent to
expand area
Bicycle stands
Benches
Dining furniture
Mail boxes
Newspaper dispensers
Information kiosks
Bollards
• Sidewalk and Street Lighting
-- Banners
-- Hanging flower baskets
• Coordinate spacing of trees, lighting,
bioswales, planters, etc. with onstreet parking.
Page 133
ine
• Entrances
• Landscaping
ty L
• Facade articulation
3
per
Building Area
2
P ro
1
Area 1
Area 2
Area 3
Figure 5.169: Streetscape areas
Intent
Because construction of the project will occur over a period of many years, Master
Specifications are recommended to ensure consistency of design, materials, and
construction quality over the long range build-out of the project.
Standards
Sidewalks
Standard sidewalk paving shall be concrete. Sidewalk paving within mixed use, and
multi modal areas shall also include special treatments such as concrete with integral
color, special scoring patterns, special finishes, or pavers. Sidewalk patterns shall be
consistent throughout the street to provide continuity along the street.
Curb / Gutter
Standard curb/gutter shall be concrete per City Standards. In certain areas, curb and
gutters may include special features such as wider curb widths, integral color and
special finishes, or use of stone.
Sustainable L andscaping
Street landscaping shall consist of native, drought tolerant and regionally appropriate
planting. Street landscaping shall be strategically planted to help regulate climate,
control storm water, cleanse air and water, and provide habitat.
Figure 5.170: Concrete sidewalk with special
treatment
Figure 5.171: Benches along the street
Figure 5.172: Trash receptacles located near
seating
Figure 5.173: Sidewalk pavers
Trash / Recycling /Compost Receptacles
Trash and recycling receptacles shall be provided on mixed use and flex business
streets, within the transit plaza, at common residential entrances and at bus stops
near seating or bench areas.
Benches and Seating
Benches and seating shall be provided in the mixed use, multi-modal, residential
and flex business streets. Benches and seating should be oriented to create social
spaces.
Page 134
Guidelines
• Is the material made of recycled content? Without compromising other design
considerations, materials and street furnishings should make greater use of
recycled components.
Stormwater Management
Integrating best stormwater management practices (BMP’s) into building and site
development can reduce the impact of stormwater infrastructure and damaging
effects of urbanization on rivers and streams. Significant amounts of runoff can be
redirected to natural systems such as landscaped planters, swales, and rain gardens
to reduce peak water flows and clean stormwater runoff. BMP’s for managing
stormwater include bioswales, pervious paving, and rain gardens. The following
techniques should be considered in street and parking area design and integrated
into the streetscape:
• Bioswales - Permeable depressions, vegetation, drainage sumps, or rip rap
that slow, capture and absorb water before entering the storm sewer system.
Bioswales also clean stormwater by removing pollutants.
Lighting and Dark Skies
Outdoor lighting is important in urban environments. Appropriate lighting promotes
a feeling of comfort and security and encourages pedestrian activity. Illuminating
building facades highlights interesting architectural features and strengthens the
character of a district. When considering lighting, consider:
• Street lighting fixtures should relate to the streetscape vocabulary during both day
and night. Their scale, spacing and style of the fixtures contribute to the visual
tone of the street.
• Use of light poles for signage, banners and other wayfinding devices adds color
and detail and reduces visual clutter by ordering street graphics.
• Pervious paving - Allows water to infiltrate the pavement surface, reducing rapid
runoff into streams and storm sewer systems. Pervious paving surfaces include
interlocking pavers, porous asphalt, porous concrete and grid/grass pavers.
• At night, the light source (bulb) should become almost invisible. Full cut-off or
cut-off fixture optics focus the observer’s eye on the illuminated surface below the
fixture.
• Rain gardens - Depressions that contain drainage rocks and plants adapted to
wet conditions, that are designed to slow, capture and absorb rainwater.
• The principle of “dark skies” minimizes extraneous light and directs light to areas
and surfaces that should be illuminated. Light pollution and obtrusive light result
from both the optical characteristics and placement of the light fixture in an
outdoor site or roadway.
Sustainable Materials
Sustainable materials are manufactured with concern for toxicity, sustainability
of sources and the amount of energy required for production. Using sustainable
materials reduces energy use and conserves natural resources. When considering
sustainable materials, consider:
• Lighting design can also create visual interest by highlighting special features.
Up lighting of trees, floodlighting of architectural facades and highlighting other
streetscape features provide “sparkle” when complementing good overall street
lighting design.
• Is the material made from renewable resources or rapidly renewing materials?
Rapidly renewable materials include bamboo or recycled plastics.
• What is the amount of source of energy used to produce the material? Use
of renewable or alternative sources of energy conserves resources and often
reduces environmental degradation.
• Is the material manufactured regionally? Regional production reduces the amount
of energy to transport the material. Leadership in Energy & Environmental Design
(LEED) defines materials extracted, processed, and manufactured within 500
miles as “regional”.
Figure 5.175: 500 mile radius for regionally
produced materials
Page 135
Figure 5.174: Stormwater is directed to defined
planting spaces
These factors applied to an urban streetscape may include:
Landscaping & Urban Heat Islands
An urban heat island is a densely populated area that is significantly warmer than its
surroundings. Heat islands form in urban areas when vegetation is replaced by hard
surfaces that absorb heat, causing surface and ambient temperatures to rise. When
considering landscaping and urban heat islands, consider:
• Planting trees reduces the urban heat island effect by shading sunlight from hard
surfaces. Deciduous trees on the south and west sides of buildings reduces
energy use by blocking sunlight in the summer while allowing it to penetrate
the building in the winter. Trees shading streets and pavement is also critically
important. Any planted area, such as turf or shrubs helps cool the urban
environment.
• Reflective (light colored) paving and roofing materials also helps reduce urban
heat islands. Of typical paving materials, concrete is somewhat more reflective
than asphalt.
• Strong spatial definition of outdoor “rooms” and “hallways” generated through
strong building edges, appropriate walls, fences, plantings, etc. as well as
overhead tree canopies. Rooms developed in a hierarchy of sizes and intended
uses provide a wide variety of pedestrian experiences in streetscape settings.
• A sense of unity that emerges from consistent textures, colors and forms in trees
and other plantings, furniture, paving and other elements.
• Strong rhythms created by regular repetitions of features and dimensions, such as
streetlights, hard and landscaped surfaces and height of elements.
• Strategic use of dominant streetscape features (flowers, signage/banners, etc.) to
focus pedestrian or driver attention to information, safety considerations, etc. and
reinforce character.
These and other elements create an ordered, harmonious, unified and vibrant
streetscape setting. Everything must fulfill both functional and aesthetic needs.
• Green roofs on buildings absorb the solar radiation, while light colored roofs
increase reflectivity and reduce heat gain.
Cohesive Urban Design
Designing a streetscape is comparable to designing a building. A well-designed
building contains a unified composition of rooms, spaces with well-defined edges,
orderly rhythms of windows and structural elements, cohesive furniture, a hierarchy of
spaces, attractive and functional lighting, and interior furnishings appropriate to their
function. Similarly, a well-designed streetscape includes:
• A unified relationship between pedestrian and building spaces.
• Well defined edges between spaces for pedestrian and vehicle.
• A rhythmic and logical use of trees, furniture, paving, and planting.
• Attractive and functionally appropriate street lighting.
• A consistent and harmonious family of street furnishings.
• A hierarchy of spaces that helps define the use of the streetscape. Attractive and
durable materials, varied to reflect functional and aesthetic needs.
• Appropriate scale to how users will experience the environment.
Figure 5.175: Deciduous trees planted to shade
buildings and the streetscape surface below
Page 136
Figure 5.176: Consistent textures, colors, and
forms
The streetscape maintenance program should address the following:
Civic Identit y and Image
Streetscape contributes to the character and image of a community. Consistent
treatment of edges and gateways let users know they have arrived at a particular
neighborhood or district. Street signage provides identification opportunities,
directional and informational displays and adds to a sense of place. Light poles can
double as banner poles, reinforcing the community brand with color, logo or tag line
graphics. Use of durable and quality materials will promote attention to detail and
overall character and image.
Safet y & Securit y
A successful streetscape must offer safety and security to its users. Design for a safe
and comfortable streetscape will:
• Minimizes or manages pedestrian and vehicle conflicts. Effective techniques
include well-defined crosswalks, improved sightlines, higher lighting levels
at points of potential conflict, pedestrian “refuges” and corner bulb outs that
decrease the distance that pedestrians must negotiate in crossing a street.
• Increase observability. Street design and building configurations should provide
clear visibility for pedestrians and police. Streetscapes and landscapes should
avoid hiding places or blind corners.
• Encourage pedestrian and street activity. People with eyes and ears on the
street is one of the best available deterrents to crime. People feel most secure in
the company of other people.
• Communicates caring and stewardship of the street environment. Good
streetscape design should promote good maintenance and discourage vandalism.
When they occur, graffiti and other acts of vandalism should be repaired. Evidence
of neglect encourages more vandalism.
• Graffiti Prevention: Planting trees or other greenery near graffiti-prone areas
deters vandalism.
• Irrigation System: Weekly inspections should be conducted to adjust heads and
water performance. Systems should be started in the spring and shut down in the
fall.
• Landscape: Trees and shrubs should be pruned to remove dead or damaged
wood annually. Mulch depth should be maintained at 3”. All landscape beds
should be weeded regularly. Perennials should be cut back in March and divided
and fertilized as required.
• Lighting: All light outages should be repaired. Metal elements should be sealed
every 5 years. Gum removal should occur regularly.
• Street Furniture: All damaged stone, metal and concrete elements should be
replaced immediately. All graffiti should be removed. Using durable materials will
ensure the longevity of the project and will help reduce maintenance costs.
• Street Sweeping: Streets should be routinely cleaned to remove sand and
debris.
• Trash Pick-up: Trash should be picked up daily or weekly depending on the use
of the street. Trash should be removed from the street.
• Tree Trimming: Appropriate tree species should be planted along streets and
near power lines. Trees requiring trimming should be done by a certified arborist,
carefully pruning to not adversely deform the shape of the tree.
• Snow Removal: Streetscaping should be designed in a manner that allows for
reasonable snow removal from the street.
Coordinate Maintenance with Design
A quality streetscape must continue to look good over time. Long-term maintenance
is a critical design determinant and is a serious matter for both the City and the
local community. Community stewardship can help stretch city resources, and
neighborhoods as well as property owners should be involved in both the design and
maintenance processes.
A maintenance program should be part of project design. In addition, initial
maintenance should be part of the installation contracts.
Figure 8.177: Streets define the character of a place
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Streetscape Elements: Landscape
5.10 Streetscape Elements
Purpose and Intent
Streetscape elements contained in this section should be carefully considered in their
look and location to reinforce the importance of a pedestrian scale and provide public
safety and comfort. Streetscape elements of Clearfield Station should reflect the
urban industrial look.
5.10A Landscape
Purpose and Intent
The purpose of landscape guidelines is to incorporate thoughtful, ecologically based
landscape planning as a means of improving the quality of the environment within
Clearfield Station.
Figure 5.178: Thornless Honey Locust
Standards
Plant material and methods of landscape planting and maintenance operations shall
be in accordance with the most current and up to date edition of the following:
• American Standard for Nursery Stock as published by the American Association
of Nurserymen.
• Standard Practices for Tree Care Operations - Pruning, Trimming, Repairing,
Maintenance, Removing Trees and Cutting Brush-Safety Requirements, as
published by the International Society of Arboriculture.
Street Trees
Standards
Required Street Trees
Tree species shall be consistent within each given block face. See Figure 5.182 for a
list of required street tree species and their appropriate locations. Other species are
allowed but must be approved by the Clearfield City Zoning Administrator.
Figure 5.180: Yoshino Cherry
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Figure 5.179: Japanese Zelkova
Sizing
Deciduous shade trees shall be a
minimum of 2 in. caliper. Evergreen shall
be a min. of 8 ft. in height.
Guidelines
e
Str
te
Sta
Seasonal Interest
et
To create seasonal interest and
species variety, a mix of deciduous and
evergreen trees should be used where
appropriate.
Species Variet y
Tree plantings within Clearfield Station
should strive for variety to eliminate
aesthetic monotony and species mono
cultures.
American Elm
Ulmus americana
Autumn Purple Ash
Fraxinus americana ‘Autumn Purple’
Goldenrain Tree
Koelreuter paniculata
Japanese Zelkova
Zelkova serrata
Littleleaf Linden
Tilia cordata ‘Greenspire’
London Plane Tree
Plantanus acerfolia
1000 East
Pacific Sunset Maple
Acer truncatum platanoides
Thornless Honeylocust
Gleditsia triacanthos inermis
Yoshino Cherry
Prunus x yedoensis
0’
100’
200’
Figure 5.182: Street tree master plan
Figure 5.181: Pacific Sunset Maple
Page 139
Shrubs and Groundcover
Standards
Sizing
To provide a proportional and appealing aesthetic, all designated planting areas shall
be a combination of 2/3 woody plants at 5 gal. size and 1/3 perennials/groundcovers
at 1 gal. size.
Spacing
All designated planting areas shall have a full/filled in appearance.
Figure 5.183: Wasatch Penstemon
Figure 5.184: Red Twig Dogwood
Maintenance
Do not prune, shear, or shape individual shrubs. Plantings shall become established
and flourish in a natural growth habit, as a solid and uninterrupted plant mass.
Guidelines
Seasonal Interest
Ornamental planting areas should strive to provide year round, seasonal interest.
Sustainable Pl ant Material
To reduce the necessity for chemical fertilizers, pesticides and potable water, the
use of native and/or low water use plants is strongly encouraged. Where appropriate
(i.e. trail edges or large public spaces, medians, etc.), native grasses/meadow
seeding should be utilized to create a natural, low maintenance appearance. A list of
suggested native and low water use plant species can be found in Table 5.1, 5.2, 5.3
and 5.4.
Figure 5.185: Oakleaf Sumac
Figure 5.186: Black-Eyed Susan
Page 140
Figure 5.187: Adam’s Needle Yucca
Table 5.1: Suggested shrubs
Table 5.2: Suggested annuals and perennials
SHRUBS
ANNUALS & PERENNIALS
COMMON NAME
SCIENTIFIC NAME
COMMON NAME
SCIENTIFIC NAME
Apache Plume
Fallugia paradoxa
California Poppy
Eriogonum umbellatum ‘Porters’
Dwarf Smooth Sumac
Rhus glabra ‘Cismontana’
Wasatch Penstemon
Penstemon cyananthus
Oakleaf Sumac
Rhus tribobata
Penstemon
Penstemon cyananthus
Adam’s Needle Yucca
Yucca filamentosa
Fernleaf Yarrow
Achillea filipendula ‘Coronation Gold’
Blue Mist Spirea
Caryopteris x clandonensis
Common Yarrow
Achillea millefolium
Cranberry Cotoneaster
Cotoneaster apiculata
Sedum
Sedum spectabilis ‘Autumn Joy’
Miss Kim Lilac
Syringa patula ‘Miss Kim’
Coneflower
Echinaceae purpurea
Butterfly Bush
Buddleia davidii
Common Thrift
Armeria maritima ‘Splendens’
Red Twig Dogwood
Cornus alba ‘Sibirica’
Alpine Aster
Aster frikartii ‘Monch’
Dwarf Mugo Pine
Pinus mugo ‘Pumilio’
Blanket Flower
Gaillardia x grandiflora
Western Sand Cherry
Prunus besseyi
Black Eyed Susan
Rudbeckia fulgida ‘Goldstrum’
Common Snowberry
Symphoricarpos alba
Shasta Daisy
Chrysanthemum maximum
Potentilla
Potentilla fruiticosa
Russian Sage
Perovskia atriplicifolia
Dwarf Flowering Almond
Prunus glandulosa ‘Rosea Plena’
Salvia
Salvia superba ‘May Night’
Dwarf Balsam Fir
Abies balsamea ‘Nana’
Plantain Lily
Hosta spp.
Table 5.3: Suggested groundcovers
Table 5.4: Suggested grasses
GROUNDCOVERS
GRASSES
COMMON NAME
SCIENTIFIC NAME
COMMON NAME
SCIENTIFIC NAME
Dragon’s Blood Sedum
Sedum spurium
Foerster’s Feather Reed Grass
Buchloe dactyloides
Utah Green Sedum
Sedum acre
Prairie Sky Blue Switch Grass
Panicum virgatum ‘Prairie Sky’
Hens and Chicks
Sempervirens tectorum
Shenandoah Switch Grass
Panicum virgatum ‘Shenandoah’
Pachysandra
Pachysandra terminalis
Little Kitten Maiden Grass
Miscanthus sinensis ‘Little Kitten’
Periwinkle
Vinca major or minor
Calamagrostis x acutiflora ‘Karl Foerster’
Page 141
Streetscape Elements: Benches
5.10B Benches
Purpose and Intent
Benches in the streetscape provide outdoor seating, with or without backs and/or
arm rests. They may also include seat walls, ledges, steps, and terraces. Benches
should coordinate with other street furnishings.
Standards
• Benches shall provide comfortable, low maintenance seating. They shall be well
crafted, non-abrasive materials that withstand cracking, rotting, or sagging.
• Seating surfaces shall be 16 to 18 inches high (max. 24 in.) and shall have a
minimum depth of 16 inches for seats without backs, 14 inches for seats with
backs (max. 30 in.).
• Benches may vary in length from 4 to 8 feet, depending on design and intended
users. Seating walls, ledges, steps, or terraces shall be between 12 and 20 inches
high and at least 16 inches deep when possible. Two-sided seating walls shall be
at least 30 inches wide.
Figure 5.188: Bench that reflects the urban industrial character of Clearfield Station
• Anchor benches to hard surface materials such as concrete, granite cobbles or
unit pavers.
• Advertising on benches is prohibited.
Guidelines
• Potential locations include places intended for gathering, logical resting places
along sidewalks and pathways, in ornamental gardens or landscaped areas and at
places with views or interpretive information.
• When possible, locate benches near lighting and plantings. Lighting makes them
more useful at night and improves observability. Trees provide shade during the
day and some shelter from rain.
• Benches may be considered objects for public art as applied or integrated as
public art projects, subject to city review and approval.
• Small plaques or logos may be used to commemorate donors, individuals, groups
or organizations.
Page 142
Streetscape Elements: Waste & Recycle Receptacles
5.10C Waste & Recycle Receptacles
Purpose and Intent
A waste receptacle is a container for disposing of trash. A recycle receptacle is a
container for collecting material that can be reused or reprocessed for another use.
Receptacles reduce litter and provide for convenient disposal of waste products.
Standards
• Receptacles shall be built of durable material and anchored to the ground.
• Receptacles shall be fixed to a hard surface material such as concrete, granite
cobbles or unit pavers.
• Receptacles shall coordinate with other street furnishings.
• Receptacles shall have interior polyethylene liners to contain waste. Bins shall
allow users to drop material in it without requiring pulling, lifting or pushing.
• Bins shall have a decorative shell enclosure with high performance finish that
resists vandalism and graffiti.
• External materials shall be consistent with other streetscape elements such as
benches, streetlights, railings and surrounding buildings.
• Capacity of bins should be a minimum of 30 gallons.
Guidelines
• Bins should not clutter the sidewalk or block the pedestrian travel way.
• When possible, waste receptacles should be located near lighting and other street
furnishings.
• Receptacles should be provided where there is a demonstrated need: at transit
stops and in or near mixed use districts and other areas of pedestrian activity.
• Waste and recyclable containers may be located together or housed in one unit
with compartments for both waste and recyclables.
• Ongoing maintenance and emptying of containers may be the responsibility of the
organization that installed the unit.
Figure 5.189: Trash receptacle that reflects the urban industrial character of Clearfield Station
Page 143
Streetscape Elements: Tables, Chairs & Umbrellas
5.10D Tables, Chairs & Umbrellas
Purpose and Intent
Tables and chairs can be movable or fixed and include seating areas in the public
right-of-way or public plazas. In a streetscape, they accommodate activities such as
outdoor dining.
Guidelines
• Use tables and chairs in the public realm to create social space and add activity to
an area.
• Private areas with tables and chairs may be surrounded by a railing. Railings or
other boundaries are required when alcoholic beverages are served.
• Outdoor public seating areas with tables and chairs should not be surrounded by
a railing, but the space may be defined with paving treatments, landscaping, or
lighting.
Figure 5.190: Precedent - outdoor dining areas with tables, chairs and umbrellas
• The use of umbrellas is encouraged over tables, but shall not impede pedestrian
circulation.
Figure 5.191: Table and chairs that reflect the urban industrial character of Clearfield Station
Page 144
Streetscape Elements: Bicycle Racks
5.10E Bicycle Racks
• Bike racks may be considered as public art therefore, instillation of special
elements or application of artistic materials shall be subject to review by the
Clearfield City Zoning Administrator.
Purpose and Intent
Bicycle racks and lockers provide secure parking facilities for bicycles. They can be a
single fixture or several grouped in an area.
Standards
Recommended Product
Landscapeforms Product Line: Emerson Bike Rack Series. This bicycle rack shall be
the standard for all streetscape and public plaza areas.
• Permanently anchor bicycle racks to a paved surface. Use vandal-resistant bolts
or other attachments that prevent removal by common tools.
• All bicycle racks shall be in paved areas.
• Do not use racks that secure the wheel. All rack placements should provide
independent access to each bicycle. Single racks are both flexible and
unobtrusive.
• The exterior surface of the rack shall be nonabrasive, non-marring, and durable to
minimize refinishing or repair.
• Locate racks for convenience and security.
Bicycle racks not meeting the performance standard described in this section
shall be subject to approval by the Clearfield City Zoning Administrator for further
consideration. For bicycle parking standards and guidelines refer to Section 5.12B
Bicycle Parking.
Guidelines
• Visibility, lighting and adjacency to high traffic areas reduces vandalism and theft.
Lack of adequate facilities forces cyclists to lock bikes to signs, railings, parking
meters and trees.
• Shelter from weather conditions is desirable.
• Well-placed racks encourage bicycle transportation and do not block entrances or
pedestrian routes. Locate bicycle racks near major building or center entrances.
• Racks should be placed at logical locations, such as transit stops, at stopping
points along trails and at other major destinations and activity centers.
• Place racks to keep secured bicycles at least 3 ft. from the curb when the street
has on-street parking or 2 ft. when next to a travel lane. Racks should be at least
3 ft. from street trees or street furniture.
Figure 5.192: Bike rack that reflects the urban industrial character of Clearfield Station
Page 145
Streetscape Elements: Bollards
5.10F Bollards
Purpose and Intent
Bollards help separate vehicular and pedestrian areas. Other uses include providing
security for sensitive buildings and sites and calling attention to traffic calming
devices.
Standards
• Bollards should coordinate with other street furnishings.
• Bollards should be finished in a durable finish and be made with very durable
materials such as stone, steel, concrete or other durable metals.
• Placement of bollards shall be a min. of 2 ft. from the curb area. Spacing of
bollards should be 5 ft. max. from each other.
Bollards not meeting the performance standard described in this section shall be
subject to review by the Clearfield City Zoning Administrator for further consideration.
Guidelines
• Use bollards as part of a designed environment to avoid cluttering the
streetscape.
• Bollards should not create hazardous and unexpected obstacles to pedestrians,
cyclists, and other non motorized users.
• Locate as needed to segregate vehicle and non vehicle areas. Bollards can be
removable to allow flexibility when access is needed.
• Bollards should incorporate contrasting detail at base or waist level to aid people
with sight impairments.
• Permanent bollards should be easily repairable if damaged. When possible,
products should be made of recycled materials.
• Visible grouting around the base should be minimized.
• Coordinate bollard location and spacing with maintenance of emerging vehicle
access.
Figure 5.193: Bollard that reflect the industrial character of Clearfield Station
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Streetscape Elements: Transit Shelters
5.10G Transit Shelters
Purpose and Intent
Transit shelters are structures located at transit stops or in transit plazas to protect
passengers from weather.
Standards
• Advertising, except for UTA approved purposes, is prohibited.
Guidelines
• Shelter design should not conflict with the adjacent streetscape.
• Shelters should meet functional requirements with minimal structure and avoid
materials like Plexiglas that are easily vandalized and difficult to repair.
• Place shelters close to the curb for passenger convenience. Shelter placement
shall permit a 5 ft. wide pedestrian pathway in front of or around the structure.
• Evaluate the use of advertising as a design element on shelters. Lighted panels
provide shelter and sidewalk illumination that can increase comfort of use.
Shelter design should still permit good visibility despite the advertising panel’s
opaqueness.
• Businesses, neighborhood associations and other groups may sponsor an
Adopt-A-Shelter program to monitor and report problems, and assist with routine
maintenance and upgrades.
Figure 5.194: Precedent images: Shelter that uses high quality materials that are easy to repair if
vandalized
• Neighboring property owners and businesses should participate in designing and
locating bus stops or shelters. The design of the unit may include public art.
Figure 5.195: Precedent images: Shelter that provides space for advertising
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Streetscape Elements: Kiosks
5.10H Kiosks
Purpose and Intent
A small, usually open pavilion, booth, or other structure with exterior windows or
panels used to display information.
Standards
• Materials and design must be consistent with the urban industrial look in Clearfield
Station.
• Place information kiosks near but outside of the main pedestrian pathway. Provide
kiosks with their own lighting or near a light source.
• Kiosks shall be weatherproof and secure. Transparent surfaces and panel covers
should be non-breakable.
• Displays shall include a locking mechanism to prevent tampering of permanent
displays.
Figure 5.197: Precedent images: kiosk with urban
industrial character
• Maintenance plan must be prepared prior to installation.
• Install automatic teller machines (ATM) out of the public right-of-way and on private
property.
• Fliers, brochures and handout displays should be protected from weather
conditions, including wind and rain.
Kiosks not meeting the performance standard described in this section shall be
Guidelines
• Kiosks in the public realm convey information. Typical displays include business
district maps and directories, other wayfinding graphics, public announcements
and informational posters. Kiosks in the public realm provide opportunities for
excellent graphic design, and should take advantage of their prominent locations.
• Bank ATM’s allow users to perform banking activities. Pedestrian-accessible ATM
locations should be well-lighted and active.
• Electronic/digital kiosks are encouraged to maximize ability of users to access
information.
Figure 5.196: Precedent images: kiosk that is
weatherproof and secure.
Page 148
Figure 5.198: Precedent images: kiosk that offers
paid, secure bicycle parking
Streetscape Elements: Public Art
5.10I Public Art
Purpose and Intent
Public art includes sculpture, mural mosaics, wall art, and other two-and threedimensional installations designed for and placed in outdoor public environments.
Standards
• Placement shall not interfere with sight lines for pedestrians and motorists.
• Locations shall not compromise the intended use of specific public spaces.
• Identify maintenance needs, safety considerations, and replacement costs in the
design process and before installations.
• Public art proposals shall be reviewed by the City.
• Permanent public art shall use durable materials that will maintain their
appearance and integrity over time.
Guidelines
• Art may interpret the history, character, or people of an area.
• Art forms may include landscaping, fencing, brickwork, glasswork, gates, lighting,
painting (murals), sculpture, seating, lettering, signage, computer generated,
water, use of color, crafts and artifacts.
• Placement should be site-sensitive and encourage public view.
• Major new street projects and civic spaces should provide settings for public art.
• Art selections should recognize diverse types of art and individual preferences,
and create a varied environment. The city’s “outdoor gallery” should include
both representational and nonrepresentational forms, and should not avoid
conversation and debate.
• Functional features in the street environment, such as sound abatement and
retaining walls, can provide opportunities for public art.
Figure 5.199: Precedent images: Creative ways to incorporate public art into Clearfield Station
Page 149
Streetscape Elements: Railings & Fences
5.10J Railings & Fences
Purpose and Intent
Railings help pedestrians negotiate stairs and grades and protect them from potential
hazards. They also define special areas like dining areas and landscape beds. Fences
are used to define changes in use or user groups and must be consistent with the
design intent for Clearfield Station.
Standards
• Railings shall conform to building code and meet ADA requirements when used as
a pedestrian aid.
• All chain link fences are prohibited.
• Railing design shall be coordinated with other street furnishings.
• Railings shall be made of durable, rust resistant metals.
• Railings and their finishes shall provide long term durability, and shall be
maintained on a regular basis.
• Railings used for protective purposes must follow Occupational Safety Health
Administration (OSHA) requirements.
Railings not meeting the performance standard described in this section shall be
Guidelines
• Railing design should be consistent with local character and complement street
furnishings, buildings and other features.
• Avoid unnecessary use of railings.
• Fences are discouraged except for defining private areas.
• Railings may separate outdoor seating or dining areas from pedestrian paths.
• Fences should be carefully located and when adjacent to the public realm made
of materials consistent with the design intent for Clearfield Station.
Figure 5.200: Precedent images: Railings and fences
Page 150
Streetscape Elements: Pedestrian Lighting
5.10K Pedestrian Lighting
Purpose and Intent
Adequate illumination is a critical factor in creating safe, comfortable pedestrianfriendly environments. This involves not only the use of streetlights, but also lighting
tailored to sidewalks, pedestrian paths, alleys and building entrances. Illumination
levels must be of sufficient intensity to provide security and vision, but not to
overpower the nightscape. Indirect sources and horizontal cut-off fixtures are
required to reduce glare and down lighting and is preferred for sign illumination.
Standards
Lighting Location
Adequate lighting shall be provided in all areas used by pedestrians and vehicles
within Clearfield Station. In high pedestrian activity areas, lighting fixtures shall be
spaced close together to create continuous and uniform lighting levels.
• All street light poles shall not exceed 20 ft. in height.
Lighting Character
Lighting shall have an industrial look and feel. Street lighting shall be shielded from
casting light higher than in a line 15 degree below the horizontal plane, as measured
from the light sources. Lighting shall not be directly cast into adjacent residential
windows.
Lighting Color
Lighting color shall be as close to incandescent as possible, including minimum
wattage metal halide or color corrected sodium light sources. Non-color corrected
low-pressure sodium and mercury vapor and fluorescent lighting sources are
prohibited.
Guidelines
• Street light standard design and materials used should complement the
architectural character of the development.
• Where appropriate, standards shall accommodate banners, signage and hanging
flowers baskets.
Figure 5.201: Lighting fixtures that reflect the urban industrial character of Clearfield Station
Page 151
Public space, Parks & Plazas
5.11 Public Space, Parks & Plazas
Purpose and Intent
City parks and public space have long been recognized as major contributors to
the physical and aesthetic quality of urban neighborhoods. Parks and public space
can hold special meaning for urban residents. Parks and public space are our
backyards, our athletic facilities, our connections to nature, and our nature preserves
all rolled into one. They are places where diverse groups of people come together
and can share a sense of community. Parks help clean the air we breathe, reduce
carbon emissions, attract residents and businesses and provide a home for cultural
celebrations and events. It is for these very reasons that the development of great
public parks, public space and plazas within Clearfield Station be a priority. For this
section, public space will be broken into several categories. Those categories include:
• Trails, bikeways and linear parks
• Plazas (both transit and community focused)
Figure 5.202: Neighborhood park - Daybreak, UT
• Community parks
• Pocket parks
• Gateways and edges
Figure 5.203: Neighborhood park - Daybreak, UT
Page 152
Public space, Parks & Plazas: Trails, Bikeways & Linear Parks
5.11A Trails, Bikeways and Linear Parks
Road Crossing
Trails
Trails and paths shall meet the road at the same elevation, with sufficient landing
areas for users. Signage shall be provided to warn road and trail users of the
intersection. A visible crosswalk shall be delineated at the intersection.
Clearfield Station provides a network of on-street and off-street bikeways to
encourage the use of bicycles as a safe and convenient means of transportation both
for commuting and recreational purposes. Another trail is located at the south end of
the development to allow new residents, as well as neighborhoods to the south, the
opportunity to connect directly to the Clearfield Station transit plaza. On low-traffic,
neighborhood streets, bicycles will share the road with vehicles.
Purpose and Intent
Trails and paths have become immensely popular because they offer many benefits
and are commonly seen as enhancing the quality of life for the communities that they
serve. Aside from being a recreational amenity, trails and paths promote health and
fitness by providing people the opportunity for active recreation in a variety of ways.
Standards
Rail crossing
A future pedestrian overpass (crossing) may be desirable, in order to provide
connectivity from the Freeport Center on the west side of UTA’s right-of-way to the
TRAX Station. Figure 5.207 identifies a likely future location where a pedestrian
overpass may access the multimodal area (M). This location is well suited for a direct
interface with the parking structure or for an exterior elevator.
Guidelines
• Trails and paths should intersect at 90 degrees or as close to this as possible.
• Trails and paths width may need to be widened at intersection to reduce conflicts
between pedestrians and groups of cyclists.
• Curb ramps and detectable warnings may be necessary in certain situations.
Intersection lighting may be needed to add to the safety of the crossing.
Multi-use trails within Clearfield Station shall adhere to the following standards and
guidelines.
Width and Clearance
Trails and paths shall have a min. of 8 ft. width. When possible, a 2 ft. shoulder
should be provided on each side of the trail or path graded to a max. slope of 1:6.
Surface and Drainage
Trails and paths shall be comprised of asphalt or concrete. The cross slope should be
2% for drainage and accessibility.
Alignment and Profile
The vertical grades on a trial or path shall be a max. of 5% when possible. Trails and
paths shall be designed with adequate stopping and sight distances to allow cyclists
to see and react to unexpected situations.
Page 153
Linear Parks
Traditional urban parks are public spaces designed for passive recreation; users sit
to read, eat, and watch other people. These parks are destinations or places to go. In
contrast, linear parks combine elements of transportation with active recreation. The
linear park located in Clearfield Station will serve many of the same functions. Active
recreation such as biking, walking, jogging and informal sports play will take place
within the park. Certain areas within the park will provide opportunities for on-site
drainage mitigation as well as a future commuter rail corridor. The park will have a
natural, organic design that creates a distinct transition from the industrial/commercial
character of the Flex Business Area to the Residential Areas.
Standards
Guidelines
Vegetation
Plantings within the linear park can provide wildlife habitat, filter and improve water
quality, reduce erosion, reduce flood danger, create environmental ambience and
function to buffer and direct views. Construction should seek to preserve as much
existing vegetation as possible. It should be supplemented with new plantings where
appropriate to serve a design or functional role. New plantings should be of native or
adapted species.
A linear park that is approximately 4 acres in size is required as demonstrated in the
master plan.
Site Furnishings
• To provide respite for trail users, benches shall be provided along the trail to help
frame the trail and provide opportunities for social interaction.
• To help keep the linear park clean, 1 trash receptacle shall be placed every 1/4
mile.
Lighting
Lighting of the multi-use trail running through the linear park is required. Lighting of
intersections, nodes and trail heads are first priority. Selected luminaries shall cast
light in a pattern parallel with the long axis of the trail and provide cut-off shields so
light does not spill over into adjacent properties.
Storm Water
Stormwater treatment practices shall be vegetated and designed as a landscape
amenity. When site topography requires hard structures as part of the stormwater
treatment design, a textured surface and use of plant materials should be used to
soften the opening of the structure and provide additional on site vegetation.
Page 154
et
e
Str
te
Sta
Figure 5.204: Urban multiuse trail
Figure 5.205: Linear park
Path Options 1 & 2
Trail
Pedestrian Paths
1000 East
Pedestrian Gateway
Future Pedestrian Overpass
0’
100’
200’
Figure 5.207: Trails, paths and linear parks exhibit
Figure 5.206: Urban trail
Page 155
Public space, Parks & Plazas: Plazas
5.11B Plazas
Passenger Flow
• Minimize crowding, movement obstructions and conflicts, patron disorientation,
level changes, and physical barriers.
Transit Plaza
Transit plazas are often one of the most character defining elements of a transit
station. Transit plazas serve as a gateway to and from a place and play a critical
role in defining the experience of how pedestrians connect to transit. Organization
of various design elements will directly influence the success of a transit plaza.
Therefore, transit plazas should be versatile, relate to adjacent land uses, and
provide transit functionality. The following design standards and guidelines should
be referenced when designing within the Multi Modal area of Clearfield Station. The
design standards in this section have been taken from the Utah Transit Authority
Commuter Rail Design Criteria. For a complete scope of design criteria, this
document should be referenced in order to comply with Utah Transit Authority (UTA)
design standards for commuter rail system stations.
Standards
• Maximize safety, reliability, efficiencies of fare collection/ticket vending, and the
ability to accommodate emergencies.
Lighting
• Vehicular access lighting shall provide a natural lead-in to the bus area and kissand-ride areas. The illumination on all ingress and egress roads shall be graduated
up or down to the illumination level of the adjacent street.
• Pedestrian access lighting shall define pedestrian walkways, crosswalks, ramps,
stairs, and bridges. Special attention shall be given to lighting at entrance gates
and pathways to the station, park-and-ride areas and platforms.
Guidelines
First Impressions
Functionalit y
Provide a safe, efficient and convenient station configuration for intermodal transfer
with accommodations for buses, vans, taxis, kiss-and-ride areas, park-and-ride
areas, bicyclists, pedestrians and alternative modes of transportation.
For transit users, the plaza space around the transit station provides a first impression
of the community and is important for orientation and wayfinding. A successful transit
plaza will be a seamless, integrated part of the community, make for a better transit
experience and increase the likelihood of repeated uses.
Pedestrian Access
Pedestrian Focus
• Design pedestrian access from bus, kiss-and-ride and park-and-ride areas to be
as clear and simple as possible.
• Create visually pleasing environments through the use of color, texture and
lighting.
• Wide sidewalks buffered from traffic.
• Shelters where provided for bus, kiss-and-ride and rail patrons shall have
sufficient transparency to provide adequate visual surveillance of the station area
to discourage vandalism and enhance pedestrian safety.
• Bike storage shall be provided at each station.
Station Context
The station site design shall contribute to the character and quality of their context.
Safe, convenient and comfortable pedestrian travel between the transit plaza and
surrounding areas should be a first priority. This includes:
• Direct walking and biking routes to the transit plaza.
• Clearly marked pedestrian street crossings.
• Plentiful bicycle racks, located close to the station entry, in highly visible areas.
• All elements within the pedestrian realm (i.e. plazas, sidewalks, building facades,
lighting, paving, etc.) should be scaled to relate to human usage.
• The installation of public art that evokes the historical, cultural, or scenic qualities
related to the city of Clearfield.
Page 156
Qualit y Materials and Versatilit y
The ground level treatment (i.e. sidewalks, streets, landscaped areas, etc.) should
be given a high degree of design attention and utilize the most durable materials.
Sun and weather protection should be provided through the use of trees and transit
shelters/canopies. Durable, attractive and well-placed street furniture should be
provided without creating obstacles to pedestrian movement.
Gathering spaces
Transit plazas should be designed to be active multi-use spaces that can help serve
community needs.
Safet y
Personal safety and security are essential for all transit users. Safe transit plazas are
typically defined by:
Figure 5.209: Precedent: Springfield Transit
Center, Springfield, Oregon - Inviting bus drop-off/
pick-up area
• Well lit environments that help orient riders and offer safe passage.
• Clear signage and paths without barriers to and from the transit plaza.
• Active and visible places where users can see and be seen.
• Regular maintenance of facilities to promote a high quality aesthetic and a
welcoming station area environment.
Ease of Drop-off
Transit plazas should have easy access to areas where users can be dropped off
and/or picked up. Bus staging areas should be located in close proximity to the
transit plaza and/or station entry but in a way that:
1. Allows pedestrian friendly site development to occur closest to the station entry.
2. Minimizes the visual impact of the typically large amount of paving required.
Sustainabilit y
To achieve sustainable goals, it will be important to not only incorporate energy and
resource efficiency, water reduction and pollution prevention, it will also be important
to make project sustainability measures visible and part of the system’s overall
aesthetic and user experience. Sustainable design as part of the transit plaza should
be made part of the project’s “look and feel”.
Figure 5.208: Precedent: Dublin Transit plaza
Page 157
Figure 5.210: Precedent: High quality materials
used within the transit plaza
Community Plazas
Accessibilit y
A plaza is a public space designed for public use and defined by surrounding
buildings and/or streets. Its primary function is to encourage diverse opportunities
for social interaction and activities, to provide relief and relaxation, to expand
and reinforce the public realm, and to contribute to the livability of a place. Like
a successful building, a plaza requires a program of use and a strong concept.
Therefore careful thought should be given to a plaza’s principal function and to its
relationship with the public realm (i.e. streets, pedestrian connections, other public
space, etc.). While some plazas act primarily as pedestrian nodes, others function
best as important viewpoints or enhance the setting for a building. There are several
opportunities to incorporate public plazas within Clearfield Station. The following
guidelines in this section outline important design considerations which can result
in safe and useful outdoor spaces that will add economic and amenity value to
Clearfield Station.
A plaza should provide easy and direct access particularly for the elderly, disabled
and young children. Selection of surface materials should result in easy access for
the elderly and the disabled.
Noise
High levels of traffic, industrial and other ambient noises detract from the enjoyment
of a plaza. Noise can be mitigated by detracting attention from the noise source
through the introduction of such elements as water features.
Weather Protection
Plazas should be designed with overhead weather protection (i.e. trellises, shelters)
and should be provided at waiting points and along major pedestrian routes.
Seating
Guidelines
Adequate seating is important to users. There are many factors to consider when
planning seating:
Visibilit y and Views
Good street-to-plaza visibility showcases the plazas internal attractions and lets users
know that it is a public space. Good visibility can be achieved by:
• Maximize opportunities for seating through the use of walls, steps, planters, pool
edges, lawn and benches.
• Arranging walls and plantings as to not screen or block off the plaza from the
street.
• Provide a variety of seating locations; seating toward a view, at a building
entrance, next to attractions, in the sun, in the shade, etc.
• When possible, locate the plaza at street level.
• Provide a variety of seating types; in groups/couples/alone, fixed and moveable;
disabled accessible.
Link age
• Provide comfortable seating that has a back and an arm rest.
A plaza should be linked to other surrounding public space, as well as interior spaces
to create a dynamic pedestrian network.
Safet y
The design of a plaza should provide for safety. Design principles such as defensible
space, clear sightlines, good lighting, and alternate exit routes, should all be
considered when designing a plaza. Good lighting is important to enhance safety
of a plaza, particularly if the plaza functions as a short cut or a through route for
pedestrians.
Activit y Generators
Successful plazas are generally characterized by several activity generators.
Examples of activity generators could include food, retail outlets, and entertainment
venues that will attract users and encourage socializing, relaxation and festivities.
Providing the infrastructure for events (electrical outlets, water supply and lighting) will
facilitate these activities.
Page 158
Amenities
A plaza that is furnished with a variety of amenities will encourage public use and
create a sense of liveliness and excitement. Art work should provide a focal point
for the plaza or become an integral component of the overall design of the plaza.
Bike racks, informational kiosks, drinking fountains, open air cafes, children’s play
equipment (where appropriate) and waste receptacles are all examples of essential
plaza amenities.
Natural Elements
Plant material should provide a variety of colors and textures that reflect seasonal
changes. Plant material used should be of the highest quality, have sufficient
quantities and be an appropriate scale to make an impact. Vegetation should never
create substantial enclosures from the street.
Figure 5.211: A community plaza provides a variety of amenities
Detailing and Materials
Plazas that are built of high quality durable materials, have thoughtful detailing that is
consistent with the design character of the neighborhood, and acknowledge practical
considerations such as drainage, disabled access, and easy maintenance have a
good chance of being successful. Careful detailing should include considerations of
materials, their durability, and their appearance.
Good Maintenance
Good plaza management should be provided, with emphasis on maintenance,
operation and activity programming. This affects not only how the plaza looks but
also how well it attracts users.
Figure 5.212: Provide adequate seating within a
community plaza
Page 159
Public space, Parks & Plazas: Community Parks
5.11C Community Parks
Community parks are places for daily recreation, socialization and community
building. Amenities could include play areas, park benches, shelters and bar-b-que
areas as well as multi-purpose lawn area for informal soccer practice or frisbee
throwing. Strategically located within the heart of the TOD development, Clearfield
Station’s community park will be integrated into the linear park and become a hub
of community. Refer to Figure 3.12 which illustrates the locations of civic and open
spaces. The following guidelines outline common strategies and recommendations
that can be implemented to create a success community park. Useable open space
will also be provided in Community Space Area. Refer to section 4.1D for specific
public space requirements.
simultaneously. The park design should allow users to circulate freely between
different sections of the park. On a typical day, one side of the park could be used
for a farmers market, in another area people can congregate around some benches
and a small fountain under a shade tree, and elsewhere kids are running and playing.
Parks and open spaces are also ideal locations for storm water flood control facilities,
such as detention basins. If such facilities are constructed within parks and civic
areas, they will be constructed in such a way as to allow the space to be useable for
gathering and recreational purposes.
Standards
The design of a community park should be integrated with surrounding uses
and should be accessible and appealing for users with a wide range of ages,
backgrounds, interests and abilities. Strategies for creating pedestrian friendly access
include:
A community park that is approximately 1/2 acres in size is required as demonstrated
in the master plan. Two community parks greater than 1/2 acre each are provided as
shown in the master plan.
Guidelines
Access
• Corner bulb outs that create pedestrian street crossing that are narrow with short
crossings distances.
• Well marked crosswalks through the use of special paving or lighted crossing.
Activities and uses
When a park provides a place for people to participate in a variety of activities, the
chance of becoming a successful space is increased simply because it attracts many
different users. Activators such as children’s play gardens/play areas, food vendors,
passive public space for recreation, or quite places for relaxation and reading are all
elements that create a broad appeal for many different park users.
Amenities
A community park should be a place that draws people in and invites them to linger.
Park amenities should be incorporated to create a comfortable place for people to
use. Prominent design features such as water features or a splash pad become a
nice amenity for people on a hot summer day. Simple but lush plantings provide an
intimate setting, visual appeal, and a cool place to sit and enjoy the space. Lighting
can be used to highlight specific activities, entrances or pathways. Above all, seating
is critical. Seating should be:
Maintenance and Programming
When a park is well maintained and hosts a range of programs that attract residents
and visitors, it fosters greater community and civic involvement. Incorporating places
for live music, performances, movies in the park, and community gatherings is
critical for creating a thriving public space. Clean and well maintained spaces impact
people’s perceptions of safety and their willingness to use a space. Designing a
space for safety is based on what is generally considered to be good design: it meets
the needs of its users, it is diverse and interesting, it connects people with place and
it provides people with a positive image and experience.
• Physically comfortable (i.e. benches with backrests, well contoured chairs, etc.)
• Socially comfortable. Chair moveability expands choices about where to sit: in the
sun, out of it, make room for groups, move away from them, etc.
Flexible design
The most successful park is one that can accommodate a variety of activities
Figure 5.213: Laird Park, Salt Lake City, UT
Page 160
Figure 5.214: Wasatch Hollow Park, Salt Lake
City, UT
Public space, Parks & Plazas: Pocket Parks
5.11D Pocket Parks
Uses/Functions
Pocket parks are public space at a very small scale. Pocket parks can be tucked
into and scattered throughout Clearfield Station where they can serve the immediate
local population. Pocket parks tend to act as scaled-down community parks, but
still often meet a variety of needs. Functions can include small event space, play
areas for children, spaces for relaxing or meeting friends, taking lunch breaks, etc.
The establishment of pocket parks throughout Clearfield Station has the potential
to further promote walkability because communities with pocket parks that meet
their needs within walking distances are less likely to drive far away for the same
resource. In addition, pocket parks can relieve pressure on larger community parks.
Larger community parks could see fewer demand for play areas and other needs that
pocket parks can meet, allowing community parks more flexibility to devote larger
park areas to habitat and ecological functions.
Uses could include:
• Small events, especially neighborhood events
• Rest, relaxation
• Lunch breaks
• Play, both individual and group
• Gathering spaces
Standards
design Elements
Not all of these elements can necessarily be accommodated within any one park,
however a min. of 2 elements from this list must be provided within each pocket park.
• Plantings and trees
• Water element
• Play area
• Seating area
Size
Pocket parks shall be a min. of 200 sq. ft.
Guidelines
The following are essential elements that make up a pocket park.
Local Communit y
Pocket parks rely on local population for their use and often for their upkeep.
Figure 5.215: Pocket park between residents
Page 161
Public space, Parks & Plazas: Gateways & Edges
5.11E Gateways & Edges
Gateways create identifiable access points at key street intersections and create
a first and lasting impression with users as they enter or leave Clearfield Station.
Gateways are small in area but provide identification and introduction to the character
of the area through materials and design elements. Gateways may be integrated into
plazas or stand alone as landscape features. Treatment of the project boundaries or
edges is a key element in defining the area. State Street and the rail line corridor are
critical edges to the project area and should be highlighted by enhanced landscape
treatments.
Figure 5.219: District gateway marker
Figure 5.216: Community gateway marker
Figure 5.217: Plaza entry marker
Figure 5.220: Pedestrian gateway
Figure 5.218: Vehicular gateway
Figure 5.221: Park entry marker
Page 162
Public space, Parks & Plazas: Gateways & Edges
ee
Str
te
Sta
t
Figure 5.222: Plantings and walls as residential
gateway
1000 East
Primary Gateway
Secondary Gateway
0’
100’
200’
Figure 5.224: Gateway locations
Figure 5.223: Gateway marker
Page 163
Parking, Loading & Service: Off-street parking
5.12 Parking, Loading & Service
Ma ximum Off-Street Parking
Table 5.5: Maximum Off-street Parking
5.12A Off-Street Parking
Intent
Off-street parking in shared structures or lots should be provided for all land uses
in convenient locations that are visually concealed from view of the street by active
users.
Standards
Maximum
Residential
1.5 space / unit
Office
3 space / 1000 sq. ft.
Neighborhood Retail
2 spaces / 1000 sq. ft.
Flex Business
1.85 spaces / 1000 sq. ft.
Community Uses
on-street
* Additional parking up to 1.5 spaces/1,000 sq. ft. is permitted if approved by the Clearfield City Zoning
Administrator.
Numbers/Ratio
The off-street approach to parking for the Clearfield Transit Oriented Development
(TOD) site shall be project specific; based on land uses, quantity of each type of use,
interactive nature provided by the mix of uses, walkability of the site, transit service
provided at the site, and the time of day demand for the various uses. Because this
is a unique development with a mass transit component and high density residential
uses, the likelihood of shared parking exists. Therefore, an analysis shall be made,
derived from research of other similar mixed use developments, and supplemented
with data provided in the Institute of Transportation Engineers (ITE), Parking
Generation, 2010.
The base parking demand rates identified in Table 5.5 will be used to establish a base
line condition for the comparison of parking reductions within the site. The walkability,
internal capture and transit use should be reduced from the parking counts to arrive
at a net reduction of parking spaces on-site.
Final reductions on the parking demand should include looking at the various uses
on-site by time of day. A comparison of the “time of day” demand created by each
use independently, and collectively (additive) as a group should pinpoint the peak
parking demand on the project by any hour of the day. The peak parking demand of
the day should be the focus of the analysis and ensure that the project parking is at
or below that level. It is recommended that since this volume is a peak demand, that
some small factor of safety is included to ensure that some parking reserve capacity
is provided.
Use
Page 164
Parking, Loading & Service: bicycle parking
5.12B Bicycle Parking
Commercial Use
Table 5.7: Bicycle Parking - Commercial Use
Standards
Commercial Use
Residential Use
Flex Business (FB)
Bicycle Parking shall be located in a secured and convenient location that is near the
garage entrance or building entrance and does not conflict with automobiles.
Table 5.6: Bicycle Parking - Residential Use
Residential Use
Residential (RT1 & RT2)
Minimum number of bicycle parking spaces required
5% of required parking spaces.
Office (O)
As required by the Utah Transit Authority (UTA)
Figure 5.225: Bike parking in Salt Lake City, UT
Image source: http://www.waymarking.com/gallery/image.aspx?f=1&guid=cfaf9547-5372-4a9b-9a2c-23447313c1d1
Multimodal
Mixed use services (MUS)
Minimum number of bicycle parking spaces required
Page 165
Parking, Loading & Service: loading, mechanical equipment & meters
5.12C Loading, Mechanical Equipment & Meters
Intent
The service component of buildings should be shielded from view of primary public
areas when possible.
Standards
Off-Street Loading Areas
Off-street loading spaces are not required for residential and retail buildings; if offstreet loading spaces are supplied, they shall be a minimum length of 35 ft., minimum
width of 12 ft., and minimum height of 14 ft. and they shall not exceed 42 spaces
for the entire project. Where off-street loading spaces are not supplied, on-street
curb management practices must be utilized, meaning there shall be no disruption
to transit operations or auto traffic at peak travel times or on critical routes. The
Clearfield City Zoning Administrator may establish a lower loading ratio than that
listed above based on a development-specific loading study.
Curb cuts
The maximum width of a curb cut shall be 24 ft.
Screening
Loading areas, trash storage and mechanical equipment and meters shall be
screened and hidden from view of the public realm.
Figure 5.226: Screen mechanical equipment
Guidelines
Shared Entrances
Shared loading and parking entrances are encouraged.
Page 166
Section Six
Implementation
INDEX
6.1 Project Phasing
171
Phase 1
172
Phase 2
173
Phase 3
174
Phase 4
175
Phase 5
176
Phase 6
177
Phase 7
178
Phase 8
179
Phase 9
180
Project Phasing
Implementation
6.1 Project Phasing
Purpose and Intent
Section 6 outlines phases 1-9 of the
Clearfield Station development. The
following pages provide detailed
information about the elements that
will be developed within each phase. It
should be noted that the overall phasing
plan (Figure 6.1) created for Clearfield
Station is based on anticipated market
demand and that the sequencing of
development is subject to change in
order to meet future market demands.
Substantial changes to the plan will
require approval from the Clearfield
City Planning Commission and/or City
Council.
PHASE 3
St
PHASE 2A
e
at
St
et
re
PHASE 1A
PHASE 1C
tru
ron
AF
UT
PHASE 5
PHASE 5
er
nn
PHASE 7
COMMUNITY
PARK
PHASE 1B
ute
mm
Co
rR
PHASE 8
ail
PHASE 4
PHASE 6
400’
Figure 6.1: Clearfield Station Phasing Plan
PHASE 1D
1000 East
200’
PHASE 6
PHASE 2B
e
Lin
PHASE 2B
PHASE 6
PHASE 9
0’
PHASE 1B
Page 171
Phase 1
Implementation
Phase 1
Clearfield Station Phase 1 is broken into
four sub phases; A, B, C and D.
A description of each phase follows.
Phase 1A
• Side streets, a secondary truck
access and new parking that will
serve the flex business.
e
tre
eS
at
St
• Flex business space spread across
approx. 7.83 acres.
t
PHASE 1A
PHASE 1C
ron
AF
UT
• New development entry and access
road that will provide a temporary tie
into the existing road.
Temporary tie into
the existing road
nn
tru
• Landscape buffers located along
State Street and on the north end of
the site.
er
PHASE 1B
mm
Co
ute
Phase 1B
rR
• Residential units spread across
approx. 9.55 acres.
ail
PHASE 1B
Lin
e
• Surface parking lots.
• New residential streets that will add
on-street parking spaces.
• Community open space in the form
of a linear park, pocket parks and a
residential club house with gardens.
• Flex Business 2.63 acres.
0’
200’
1000 East
Phase 1C
PHASE 1D
400’
Phase 1D
• New Charter School 5.28 acres.
Figure 6.2: Clearfield Station - Phase 1
Page 172
Phase 2
Implementation
Phase 2
Phase 2 will continue adding
development to the flex business and
residential areas. The following will be
added:
Phase 2A
approx. 10.22 acres.
St
PHASE 2A
e
at
St
et
re
• Extension of the Phase 1 entry road
with another temporary tie into the
existing road.
PHASE 1A
PHASE 1C
AF
UT
ron
• Side street and new parking that will
serve the new flex business space.
nn
tru
• Landscape buffer located along north
end of the site.
er
Co
mm
Phase 2B
PHASE 1B
Temporary tie into
the existing road
rR
ute
approx. 3.95 acres.
PHASE 1B
ail
e
Lin
• Surface parking lots.
PHASE 2B
PHASE 2B
• New residential streets that will add
on-street parking spaces.
200’
1000 East
0’
400’
PHASE 1D
Page 173
Phase 3
Implementation
Phase 3
Phase 3 will complete the build out of
the flex business area. The following will
be added:
PHASE 3
approx. 8.57 acres.
• Side street and new parking that will
serve the new flex business space.
eS
at
St
PHASE 2A
et
tre
• An access point that will tie into
a future rail corridor access road
proposed and known as Depot Road.
See Figure 6.4.1.
PHASE 1A
PHASE 1C
AF
UT
nn
tru
ron
• Landscape buffer located along the
north end of the site.
PHASE 1B
er
Temporary tie into
the existing road
rR
ute
mm
Co
SR-193
ail
PHASE 1B
Lin
e
PHASE 2B
E
AT
ST
RE
PHASE 2B
ST
ET
T
PO
DE
AD
RO
Figure 6.4.1: Depot Road Connection
200’
1000 East
0’
400’
PHASE 1D
Page 174
Phase 4
Implementation
Phase 4
Phase 4 will consist of another phase
of residential units. The following will be
added:
PHASE 3
Residential Improvements
approx. 4.93 acres. Units will be self
parked under the building units.
eS
at
St
PHASE 2A
et
tre
• New residential streets with on-street
parking.
PHASE 1A
PHASE 1C
AF
UT
• An extension of the linear park along
the main access street.
tru
ron
of a neighborhood park as well
as common open space for each
residential building.
er
nn
PHASE 1B
rR
ute
mm
Co
ail
PHASE 4
PHASE 1B
Lin
PHASE 2B
e
PHASE 2B
200’
1000 East
0’
400’
PHASE 1D
Page 175
Phase 5
Implementation
Phase 5
Phase 5 will begin construction of the
new Mixed-Use Services Area as well as
improvements to the Multimodal Area.
The following will be added:
PHASE 3
Mixed-Use Development
• Mixed-use building space on approx.
1.59 acres.
eS
at
St
PHASE 2A
et
tre
• The first half of the neighborhood
“Main Street” will include angled
parking and streetscape amenities.
PHASE 1A
PHASE 1C
AF
UT
PHASE 5
tru
ron
• Another extension of the linear park
along the main access street.
PHASE 5
nn
Multimodal Improvements
PHASE 1B
er
• Approx. 3.88 acres.
Co
mm
• New parking structure.
rR
ute
• A re-configured bus drop-off/pick-up
area.
PHASE 4
ail
PHASE 1B
Lin
• A new kiss-n-ride drop off area.
PHASE 2B
e
• A new transit plaza located just west
of the kiss-n-ride area.
PHASE 2B
• A new community plaza.
• New landscaping throughout the
Multimodal Area.
200’
1000 East
0’
400’
PHASE 1D
Page 176
Phase 6
Implementation
Phase 6
Phase 6 will complete the build out of
the residential development from Phase
4, as well as an additional parking
structure. The following will be added:
PHASE 3
approx. 2.92 acres.
eS
at
St
PHASE 2A
et
tre
• New residential streets with on-street
parking.
PHASE 1A
• Common open space for each
residential building.
PHASE 1C
AF
UT
PHASE 5
• New parking structure.
tru
ron
• A portion of the multi-use rail corridor
trail.
PHASE 1B
er
nn
PHASE 5
rR
ute
mm
Co
ail
PHASE 4
PHASE 6
400’
PHASE 1D
1000 East
200’
PHASE 2B
e
Lin
PHASE 2B
PHASE 6
PHASE 6
0’
PHASE 1B
Page 177
Phase 7
Implementation
Phase 7
Phase 7 will add onto the Mixed-Use
Services Area and complete the build
out of the neighborhood “Main Street”.
PHASE 3
2.62 acres.
eS
at
St
PHASE 2A
• Small retail building.
et
tre
PHASE 1A
• The completion of the neighborhood
“Main Street” will include angled
parking and streetscape amenities.
PHASE 1C
tru
ron
AF
UT
• Another remaining piece of the linear
park will be constructed and tie into
the community plaza.
PHASE 5
PHASE 7
er
nn
of pocket parks/plazas.
PHASE 5
PHASE 1B
rR
ute
mm
Co
ail
PHASE 4
PHASE 6
400’
PHASE 1D
1000 East
200’
PHASE 2B
e
Lin
PHASE 2B
PHASE 6
PHASE 6
0’
PHASE 1B
Page 178
Phase 8
Implementation
Phase 8
Phase 8 will complete the build out
of the Mixed-Use Services Area. The
following will be added:
PHASE 3
1.29 acre.
• Small retail building.
eS
at
St
PHASE 2A
of a pocket plaza.
et
tre
PHASE 1A
PHASE 1C
tru
ron
AF
UT
PHASE 5
er
nn
PHASE 7
PHASE 5
PHASE 1B
ute
mm
Co
rR
PHASE 8
ail
PHASE 4
PHASE 6
400’
PHASE 1D
1000 East
200’
PHASE 2B
e
Lin
PHASE 2B
PHASE 6
PHASE 6
0’
PHASE 1B
Page 179
Phase 9
Implementation
Phase 9
Phase 9 will complete the build out of the
entire Clearfield Station development.
PHASE 3
• Office spread across approx. .88
acres.
• Completion of the multi-use rail
corridor trail.
eS
at
St
PHASE 2A
et
tre
PHASE 1A
• Common open space for the office
building.
PHASE 1C
tru
ron
AF
UT
PHASE 5
PHASE 5
er
nn
PHASE 7
COMMUNITY
PARK
PHASE 1B
ute
mm
Co
rR
PHASE 8
ail
PHASE 4
PHASE 6
400’
PHASE 1D
1000 East
200’
PHASE 6
PHASE 2B
e
Lin
PHASE 2B
PHASE 6
PHASE 9
0’
PHASE 1B
Page 180
Section 7
Appendix
INDEX
Definitions185
Definitions
Appendix
Definitions
Driveway
A vehicular lane within a Lot, often leading to a garage.
Belt Course
A projecting horizontal course of masonry of the same or dissimilar material used to
throw off water from the wall; usually coincides with the edge of an interior floor.
Block
The aggregate of private Lots, Passages, Rear Alleys and Rear Lanes, circumscribed
by Thoroughfares.
Facade
The elevations of a building usually set parallel to a frontage line. Facades define the
public space and are subject to requirements additional to those of elevations such
as architectural standards, assigned frontage types and height restrictions.
Fenestration
The design and placement of windows and other exterior openings in a building.
Block Face
Gateway
The aggregate of all the building Facades on one side of a Block.
Setback distances which bring structures adjacent to streets and sidewalks in order
to encourage pedestrian activity and safety.
A point of entry at which a motorist, pedestrian or equestrian gains a sense of having
entered Clearfield Station or a particular part of Clearfield Station. This impression
can be imparted through such things as signs, monuments, landscaping, a change in
development character, or natural features.
Civic
Gathering Places
The term defining not-for-profit organizations dedicated to arts, culture, education,
recreation, government, transit, and municipal parking.
Any open area within Clearfield Station which provides a gathering place for people
and is bordered by or connected to a street, trail, transit line, guideway, path, or
parking areas. They can be large or very small. It includes playgrounds, swimming
pools, golf courses, or athletic fields available for recreational, educational, cultural,
aesthetic use, or natural areas including but not limited to conservation areas,
wilderness areas, watershed areas, wildlife refuges, and wetlands which are under
the control, operation, or management of a government agency or private entity.
Gathering Places can have also have hardscape elements and include Plazas.
Build to Line
Civic Building
A building operated by not-for-profit organizations dedicated to arts, to arts, culture,
education, recreation, government, transit, and municipal parking, or for use
approved by the city council.
Civic Space
General Offices
An outdoor area dedicated for public use. Civic Space types are defined by the
combination of certain physical constants including the relationship among their
intended use, their size, their landscaping and their enfronting buildings.
Office uses that do not have a significant degree of walk-in-business and whose dayto-day clientèle is not the general public.
Community Meeting Facility
Design recommendations for both private, public design, branding design,
construction activities and related issues within Clearfield Station.
Guideline
A meeting facility or function room available for community meetings. The facility is
easily accessible to the public and has access to public rest rooms, a service kitchen
to support catered events and convenience food service.
Page 185
Definitions
A Gathering Place, as defined above, that is a widened area of a Street, Laneway,
Mew or a Trail with primarily hardscape surfaces and street furniture.
Laneway
A vehicular access way located on a private parcel, but having a public easement
over it. Located between parallel street frontages or between street frontages and
rear parking areas. Laneways are landscaped and may also include front doors to
residential or retail uses. It is generally more narrow than a Street.
Podium
A low wall serving as a foundation. In architecture a building can rest on a large
podium.
Low-Density Housing
Residential Use
Residential development that is at least one acre and contains a density of less than
15 dwelling units per acre.
Mid-Block Breaks
These Laneways or Pedestrian Mews break up blocks to provide better access to
Buildings and Parking facilities for vehicles and pedestrians. They are also important
in creating the urban form of a street grid in residential and mixed use neighborhoods.
Mixed-Use Development
Development contained on a single project that includes different, complementary
uses (both residential and non residential) and provide a variety of activities and
services throughout the day. Mixed-use development may be horizontal (adjoining
uses in a separate building within a single project) or vertical (different uses within the
same building).
Park and Ride Facility
A parking structure, or a portion of a structure, owned, controlled, or licensed by a
transit agency and intended for use by persons riding transit or carpooling.
Building with dwelling units or other places where an individual or family is actually
living in units at a given point in time and not a place of temporary sojourn or transient
visit.
Retail
Commercial establishments whose primary business is the sale of goods to the
general public. For the purpose of this section, retail requires that a significant portion
of sales normally and customarily occur on the premises. The definition of retail is
broadly assumed to include banks, restaurants and other dining establishments open
to the public, dry cleaning pickup stations, and similar activities.
Ser vice-Oriented Offices
Office uses with a substantial degree of walk-in business or whose day-to-day
clientele is the general public. Examples include medical, dental, and veterinary
offices; accountants and tax preparers; community service agencies; and
government agencies which deal directly with the public.
Setback
The area of a Lot measured from the Lot line to a building Facade or Elevation that is
maintained clear of permanent structures.
Pedestrian Mew
A pedestrian pathway that provides a Mid-Block connection - either between parallel
street frontages or between street frontages and rear parking areas. Pedestrian
Mews are landscaped and may also include front doors to residential or retail uses.
They are intended for public pedestrian use and provided through public easements
over private land.
Shared Parking
Parking that is utilized by two or more different uses that generate different peak
period parking demand.
Shared Parking Factor
Plaza
An accounting for parking spaces that are available to more than one Function.
Page 186
Definitions
Townhome
A group of at least four single family residence typically of two or three stories
attached to one another by common sidewalls.
Site Furnishings
Furnishings such as benches, chairs, tables, kiosks, shelters, lighting, bollards,
playground equipment, trash receptacles and planters for outdoor use.
Trail
A passage or walkway where people, bicycles, or horses regularly move in an
unimpeded manner. Trails connect to Streets, Gathering Places and other major
elements in the Clearfield Station Area.
Stepback
The distance that upper levels of a building may be set back from the primary
Building Face.
Transit-Oriented Development
Stoop
A Private Frontage wherein the Facade is aligned close to the Frontage Line with the
first Story elevated from the Sidewalk for privacy, with an exterior stair and landing
at the entrance. A habitable level within a building, excluding an Attic or raised
basement.
Street
A public thoroughfare which affords principal means of access to abutting property.
The term Street shall include avenue, drive, circle, road, parkway, boulevard, highway,
thoroughfare, or any other similar term.
A development pattern created around a transit station that is characterized by higher
density, mixed uses, a safe, attractive pedestrian environment, reduced parking, and
direct convenient access to the transit facility.
Transit Station
A facility where transit passengers board and exit transit vehicles. It is an area where
passengers purchase tickets, acquire information about the transit service, and wait
to board their vehicles. Transit stations can include facilities for rail, bus, and streetcar
services of all types.
Strip Commercial Development
Development in excess of 50,000 sf. consisting entirely or almost entirely of retail as
defined herein and offices, arranged in detached one or two story structures with
surface parking between the street and the front entrance of the business.
String Course
A horizontal band of masonry extending across the facade to mark a division in a
wall, often encircling decorative features such as pillars or engaged columns; may be
flush or projecting, molded or richly carved.
Street Wall
A continuous facade of buildings generally built along the property line facing a Street
or Gathering Place or other Community Space.
Page 187
Page 188
Page 189
Page 190

Clearfield Station

Transcription

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