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034 of 2024 - Text Amendment on Window Requirements for New Construction in Local Historic DistrictsSALT LAKE CITY ORDINANCE No. 34 of 2024 (An ordinance amending Section 21A.34.020 of the Salt Lake City Code and amending the adopted design standards for residential and multifamily structures pertaining to the regulation of windows in the H Historic Preservation Overlay District.) An ordinance amending Section 21A.34.020 of the Salt Lake City Code and the adopted design standards for residential and multifamily structures pertaining to the regulation of windows in the H Historic Preservation Overlay District pursuant to Petition No. PLNPCM2023- WHEREAS, on November 2, 2023, the Salt Lake City Historic Landmark Commission ("Landmark Commission") held a public hearing to consider a petition submitted by Mayor Erin Mendenhall (Petition No. PLNPCM2023-00444) to amend Section 21 A.34.020 of the Salt Lake City Code and the adopted design standards for residential and multifamily structures pertaining to the regulation of windows in the H Historic Preservation Overlay District; and WHEREAS, at its November 2, 2023 meeting, the Landmark Commission voted in favor of transmitting a positive recommendation to the Salt Lake City Planning Commission ("Planning Commission") and the Salt Lake City Council ("City Council") on said petition; and WHEREAS, on January 10, 2024 the Planning Commission held a public hearing on said petition; and WHEREAS, at its January 10, 2024 meeting, the Planning Commission voted in favor of transmitting a positive recommendation to the City Council on said petition; and WHEREAS, after a public hearing on this matter the city council has determined that adopting this ordinance is in the city's best interests. NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: SECTION 1. Amending the text of Salt Lake City Code Subsection 21A.34.020.H. That Subsection 21A.34.020.11 of the Salt Lake City Code (Zoning: Overlay Districts: H Historic Preservation Overlay District: Standards for Certificate of Appropriateness Involving New Construction or Alteration of a Noncontributing Structure) shall be, and hereby is amended to read as follows: H. Standards for Certificate of Appropriateness Involving New Construction or Alteration of a Noncontributing Structure: In considering an application for a certificate of appropriateness involving new construction, or alterations of noncontributing structures, the historic landmark commission, or planning director when the application involves the alteration of a noncontributing structure shall, using the adopted design guidelines as a key basis for evaluation, determine whether the project substantially complies with each of the following standards that pertain to the application to ensure that the proposed project fits into the established context in ways that respect and contribute to the evolution of Salt Lake City's architectural and cultural traditions: 1. Settlement Patterns and Neighborhood Character: a. Block and Street Patterns: The design of the project preserves and reflects the historic block, street, and alley patterns that give the district its unique character. Changes to the block and street pattern may be considered when advocated by an adopted city plan. b. Lot and Site Patterns: The design of the project preserves the pattern of lot and building site sizes that create the urban character of the historic context and the block face. Changes to the lot and site pattern may be considered when advocated by an adopted city plan. c. The Public Realm: The project relates to adjacent streets and engages with sidewalks in a manner that reflects the character of the historic context and the block face. Projects should maintain the depth of yard and height of principal elevation of those existing on the block face in order to support consistency in the definition of public and semi-public spaces. d. Building Placement: Buildings are placed such that the project maintains and reflects the historic pattern of setbacks and building depth established within the historic context and the block face. Buildings should maintain the setback demonstrated by existing buildings of that type constructed in the district or site's period of significance. e. Building Orientation: The building is designed such that principal entrances and pathways are oriented such that they address the street in the pattern established in the historic context and the block face. 2. Site Access, Parking, and Services: 2 a. Site Access: The design of the project allows for site access that is similar, in form and function, with patterns common in the historic context and the block face. (1) Pedestrian: Safe pedestrian access is provided through architecturally highlighted entrances and walkways, consistent with patterns common in the historic context and the block face. (2) Vehicular: Vehicular access is located in the least obtrusive manner possible. Where possible, garage doors and parking should be located to the rear or to the side of the building. b. Site and Building Services and Utilities: Utilities and site/building services (such as HVAC systems, venting fans, and dumpsters) are located such that they are to the rear of the building or on the roof and screened from public spaces and public properties. 3. Landscape and Lighting: a. Grading of Land: The site's landscape, such as grading and retaining walls, addresses the public way in a manner that reflects the character of the historic context and the block face. b. Landscape Structures: Landscape structures, such as arbors, walls, fences, address the public way in a manner that reflects the character of the historic context and the block face. c. Lighting: Where appropriate lighting is used to enhance significant elements of the design and reflects the character of the historic context and the block face. 4. Building Form and Scale: a. Character of the Street Block: The design of the building reflects the historic character of the street facade in terms of scale, composition, and modeling. (1) Height: The height of the project reflects the character of the historic context and the block face. Projects taller than those existing on the block face step back their upper floors to present a base that is in scale with the historic context and the block face. (2) Width: The width of the project reflects the character of the historic context and the block face. Projects wider than those existing on the block face modulate the facade to express a series of volumes in scale with the historic context and the block face. (3) Massing: The shape, form, and proportion of buildings, reflects the character of the historic context and the block face. (4) Roof Forms: The building incorporates roof shapes that reflect forms found in the historic context and the block face. 5. Building Character: a. Facade Articulation and Proportion: The design of the project reflects patterns of articulation and proportion established in the historic context and the block face. As appropriate, facade articulations reflect those typical of other buildings on the block face. These articulations are of similar dimension to those found elsewhere in the context, but have a depth of not less than 12 inches. (1) Rhythm of Openings: The facades are designed to reflect the rhythm of openings (doors, windows, recessed balconies, etc.) established in the historic context and the block face. (2) Proportion and Scale of Openings: The facades are designed using openings (doors, windows, recessed balconies, etc.) of similar proportion and scale to that established in the historic context and the block face. (3) Ratio of Wall to Openings: Facades are designed to reflect the ratio of wall to openings (doors, windows, recessed balconies, etc.) established in the historic context and the block face. (4) Balconies, Porches, and External Stairs: The project, as appropriate, incorporates entrances, balconies, porches, stairways, and other projections that reflect patterns established in the historic context and the block face. 6. Building Materials, Elements and Detailing: a. Materials: Building facades, other than windows and doors, incorporate no less than 80% o durable material such as, but not limited to, wood, brick, masonry, textured or patterned concrete and/or cut stone. These materials reflect those found elsewhere in the district and/or setting in terms of scale and character. b. Materials on Street -Facing Facades: The following materials are not considered to be appropriate and are prohibited for use on facades which face a public street: vinyl siding and aluminum siding. c. Architectural Elements and Details: The design of the building features architectural elements and details that reflect those characteristic of the district and/or setting. 7. Windows: Windows and other openings are incorporated in a manner that reflects patterns, materials, and detailing established in the district and/or setting. a. New Construction Window installation depth: Window reveals shall be a minimum of three inches. b. New Construction Prohibited window material: Vinyl windows are not considered to be historically appropriate nor durable, and are prohibited except when incorporated as part of a development utilizing the affordable housing incentives under Section 21A.52.050. 8. Signage Location: Locations for signage are provided such that they are an integral part of the site and architectural design and are complementary to the principal structure. rd SECTION 2. Amending the text of Salt Lake City Code Subsection 21A.52.050.H. That Subsection 21A.52.050.H of the Salt Lake City Code (Zoning: Zoning Incentives: Affordable Housing Incentives: Development Regulations) shall be, and hereby is amended to add a new subpart 4, which shall read as follows: 4. For properties subject to the H Historic Preservation Overlay District, vinyl windows may be installed on new construction so long as the vinyl windows are not readily visible from a public or private street. SECTION 3. Amending the text of "A Preservation Handbook for Historic Residential Properties & Districts in Salt Lake Citv". That the adopted design standards for residential structures in the H Historic Preservation Overlay District set forth in the manual titled "A Preservation Handbook for Historic Residential Properties & Districts in Salt Lake City" shall be, and hereby is amended to revise Chapter 12 in the section pertaining to "Windows" that begins on page 12:13 thereof to read as follows: Windows Window openings often provide a considerable degree of modeling to the building facades, with a distinctive recess (window reveal) of the plane of the window from the plane of the wall. This characteristic enhances the visual strength of a facade, conveying a sense of the depth and solidity of the wall, and distinct areas of shadow which change with the time of day and the season. This recess also helps to shelter the window and the window frame. Windows also provide a medium for fine detail and craftsmanship, using decorative pattern, lead and often stained glass. 12.20 Windows with vertical emphasis are encouraged. • A general rule is that the height of a vertically proportioned window should be twice the dimension of the width in most residential contexts. • Certain styles and contexts, e.g. the bungalow form, will often be characterized by horizontally proportioned windows. • See also the discussions of the character of the relevant historic district (PART III) and architectural styles (Ch.4, PART I). 12.21 Window reveals should be a characteristic of most facades. • This helps to emphasize the character of the facade modeling and materials. • It should enhance the degree to which the building integrates with its historic setting. • It also helps to avoid the impression of superficiality which can be inherent in some more recent construction, e.g. with applied details like window surrounds. • Typical historic window reveals are 34" in depth. 12.22 Windows and doors should be materials that appear similar in scale, proportion and character to those used traditionally in the neighborhood. • Double -hung windows with traditional reveal depth and trim will be characteristic of most districts. • Window profiles should project from the plane of the glass creating a distinct hierarchy of detail for the window opening and the composition of the facade. • Durable window frame construction and materials should be used. • Window frame finish should be of durable architectural quality, chosen to complement the building design. • Wood, clad wood, and fiberglass are generally appropriate window materials. • Vinyl windows are prohibited unless utilized as an affordable housing incentive pursuant to 21A.52. • See also the rehabilitation section on windows (PART II, Ch.3) as well as the discussions of specific historic districts (PART III) and relevant architectural styles (PART I, Ch.4). SECTION 4. Amending the text of "Design Guidelines for Historic Apartment & Multifamily Buildings in Salt Lake City". That the adopted design standards for apartment and multifamily structures in the H Historic Preservation Overlay District set forth in the manual titled "Design Guidelines for Historic Apartment & Multifamily Buildings in Salt Lake City" shall be, and hereby is amended to revise Chapter 12 in the section pertaining to "Windows" that begins on page 12:57 thereof to read as follows: WINDOWS on Of the many architectural characteristics of the design of a building facade, the design of the windows is perhaps the most important. Window openings provide a considerable degree of modeling and detail to the facades, with the window reveals creating a distinctive recess of the plane of the reflective window from the plane and texture of the wall. Window reveals enhance the sense of visual strength of the facade, conveying an impression of the depth, solidity and permanence of the wall. The difference in plane between window and wall surface also creates distinctive light, shadow and reflection which will change with the time of day, and also with the season. This recess also helps to shelter the window and the window frame, and helps to moderate solar gain. Window openings and design are the focus of finer frame detailing and craftsmanship, in the past using classical frame profiles, decorative subdivided or leaded lights and often stained glass. The form, the subdivision and the profiles of the window framing, their finishes and colors, play a major role in creating the modeling, detailing, quality and richness, and consequently the perceived scale of the building. Design Objective The design of a new multifamily building should include window design subdivision, profiles, materials, finishes and details which ensure that the windows play their characteristic positive role in defining the proportion and character of the building and its contribution to the historic context. 12.71 Windows should be designed to be in scale with those characteristic of the building and the historic setting. • Excessive window scale in a new building, whether vertical or horizontal, will adversely affect the sense of human scale and affinity with buildings in the district. • Subdivide a larger window area to form a group or pattern of windows creating more appropriate proportions, dimensions and scale. 12.72 Windows with vertical proportion and emphasis are encouraged. • A vertical proportion is likely to have greater design affinity with the historic context. • It helps to create a stronger vertical emphasis which can be valuable integrating the design of a larger scale building within its context. • See also the discussion of the character of the relevant historic district and architectural styles (PART I). 7 12.73 Window reveals should be a characteristic of most facades. • These help to express the character of the facade modeling and materials. • Window reveals will enhance the degree to which the building integrates with its historic setting. • A reveal should be recessed into the primary plane of the wall, and not achieved by applying window trim to the facade. • This helps to avoid the impression of superficiality which can be inherent in some more recent construction, e.g. with applied details like window trim and surrounds. • A hierarchy of window reveals can effectively complement the composition of the fenestration and facades. • Typical historic window reveals are 34" in depth. 12.74 Windows and doors should be materials that appear similar in scale, proportion and character to those used traditionally in the neighborhood. • Window profiles should project from the plane of the glass creating a distinct hierarchy of detail for the window opening and the composition of the facade. • Durable window frame construction and materials should be used. • Window frame finish should be of durable architectural quality, chosen to complement the building design. • Wood, clad wood, and fiberglass are generally appropriate window materials. • Vinyl windows are prohibited unless utilized as an affordable housing incentive pursuant to 21A.52. • Aluminum storefront windows may be appropriate at the ground floor where there is a commercial use or amenity space associated with a multi -family building, and will be considered on a case by case basis. • Dark or reflective glass should be avoided. • See also the rehabilitation section on windows (PART Il, Ch.3) as well as the discussions of specific historic districts (PART 111) and relevant architectural styles (PART 1). SECTION 5. Effective Date. This Ordinance shall become effective on the date of its first publication. Passed by the City Council of Salt Lake City, Utah, this 7th day of May , 2024. Victoria Petro (Jul9, 202414:29 MDT) CHAIRPERSON ATTEST AND COUNTERSIGN: ndy ishnnan (Jul 9,202419:52 MDT) CITY RECORDER Transmitted to Mayor on Mayor's Action: �' ishman (Ju19, 202419:52 MDT) CITY RECORDER (SEAL) Jul 9, 2024 ZApproved. ❑ Vetoed. Bill No. 34 of 2024. Published: June 10, 2024 Ordinance amending window regulations in historic ��- Erin Mendenha (Ju 19,202418:29 MDT) MAYOR N APPROVED AS TO FORM Salt Lake City Attorney's Office Jun 20, 2024 e4-� Katherine D. Pastier, Senior City Attorney *REVISED* Adopted May 7, 2024 - Ordinance 34 of 2024 Text Amendment on Window Regulations in Historic Districts (final)-6.19 Final Audit Report 2024-07-10 Created: 2024-06-20 By: DeeDee Robinson (deedee.robinson@slcgov.com) Status: Signed Transaction ID: CBJCHBCAABAAiuN_YustTdnCh-InkNGZYVkLEEgt9pka "*REVISED* Adopted May 7, 2024 - Ordinance 34 of 2024 Text Amendment on Window Regulations in Historic Districts (final)-6 .19" History Document created by DeeDee Robinson (deedee.robinson@slcgov.com) 2024-06-20 - 9:04:08 PM GMT Document emailed to katherine.pasker@slcgov.com for signature 2024-06-20 - 9:09:02 PM GMT Email viewed by katherine.pasker@slcgov.com 2024-06-20 - 9:09:22 PM GMT ;. Signer katherine.pasker@slcgov.com entered name at signing as Katherine Pasker 2024-06-20 - 9:09:55 PM GMT Document e-signed by Katherine Pasker (katherine.pasker@slcgov.com) Signature Date: 2024-06-20 - 9:09:57 PM GMT - Time Source: server Document emailed to victoria.petro@slcgov.com for signature 2024-06-20 - 9:10:00 PM GMT `i Email viewed by victoria.petro@slcgov.com 2024-06-21 - 5:53:12 AM GMT Email viewed by victoria.petro@slcgov.com 2024-06-25 - 6:01:15 PM GMT Dowered by Adobe I( Y' Acrobat Sign '''yt Email viewed by victoria.petro@slcgov.com 2024-07-01 - 3:11:17 PM GMT Email viewed by victoria.petro@slcgov.com 2024-07-03 - 11:27:00 PM GMT Signer victoria.petro@slcgov.com entered name at signing as Victoria Petro 2024-07-09 - 8:29:14 PM GMT Document e-signed by Victoria Petro (victoria.petro@slcgov.com) Signature Date: 2024-07-09 - 8:29:16 PM GMT - Time Source: server 7'. 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