016 of 2015 - Design Guidelines for Historic Apartment & MultiFamily Buildings - H Historic Preservation Overlay 0 15-1
P 15-9
SALT LAKE CITY ORDINANCE
No. 16 of 2015
(An ordinance adopting design guidelines for historic apartment
and multifamily buildings within the H Historic Preservation Overlay District)
An ordinance adopting design guidelines for historic apartment and multifamily buildings
within the H Historic Preservation Overlay District pursuant to Petition No.PLNPCM2012-
00870.
WHEREAS,the Salt Lake City Historic Landmark Commission held a public hearing on
April 3,2014 on a petition initiated by Mayor Ralph Becker(Petition No.PLNPCM2012-00870)
to adopt new residential design guidelines applicable to historic apartment and multifamily
buildings within the H Historic Preservation Overlay District;and
WHEREAS,at its April 3.2014 meeting,the historic landmark commission voted in
favor of forwarding a positive recommendation to the Salt Lake City Planning Commission on
said petition;and
WHEREAS,the Salt Lake City Planning Commission held public hearings on May 28,
2014 and June 11,2014 on said petition;and
WHEREAS,at its June 11,2014 meeting,the planning commission voted in favor of
forwarding 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 I. Adopting Design Guidelines for Historic Apartment and Multifamily
Buildings. That the document titled"Design Guidelines for Historic Apartments&Multifamily
Buildings in Salt Lake City",which document is attached hereto as Exhibit"A",is hereby
adopted to provide guidelines to assist design choices in land use development activities for
apartment and multifamily buildings within the H-Historic Preservation Overlay District in
accordance with the regulations provided in section 21A.34.020 of the Salt Lake City Code.
SECTION 2. 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 Apr i l
2015. PKa c rye
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CHAIRPE S ijfll1
A'lC D QtOTERSI
CITY RECORDER
Transmitted to Mayor on ,A0rj l 9 ZDt .
c..7.r....
'
Mayor's Action: ✓ Approved. Vetoed. ``' '. ff,+
ry RATES '��
(\/ - MAYOR hat My,
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/ l V
Y RECORDER APPROVED AS TO FORM
(SEAL) Salt Lake City Attomey's Office
Date:
Bill No. 16 of 2015. By:
Published: Apri 1 22, 201.5. P ul C.Niels n for ity Attorney
HB_ATTY-#40435-v3-Ordinance_adopting_design.guidelines_apanments_multifamily.DOCX
Exhibit "A"
Design Guidelines for Historic Apartment and Multifamily Buildings
in the H Historic Preservation Overlay District
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Design Guidelines
for
Historic Apartment
Multifamily Buildings
in
Salt Lake City
Contents
CREDITS
Planning Department Staff
Wilford Sommerkom, Director of Planning
Cheri Coffey, Assistant Director of Planning
Joel Paterson, Planning Manager
Michaela Oktay, Planning Manager
Carl Leith, Senior Planner
Janice Lew, Senior Planner
Richard Decker, Planning Intern
Alan Trejo, Graphic Designer
Salt Lake City Historic Landmark Commissioners
Earle Bevins TR (DGs Sub-Committee)
Tom Brennan
Arta Funk
Sheleigh Harding, Chair
Polly Hart, Vice-Chair
Stephen James (DGs Sub-Committee)
Robert McClintic (DGs Sub-Committee)
David Richardson
Charles Shepherd (DGs Sub-Committee)
Heather Thuet
Former Salt Lake City Historic Landmark Commissioners
Anne Oliver,Historic Preservation Consultant, Previous Chair
Warren Lloyd,Lloyd Architects, Previous Chair
Dave Richards, Dave Richards Architects
OTHER RESOURCES
PART I Historic Context,Architectural Types&Styles
Much of the material in this section,including photographs and diagrammatic sketches,draws from the research and
analysis carried out by Thomas Carter and Peter Goss,published in 1988 as Utah's Historic Architecture,1847-1940,and is
used here with their kind permission.Other background,including quotes on pages 4:3&4:4,is taken from the research
and multiple property documentation carried out by Roger Roper,Utah State Historical Society,1987-9.The summary
section on Principal A Types&Styles(pp 4.6&4.7)is reused here from the Design Guidelines for Residential Historic
Districts in Salt Lake Cty prepared by Winter&Company with Clarion Associates,adopted in 1999.The latter also forms
part of the Preservation Handbook for Historic Residential Properties&Districts in Salt Lake City,adopted in 2012.
PART II Chapter 12 New Construction
The photographs on the following pages are provided by Stephen James and used with his kind permission:12:6 left,12:14
middle,12:15 lower,12:16 lowest,12:20 lowest,12:21 left,12:26 both,12:28 lower,12:31 lower,12:33 middle,12:34 lowest,
12:36 middle,12:37 left,12:41 lower,12:42 middle,12:46 lowest,12:47 lower right,12:49 lowest,12.51 lower both,12:55
lower,12:57 lower,12:59 lower.
PART III Apartment&Multifamily Development in Historic Districts
The material in Chapters 13 to 18 covering apartment and multifamily development in the historic districts is drawn from
reconnaissance level surveys and national register district nominations between 1995 and 2013,and is specifically referenced
in each chapter.
All other photographs were taken by Carl Leith,Senior Planner-Historic Preservation,Salt Lake City Corporation,and
include Salt Lake City,Berkeley CA,Charleston SC,Edinburgh,Minneapolis MN,New York,Portland OR,Salem OR
April 7,2015 Salt Lake City
Contents
PART I - PRESERVATION IN SALT LAKE CITY*
Section 1 Why Preserve Historic Buildings &Neighborhoods?
Section 2 The Preservation Program in Salt Lake City
Section 3 The Design Guidelines
Section 4 Historic Context,Architectural Types&Styles
Historic Overview 4.1
Principal Apartment Types 4•4
Principal Apartment Styles 4.5
Building Types 4.6
PART II - DESIGN GUIDELINES: REHABILITATION/GENERAL/NEW CONSTRUCTION
Chapter 1 Site Features&Streetscapes 1•1-2
Chapter 2 Building Materials&Finishes 2.1-4
Chapter 3 Windows 3:1-2
Chapter 4 Doors&Entries 4•1-2
Chapter 5 Porches&Balconies 5•1-2
Chapter 6 Building Form,Facade Design,Architectural Elements&Details 6.1-2
Chapter 7 Roof Forms&Parapets 7.1-2
Chapter 8 Additions 8•1-2
Chapter 9 Accessory Structures(Garages,Carports,Ancillary Structures) 9.1
Chapter 10 Seismic Retrofitting 10:1-2
Chapter 11 General Issues 11:1-2
Chapter 12 New Construction 12.1-64
•
PART III - HISTORIC DISTRICTS -APARTMENT &MULTIFAMILY BUILDINGS
Chapter 13 The Avenues 13:1-6
Chapter 14 Capitol Hill 14:1-6
Chapter 15 Central City 15:1-4
Chapter 16 South Temple 16:1-8
Chapter 17 University 17:1-2
Chapter 18 Westmoreland Place 18:1-2
PART IV - DESIGN PRINCIPLES &GUIDELINES FOR SUSTAINABLE DEVELOPMENT
APPENDICES - Design Standards, Information &Resources, Glossary*
x Residential Design Gi•idelines not included in this Draft --See LIRL Links Overleaf
Design Guidelines for Historic Apartment&Multifamily Buildings
•
Contents
A PRESERVATION HANDBOOK FOR HISTORIC RESIDENTIAL PROPERTIES IN
SALT LAKE CITY - TABLE OF CONTENTS
http://www.slcdocs.com/historicpreservation/GuideRes/Table.pdf
PART I - PRESERVATION IN SALT LAKE CITY*
Section 1 Why Preserve Historic Buildings&Neighborhoods?
http://www.slcdocs.com/historicpreservation/GuideRes/Sectionl.pdf
Section 2 The Preservation Program in Salt Lake City
http://www.slcdocs.com/historicpreservation/GuideRes/Section2.pdf
Section 3 The Design Guidelines
http://www.slcdocs.com/historicpreservation/GuideRes/Section3.pdf
APPENDICES
Appendix A Salt Lake City Historic Design Standards&Secretary of the Interior's Standards
http://www,slcdocs.com/historicpreservation/GuideRes/AppA.pdf
Appendix B Information&Resources - Arranged by Subject,Key Websites,Preservation Briefs
http://www.slcdocs.com/historicpreservation/GuideRes/AppB.pdf
Appendix C Glossary of Terms - Procedural&Technical Definitions,Architectural Terms
http://www.slcdocs.comMistoricpreservation/GuideRes/AppC.pdf
Salt Lake City
II
I I
PRESERVATION IN SALT LAKE
CITY
Section 4
Historic Context,
Architectural Types
& Styles
Salt Lake City
4 Historic Context, Architectural Types and Styles
Historic Overview of Apartment HISTORIC OVERVIEW 3
and Other Multifamily Buildings PRINCIPAL APARTMENT TYPES 6
With the period of economic expansion from the PRINCIPAL APARTMENT STYLES 7
1890s to c.1930 the population of Salt Lake City BUILDING TYPES 8
grew from 44,843 to 140,267, while in the first 10 DOUBLE HOUSE: A 8
years of the twentieth century alone, it increased DOUBLE HOUSE: B 9
by approximately 120%. Mining, sugar and salt DOUBLE HOUSE: C 10
industries, and a major expansion of railroad FOUR UNIT BLOCK 11
services with two new depots in the city, spurred ROW HOUSE 12
industrial growth. Civic improvements included APARTMENT BLOCK: A 13
electric streetcar lines, electricity, gas, water, sewer, APARTMENT BLOCK: B 14
and telephone services,while sidewalks were paved APARTMENT BLOCK: C 15
and many streets'boulevarded'with grass medians. "L"&"T"APARTMENT BLOCKS 16
Urban growth and transformation brought with "C"APARTMENT BLOCK 17
it increased congestion, rising land values and "U"COURT 18
a significant demand for housing. Multi-story HOTEL COURT 19
apartment buildings became simultaneously "H"APARTMENT BLOCK 20
attractive to investors and residents. The popularity of this form of residence continued
"Apartments were clearly an urban house form, through to the 1930s and beyond. Apartment
and their emergence in Salt Lake City is evidence buildings were primarily constructed in two phases
of the truly urban character the city took on between 1902 and 1931, with over 180 built in the
during the early twentieth century." (Utah State more central areas of Salt Lake City. This is more
Historical Society,Jan 1989) than eight times the number built in Ogden, Utah's
An article in the Salt Lake Tribune in 1902 stated: next largest city.
"It is generally recognized by farseeing investors Apartments did not house the inner city poor.
that the period of cottages in Salt Lake has reached Occupants included members of the middle classes
its highest point and the period of flat buildings,
who were either at a transient period of their lives,
marking another stage in the evolution from or as a residential choice for longer-term residents,
town to city, has just begun. Most of the available and including unmarried young adults, widows,
sites for houses within convenient distance of childless couples, retired workers and people
the business center are already occupied, and starting new careers.
the constant demand of renters for apartments "Apartments are remarkably consistent with one
close in has resulted in stimulating the erection of another in terms of their building plans, height,
terraces or flats.There is scarcely a doubt that the roof type, materials, and stylistic features. These
popularity of this form of residence will continue and other characteristics mark them as a new and
to increase; and the wisdom of building for the distinct type of early twentieth century residential
future has become apparent to more than one building." (Utah State Historical Society, Jan
investor." (July 27, 1902, p.32) 1987)
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4:3
PART I Preservation in Salt Lake City
From 1902 to 1918 the "walk-up" apartment plan Urban Apartment Characteristics
was characteristic, while following the war, the The city's urban apartments are a distinct building
"double loaded corridor" type of apartment type and shared many characteristics. They
building layout provided the universal model (see
had multiple stories, usually three or more, and
discussion below). multiple self-contained units, which were accessed
Apartment building construction halted in 1931 from an interior corridor or landing. The number
with the fall of the economy and the onset of the of units varied from six to over 100, with each unit
Great Depression. Only two more apartment on a single floor ("flats"), in contrast to the multi-
buildings were constructed after 1931 into the early story row-house or townhouse type of multifamily
1940s. Following World War II, Federal Housing development. Most have raised basements
Administration (FHA) policy and increasing providing additional units and common facilities
access to automobile ownership encouraged the at that level. Virtually all apartment buildings
construction and ownership of single-family were built of brick, frequently with sandstone
homes, in more suburban locations,over apartment foundations and dressings.
buildings. The vast majority of the city's historic apartment
All apartments were constructed as private buildings can be defined as either a "walk-up" or a
investments. Many were built as speculative "double-loaded corridor" plan arrangement. They
projects, being sold on when completed. Of these generally represent the two chronological periods
developers, W.C.A. Vissing is credited with over of early apartment development from 1902 to 1917,
20 major buildings, and was one of the first major and 1920 into the 1930s, respectively, although not
builders of apartment buildings in Salt Lake City, exclusively.
using the proceeds from one sale to finance further The typical basic walk-up apartment building
construction. Long term investors also played a would have six units, two units wide on each floor,
significant role, building, retaining and managing arranged either side of a central entrance and stair.
apartment buildings for income. Investors were Characteristically, each unit would have its front
both individuals and corporations. Of the latter, projecting porch or balcony,with framed rear utility
the Covey Investment Company was a significant porch and secondary stair access. The basic walk-
builder, constructing over a dozen apartment up arrangement was often varied by adding further
buildings, many of which were multi-building apartment ranges to create a "U" shaped complex,
complexes. Covey continued to invest in apartment frequently arranged around a central paved or
construction until 1983. garden court, which could be varied in width and
-01 ...,--Zoot depth to suit the site. Walk-up apartment buildings
exhibited stylistic elements of the architectural
• i 4vogue, with Neo-Classical, Colonial Revival or
,1w — sometimes Prairie School composition and detailing.
IL '
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•
S 4:4 PART I Salt Lake City
4 Historic Context,Architectural Types and Styles
The few walk-up apartments built after World War While the urban apartments are major buildings,
I were more complex and more concentrated,often with distinctive urban scale and presence,with a
two units deep,and comprising two or more of the common public entrance and hallway,many of the
basic models,with no front or rear porches.Stylistic other multifamily building forms are scaled and
expression had also changed, with English Tudor designed to equate more readily with their single
and other period revival styles being popular. family residential setting. Whereas these smaller
multifamily building types were often found as
Although a few examples of the double-loaded
corridor apartment plan were built in the earlier hrfill development on secondary streets,the urban
period,they tended to be individual interpretations apartment building always occupied a site on a
rather than the later more standardized major street, and often a corner situation. This
arrangement. The standard double-loaded spectrum jointly contributes to the rich variety of
apartment plan tended to be narrow fronted and residential scale and forms, creating much of the
rectangular,and was well suited to filling the deep character across the older neighborhoods of the city.
lots within the Salt Lake City street blocks.A central The following review of apartment and other
corridor provided access to units on either side, multifamily buildings in this section summarizes
with each apartment facing the interior and backing the principal types and styles. It also categorizes
onto the sides of the building. The majority had apartment and multifamily buildings using the
stairways to the front and rear,with some providing classification developed by Carter and Goss for
side stair access. Utah's Historic Architecture 1847-1940.
The double-loaded corridor apartment plan has
been identified as a further adaptation to urban
conditions by investors, owners and residents.
Many more units could be accommodated using
this plan form,with investment,construction and
maintenance cost-saving advantages. Porches
NIL
and balconies became a much more rare amenity --.
and, where featured, were only on front facing
apartments.The inward facing dwelling units were
a major break from previous residential traditions.
Other forms of multifamily residences built during Tr,
this period were distinctly different,and by contrast g I R I
r -�
retained the front facing unit,usually with its own _' a/
external front entrance. These took the form of
rowhouses or terraces, double houses, boarding
>,
houses,hotels,and apartments above commercial - -i
uses. ' • `:Is!Ii "
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4.5
PART I Preservation in Salt Lake City Multi Family
Principal Apartment Types
Walk-up
• brick exterior walls
- - • flat roof
I r f - _ • front porch bay that extends the full height of
the building
•ir iWgr • frame,often enclosed,porch at the rear
- _ — • high,raised basements,often stone but also
concrete
The Kensington Apartments were constructed about 1905,and • defined front and back facades
represent a type of apartment known as a"walk-up."
Double-Loaded Corridor
• brick exterior walls
• flat roof
• if balconies exist,they are purely ornamental,
§i very shallow,often with wrought iron railings
III • bay windows or French doors on the street
facade
�.� •� • the"front"of the apartment,from the
perspective of the tenant,is the corridor,and
Imo.,
• •'- the exterior side walls form the"back."
I r
Both types exhibit a variety of styles, most
commonly Classical or Colonial Revival.Walk-ups
• b• \\\� are generally classical.
A double-loaded corridor apartment building. Other variants exist, but are not as numerous.
These include the"U,"the"H,"and the hotel block
(similar to the"U"but with a commercial use on
the first story). Refer to the typology developed
by Carter and Goss for their Utah's Historic
Architecture analysis below.
S 4:6 PARTI Salt Lake City
Multi Family 4 Historic Context, Architectural Types and Styles
Principal Apartment Styles -
t i I
Classical Revival " iii
t I . I it_
• Appearanceof a parapetofan tI= — •'pp because applied,
projecting cornice,usually about one foot from p
the top of the wall i , i
• Round columns on porches + y
1 0ik• Large capitals,especially Corinthian,at the topI II iof the porches of walk-ups. _ 11i -7.-iii
'`'
• Quoins `
• Pastiche keystones and imposts over doorway
101
arches
Classical Revival
• The use of mutules,dentil courses
• Pediments over the porches
- •,_,L.:-. , — 41X.
Tudor Revival _- 45svI lI
_:ram;:
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• Steeply pitched roofs over the entrances _.II-i .
• Multi-pane windows,sometimes diagonal ' • I ,;• 1 - '
panes - q ! :t=
• Crenulation as a cornice detail =_- ,I = _
• Half-timbering
]:ii 'Pr.„
1
• Crenulation around the entrance way `' '�=°n —
Tudor Revival
Prairie --
• Casement windows !'P I ' r
• Wide,overhanging eaves o 'tk' i I a .• I I -0`. E,
i
• Heavy lintels to emphasize horizontal • F. {j ?1° i 1 .IA.
orientation '-• '' i
7111._ ....43 ..midaisis
Prairie Style
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4:7
PART I Preservation in Salt Lake City
Building Types
The following classifications were developed
by Carter and Goss specifically for apartment
buildings and hotels in Utah. This categorization
system is based on the form of the building and its
orientation to the site,and secondarily on the points
of entry and the pattern of circulation within the
building. Floor plans were not studied in detail.
= Thirteen major types were identified, most with
-4. „„art subtypes,ranging from the double house to the"H"
apartment block.
'— Double House:A
This type was referred to as the "double cottage"
in pre-Civil War architectural works and as the
"double residence" or "pair of houses" after the
Civil War. It consists of two living units under one
1141110___ °
® roof.The building is similar in scale and appearance
to a single-family house. The two units usually
have separate entries and may be either one or two
p. stories high.
I . Pt 144. 7
1101
Double-House bungalow,c.1910,Salt Lake City,Salt Lake
County.In this example the privacy of the two units is
reinforced by a brick wall that projects onto the front porch,
which is supported by under-scaled columns of the Ionic order.
4611
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kamagliallaisminniumissiimm
Double house,c.1915,Salt Lake City,Salt Lake County.
Separate gabled entries project from this double house,built
in the style of a California bungalow with low pitched roofs,
exposed rafters,and stucco over wood frame construction.
S 4:8 PART I Salt Lake City
4 Historic Context, Architectural Types and Styles
Double House: B
Version B of the double house is a horizontally
divided building containing one flat or apartment
per floor. Unlike A,type B often has a flat roof and is
more urban in character. This type may have either
sMsIIIMI1r MN up
a single common entry for both units or separate
entries. Adding a mirror image of the facade of this
building—in effect doubling it—creates the four-
unit block. T
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Two-story flat with single entry,1908,
• Salt Lake City,Salt Lake County.
11
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.- - — r
Two-story flat with double entries, 1908,
Salt Lake City,Salt Lake County.William
Asper built this apartment house for
bookkeeper K.Brothers and his wife,who
occupied one of the flats until the 1930's.
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4:9
PART I Preservation in Salt Lake City
Double House: C
Type C includes buildings of one, one and a half,
..-----' I or two stories joined together at one end (literally a
double house) creating a self-contained unit. This
I
I
type includes flat-roof examples. More than two
such units constitute row housing.
I
Double house,c.1905,Salt Lake City,Salt Lake County.This
single-stony example of the double house has side entries with
narrow porches supported by Tuscan columns.
til-
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C.I.Anderson double house,1910,Salt Lake City,Salt Lake
County.Built by Edwin Rollins in the Capitol Hill District
of Salt Lake City,this building was an investment of C.I.
Anderson,who lived next door.
S 4: 10 PART I Salt Lake City
4 Historic Context, Architectural Types and Styles
Four-Unit Block
The four-unit block in essence is the mirror-image i
duplication of the Double House:B type. Entries for I
the units may be found on either side of the common MI ....r 11,.11 ur
wall or in a series of doorways. A variation of this i r r
pattern is separate first-floor entries and a common
1
entry for the two second-floor units. t
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Four-unit block,c.1900,Ogden,Weber County.This example
of the four-unit block contains separate entries for each
apartment and a unified corbeled brick cornice and parapet.
•
1
Four-Unit block,c.1905,Salt Lake Cihy,Salt Lake County.
This elegantly proportioned,four-unit block of brick masonry
has brick quoins and cornice with dentils below a short parapet.
A portico of paired Tuscan columns protects the double entry
to the building.
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4: 11
PART I Preservation in Salt Lake City
Row House
A row house consists of three or more single-family
1 1 1 housing units of one or two stories joined together.
-1 I —� This type is quite rare in Utah.
r Yr y.
•
r—Alonzo Raleigh row house,1885,Salt Lake City,Salt Lake
County.Built by James Wyatt for Raleigh,Mormon church
leader,this building was occupied by several of Raleigh's
descendants into the 1900s.
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Silver Row,c.1890,Provo, Utah County. This brick row
house,highlighted by a decorative gable over each entry,was
owned and rented out by David Felt,a Provo publisher and
printer.
S 4:12 PART I Salt Lake City
4 Historic Context,Architectural Types and Styles
Apartment Block: A
The basic apartment block has two or more stories
containing multiple dwelling units. Such buildings
may be either horizontal or vertical blocks,
depending upon the number of stories and the -�
orientation of the building to the site.
Horizontal blocks may be sited parallel to the street
on a wide but not very deep lot. In such cases
multiple entries are common in the façade. Such — —entries lead to foyers with adjacent stairs and—inI m 1mi
later,taller buildings—elevators to the upper floors.
fie'
Off the foyers or stair landings are generally located
two or more apartments. Two apartments off each r s
foyer or landing usually indicate a basic plan of two
apartments running the depth of the building and Browning Apartments,c.1916,Ogden,Weber County.
separated by a common wall. Constructed for Ogden businessman George E.Browning,this
horizontal block shows the influence of the Prairie Schoo!style
in the use of casement windows and wood banding.
Chateau Normandy Apartments,c.1929,Salt Lake City,Salt
Lake County.This stepped,horizontal block of apartments
illustrated the period revival style with its crennelated bays
and half-timbering.
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4:13
lk
PART I Preservation in Salt Lake City
Apartment Block: B
" _ --\\s\1
Sites with limited street frontage or narrow width
but great depth can contain horizontal blocks with
a single entry in the facade. Within the building,
the apartments are usually arranged in a line on
either side of a central hall,an arrangement referred
7 to as a "double-loaded corridor." Occasionally, on
_ wider sites, two such buildings may be constructed
parallel to each other with an open court between
them. In such cases they may have either the
multiple entries of type A or the single-entry,
.- . ,, �.,y' double-loaded corridor of type B.
may, I `r •r .N
1 3 - ,*'
Iii ; ___it: Of
Picardy Apartments,c. 1928,Salt Lake City,Salt Lake
County.This central-entry apartment building is highlighted
by a terra-cotta base and a cornice of blind arcading.
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01 .,,,I I T ri K '°
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Kier Corp.Apartments,c. 1932,Salt Lake City,Salt Lake
County.A projecting central entry complete with terra-cotta
surround and decorative finials is flanked by two projecting
bays that articulate the facade and distinguish this apartment
building from its neighbors.
S 4: 14 PART I Salt Lake City
4 Historic Context, Architectural Types and Styles
Apartment Block: C
Square or nearly square sites usually result in an
apartment block of two or more stories with a
vertical emphasis. Such buildings frequently have a
central entry in the facade.
jil
AgEMing
Rainer Apartments,c.1900,Salt Lake City,Salt Lake County.
The raised basement of this building helps create a sense of
verticality characteristic of this apartment type.
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Norma Deane Apartments,1917,Salt Lake Cihy, Salt Lake
County.One of three identical buildings on the same site built
for the State Loan and Trust by C.C.Severs, this block exhibits
the wide overhanging eave and geometirc woodwork common
to the Prarie School Style.
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4: 15
PART I Preservation in Salt Lake City
"L"and"T"Apartment Blocks
The"L„block has two or more stories of multiple
dwelling units arranged in an "L" configuration.
The building may be built close to the street
corner with two sides facing the streets, or the
configuration may be reversed so that the building
jr~.x�, is set back on the site and preceded by a forecourt.
§1 ) The "T" block is similar in construction; most
/ frequently, the cross-piece of the "T" is placed
�.,.,,-• adjacent to the street. This form is commonly
placed on lots in the middle of the block.
' - . i
. 'I' 1, riii:„ ',III_... ,di i
S I' II
Apartment building,C.1910,Salt Lake City,Salt lake
County.Another example of the"L"configuration,this black
has a small forecourt at the corner of the lot.'The projecting
praches are supported,starting at the second floor,with tapered
square Ionic columns that frame the corner entry.
S 4:16 PART I Salt Lake City
4 Historic Context, Architectural Types and Styles
"C"Apartment Block
This type is not to be confused with the "U" court.
The two side wings projecting from the back of
the "C" are usually not deep, and the open space
confined within the shape is too shallow or too small
to be considered a real court. Entry into this type f -,
may occur at the ends of the wings, or the building
may have multiple entries at the back of the "C."
.! •.
Y
•
lam \111111-
Rose Apartments,1923-24,Ogden,Weber County. This is
a brick masonry"C"-shaped apartment building containing
entries in the wings.
•
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4: 17
PART I Preservation in Salt Lake City
"U" Court
In the "U"-court form, the court is usually oriented
toward the street. Such configurations may have
either a single entry point at the base of the "U"
behind the court or multiple entries,often one entry
facingthe court in each wingand one in the base. As
in the perpendicular Apartment Block: B, a single
entry leads to a foyer, stairs and/or elevator and to
a double-loaded corridor. In the case of multiple
entries, two or more apartments are located on each
ff..r.r.ox ,o
floor. Examples of the "U" court may be one or
more stories in height. A less common variation is
• the reverse"U" court, with the court oriented away
from the street.
F
�l_ -all
Apartment court,c.1920,Price,Carbon County.A one-story
"U"court of stuccoed masonry,this apartment building shows
the influenuce of the Mission style.
.
f
,'Y,_IL
S
f
Caithness Apartments, 1908, Ware and Treganza,Arhitects,
Salt Lake City,Salt Lake County.A"U"court design
influenced by the Arts and Crafts and Prairie School styles,it
originally featured an extensive roof garden.
S 4 : 18 PART I Salt Lake City
4 Historic Context, Architectural Types and Styles
Hotel Court
A variant of the "U" court is the hotel court. In
this type, the first floor is reserved for commercial
functions and the central court is open above that „,4
level. Laterally extended versions of this type
containing a second court also can be found, as
in the "E" or double court. The "E" court was a
popular design for large hotels in urban areas.
gym.tom. AelM14
ass:
The Shubrick,1912,Salt Lake City,Salt Lake County.Based
on the hotel court type,this building was constructed for the
Blanche and Archibald Rikert,out-of-town investors.(The
Shubrick was demolished,c.2010)
001
.1 -j 11 i_-:l � ;1
Z'
Peery Hotel,c. 1910,Charles Onderdonck,architect,Salt Lake
City,Salt Lake County.This example of the"E"or Double
Court was built for Ogden Businessmen David and Joseph
Peery.
Design Guidelines for Historic Apartment and Multifamily Buildings PART I S 4:19
PART I Preservation in Salt Lake City
w'r
"H"Apartment Block
What appears at first glance to be a "U" court
may turn out to be an"H"apartment block with
a second court at the rear. Such designs provide
improved light and ventilation to all units.
Bell Wines Apartments,1927,Slack Winburn,architect,Salt
Lake City,Salt Lake County.This"H"-type apartment block
is preceded by an unusually shallow forecourt.A tall portico
supported by square columns spans the width of the court.The
wings of the building are emphasized by stone quoins and a
molded cornice.
•
t.71
1 11 -- J 1. t 3
i y �� j� iv -
f11
Additional Information
- —--— Carter,Thomas and Peter Goss.Utah's Historic Architecture,
Mayflower Apartments,1927,Slack Winburn,architect,Salt 1847-1940.Salt Lake City,Utah:University of Utah and Utah
Lake City,Salt Lake County.A vertical"H"apartment block State Historical Society,1988.
complete with attached parking structure,the Mayflower was http://heritage.utah.gov/history/historic-architecture-
built by and for the Bowers Building Company. guide
http://utahhistory.sdlhost.com/#/
item/000000011019963/view/195
S 4:20 PART I Salt Lake City
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Design Guidelines
for
Rehabilitation
General Issues
PART II Design Guidelines
REHABILITATION, GENERAL ISSUES & NEW
CONSTRUCTION
CHAPTER 1 SITE FEATURES &STREETSCAPE 1 : 1-2
CHAPTER 2 BUILDING MATERIALS &FINISHES 2: 1-4
CHAPTER 3 WINDOWS 3: 1-2
CHAPTER 4 DOORS &ENTRIES 4: 1 -2
CHAPTER 5 PORCHES &BALCONIES 5: 1 -2
CHAPTER 6 BUILDING FORM,FACADE DESIGN,ARCHITECTURAL
ELEMENTS &DETAILS 6: 1-2
CHAPTER 7 ROOF FORMS &PARAPETS 7: 1 -2
CHAPTER 8 ADDITIONS 8: 1-2
CHAPTER 9 ACCESSORY STRUCTURES (GARAGES,CARPORTS,
ANCILLARY STRUCTURES) 9: 1
CHAPTER 10 SEISMIC RETROFITTING 10 : 1-2
CHAPTER 11 GENERAL ISSUES 11 : 1-2
CHAPTER 12 NEW CONSTRUCTION 12:1-64
Salt Lake Cihij
Chapter 1. Site Features and Streetscape
Chapter 1 There are also many instances where the scale of
SITE FEATURES & STREETSCAPE the apartment building,or a sequence of apartment
buildings, is such that it/they completely redefine
the character of the street or street block. An
Building& Setting
evaluation of the role and importance of the historic
The scale and configuration of an apartment or other site features will depend upon identifying the
multifamily building, and their role in defining primacy of the building/s or the streetscape.
the historic character of the immediate setting, or
the district, is likely to be greater than any single 1.1 Historic site features should be evaluated
family neighboring buildings. Smaller multifamily primarily in relation to the building and
buildings might be an exception. secondarily in relation to the street and district.
Closer to downtown, the role of site features as a Building Approach & Setting
streetscape characteristic is likely to be diminished
due to reduced building setbacks. Nevertheless,the With a historic apartment or multifamily building,
significance of such site features is likely to vary. the design of the site, and its role in the setting
They should be evaluated primarily in the context and the often more formally designed approach
of the individual building, informed by historic to the building, are likely to be character defining
research where possible, and secondarily in the features. Symmetry is a common characteristic of
context of the street as a whole. The individuality the design of a historic apartment building, and
of the building is likely to be the paramount consequently of the site and landscape design. A
consideration, and where evident, historic site central, paved, public approach to a prominent
features will have been designed to complement stoop, elevated entrance and doorway, may be
and accentuate the role and impact of the primary the most common characteristic. The site design
building. The apartment or multifamily building usually compliments the symmetry of the building
may have fewer site features,it may have more site design. This relationship should be retained where
features, or it may be merely 'out of step' with its it is identified as a historic arrangement. Where
context. possible,it should be reinstated if it has been lost or
compromised in the past.
Streetscape Continuity &Coherence 1.2 A historic site and landscape arrangement and
An apartment building may consequently play a building approach should be retained wherever
reduced role in creation & definition of the visual possible.
continuity and coherence of the street scene and 1.3 Where it has been lost,it should be reinstated
street facade. This might contrast with the cohesive when the opportunity arises.
variety which is often an attractive characteristic of
a single family residential setting.
Rehabilitation Design Guidelines PART II 1 :1
PART II Design Guidelines
Public Role & Status A later post war arrangement,with greater emphasis
The role and status of the historic site design, the on vehicular site access, sometimes with a centrally
approach to the apartment building and the site placed drive or garage access,is also found.
features will tend to be more obvious and more 1.5 Parking areas should continue to be placed
public than would be the case for a single family at the rear of the building and the historic drive
residence. The contribution of the site design to the width maintained.
civic character of the street will be consequently
more significant. Part of this character is usually Garage Buildings or other Accessory
an open landscape design and arrangement. Walls Structures
or fences are less common and play a more minor
role,unless warrented by the topography of the site Garage and other accessory structures, in some
cases considered important historic site features,are
or context. Where such a characteristic is currently
reviewed in Chapter 9 below.
evident, it should be retained; and if lost, ideally
should be reinstated.
Site Lighting
1.4 The open character of a historic landscape The scale of many early apartment buildings is
design should be retained. such that they may have their own site lighting
• Avoid endosing with a fence or wall if this was arrangements, sometime integrated with the street
not a part of the historic design. lighting.
A focus on the primary entrance to the building
Parking Area provided by original light fittings is a common
In many early apartment or multifamily buildings, characteristic, sometimes with supplementary light
characteristically in closer proximity to downtown standards detached from the building. Original
or where served by a historic street car line, or early lighting arrangements will usually be an
provision for a distinct parking area is less common. obvious character-defining feature of the building
As the twentieth century progressed, access to or the site, and as such should be retained. Ideally,
private transport became more widespread, and a where they have been damaged or lost, their repair
distinct parking area, often with a specific garage or reinstatement is strongly encouraged.
arrangement, became a significant feature of an
apartment building and its site layout. 1.6 Historic lighting arrangements and their
fittings should be retained.
Usually this was placed to the rear of the building,
and sometimes to the side, with corner side access 1.7 They should be reinstated or repaired .
being a popular arrangement. It might often be wherever posssible when the opportunity arises if
designed with a specific storage facility. A wider previously lost or damaged.
driveway may have been characteristic, but tended
to be relatively insignificant in the context of the
scale of the building and its site.
1 :2 PART II Multi-Family&Apartment Design Guidelines
Chapter 2. Building Materials and Finishes
Chapter 2 Painting the masonry should be avoided. Painting
BUILDING MATERIALS & alters the architectural character, seals in moisture
FINISHES causing gradual damage to the walls and their
thermal performance, and also builds in the
recurring cost of periodic repainting. Where
Characteristic Materials painting has been carried out in the past, and
Traditional masonry construction is characteristic of investment is available to strip the paint without
the majority of historic apartment and multifamily damaging the masonry surface, the removal of
buildings.Brick and stone,with occasional concrete paint is encouraged. It must be carried out with
and stucco,provide both the medium of construction great care,however,to avoid permanent damage to
and the medium of expression of architectural style, the brickwork.
facade composition and detail. Individually, and in Wood was used for rear utility porches and screens,
context, the creative visual expression of the city's and for balcony construction and detailing, as well
historic apartment buildings are arguably the single as window framing and doorways. While requiring
most important element in creating and defining periodic maintenance in terms of ensuring a
the sense of place associated with Salt Lake City's sound paint surface, especially where exposed
older neighborhoods and inner urban areas. Their as decorative balcony construction and detailing,
rich palette of traditional materials is the essential original or early wood will also be a very durable
foundation of this expression. material. This close-grained, well seasoned old
Brick is the primary building material for the growth wood should be retained and repaired
majority of historic apartment and multifamily wherever possible. Its durability will significantly
buildings. This is usually combined with natural outperform any more recently harvested wood
stone for parapets, gables, entrances, foundations, considered for replacement.
window sills and lintels, belt courses and other Iron and steel, and occasionally other metals, also
embellishments in the architectural composition. play a role externally in various forms of decorative
Concrete increasingly became an alternative to stone railing, balcony construction and fire escapes, and
for particular elements and details as the twentieth often as window framing.Again,although durable,
century progressed.This palette provides a resilient periodic maintenance will be required to ensure a
construction medium which has inherently durable sound coat of paint.A more vulnerable relationship
and energy management advantages in the extremes arises where a ferrous metal is set directly into
of the Utah climate. stone or concrete,creating the potential for gradual
Although requiring less regular maintenance, rusting and expansion of the metal, and resultant
masonry is still vulnerable to deferred maintenance, fracturing or spalling of the masonry. Original
which can expose the exterior of the building metalwork should be retained wherever possible
to water ingress and consequently also frost and repaired or reinstated if necessary. Systematic
damage. The integrity of guttering and other water maintenance should ensure that it is unlikely to
management elements, and the pointing of the become a cause of deterioration of the building.
masonry become important in maintaining the
appearance,efficiency and longevity of a facade.
Rehabilitation Design Guidelines PART II 2: 1
PART II Design Guidelines
Architectural Character Balconies
The palette of materials, their relationships, Balconies are a principal characteristic of virtually all
detailing and textures provide the basis of the design early'walk up' type apartment buildings and many
expression of the architectural composition. With a 'double-loaded corridor' type apartments. They
historic apartment building this is usually manifest often create much of the street facing architectural
in a symmetrical, sometimes asymmetrical, front character of the building and its stylistic identity.
facade. Although housing several residential units Balconies are however a highly exposed element
the architectural integrity of the apartment building of the exterior facade. The materials and detailing
will depend upon adopting a comprehensive therefore will require more frequent maintenance,
approach to the entire facade. Treating building and will consequently suffer more rapidly from
materials differently for one residential unit and not deferred maintenance. A common approach to
others will compromise the coherence of the design maintenance, repair or alteration will be required
composition, and adversely affect the historic to ensure the integrity of the visual cohesion of
integrity of the building. the facade. Similarly, if replacement of any of the
materials is unavoidable,they should be replaced to
2.1 Proposals for repair or alteration should be
considered in the light of adopting a common match the original wherever possible.
and comprehensive approach to the design of the Classical orders of supporting columns and their
facade. details can be vulnerable to exposure,. lack of
maintenance or repairs,and should receive periodic
Principal Doorway attention.
As a rule the main entrance of a historic apartment
building is designed as a key focal point of the Roofline & Cornice Line
primary facade, and embellished with attention The roof materials are likely to be an element in
to proportions, the palette of materials, their the apparent character of particular architectural
relationships and their detailing. The contribution styles such as Tudor, Gothic and perhaps Spanish
of the principal doorway will be a significant influences. A more complex roof form and steeper
character-defining feature of a historic apartment roof pitch will expose the roof treatment and
building. It should be retained, or ideally repaired materials. Similarly, materials characteristic of the
or reinstated if previously damaged, adversely style should be retained or if necessary replaced in
altered or removed. kind.Care should be taken to ensure that a common
approach is taken to the roofing materials which are
a visible characteristic.
2:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 2.Building Materials and Finishes
A building with a flat or low pitched roof form set Utility Porches,Screens and Rear Escapes
behind a parapet is less likely to be a feature of
As an original part of many early apartment
concern to the apparent character of the building. buildings,the utility porch should be retained and
The parapet wall itself will be exposed to the
repaired.Although characteristically of wood,this
elements of weather on both sides.A sound series section of the building was likely to be initially well
of flashings, and coping or cap 'stone', as well
constructed,and if adequately maintained,should
as attention to repointing the masonry, will be endure the life of the building.The quality of the
essential to ensuring the weathertight performance, original wood is likely to be high and will perform
and the appearance of the building. well if paintwork is sound. Usually situated to
Cornice and eaves lines may be an important the rear of the building, and visible along the
element in the design of the building and may side facades from the street frontage, often this
be constructed from a range of materials, from section of the building can suffer from inadequate
masonry to wood and metal.Here,exposure and maintenance and premature deterioration. The
vulnerability,coupled with issues of access,prompt utility porch is also an area where there is major
additional care to ensure they are maintained,and scope for creating more usable space within
consequently retained. the building through additional insulation and
enhanced energy efficiency.
2.2 Original materials,their details and finishes,
should be retained and where necessary repaired. 2.4 As an original part of many early apartment
buildings,the utility porch should be retained
2.3 If the element is beyond repair,then limited
replacement in matching materials,detail and repaired.
and texture or finish should be accomplished,
Maintenance and Repair
to ensure the visual integrity of the original
composition. The materials of an early apartment building will
perform as they should if they are understood
and maintained.Identifying and avoiding sources
I
-::.,--,'''."__.,_ _. of water are fundamental to both the appearance
and the survival of the building and its materials.
•, a j :t Managing rainwater goods to avoid leaks and
__I channeling water away from the building,avoiding
associated freeze-thaw deterioration and damage
from leached salts, maintaining sound pointing
which is not harder than the brick or stonework,
I caulking and maintaining a sound paint finish,
ensuring sound flashings where they occur, and
carrying out minor repairs as required, should
ensure the integrity of the original range of
'I materials and their continued performance and role
Clay roofing tile as a visible in the expression of the architectural character of
characteristic. the building.
Rehabilitation Design Guidelines PART II 2:3
PART II Design Guidelines
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2.4 PART H Multi-Family&Apartment Design Guidelines
Chapter 3. Windows
Chapter 3 There will often be a distinct contrast between
WINDOWS the front and the side and rear facades, with
the architectural identity of the building being
principally invested in the street facing façade.
Fenestration Pattern and Façade
The height and scale of the building, however, will
Composition ensure that the side and often the rear facades will
The fenestration pattern (the pattern of windows be readily visible in terms of their contribution to
and doors) is perhaps the key element of the the character of the setting and district.
architectural composition of the primary, and
In a plainer secondary facade, the fenestration
frequently, the secondary facades of a historic becomes often more important in creating the
apartment building. rhythm and definition of an otherwise unrelieved
The relationship of the windows and doors masonry wall. Again consistency in maintaining
provides an essential design framework, at the the common relationships between the window
same time as it reflects various aspects of the use proportions, design/s and materials is essential,
and relative importance of the internal arrangement avoiding sporadic treatment or alteration which
of the building and residential units. While might destroy the coherence of this relationship.
representing a number of individual residential Maintenance and potential repair will be affected by
units, the fenestration pattern is arranged to the degrees of exposure of, for example, the south
create the symmetry or asymmetry of the design and the west facing facades, and also the enhanced
of the principal facade/s. A coherent approach exposure of the higher windows. Wind,rain, snow,
to maintenance, repair, materials, alterations, or ice and solar ultra-violet light will all play a role.
replacement, and indeed color scheme, is therefore Anticipating these characteristics will ensure an
critical to maintaining the character of the building. effective inspection and maintenance program, and
The design and the subdivision of an individual enhance the historic architectural character and
window itself will be similarly important to the attraction of the building.
architectural character of the building, providing
much of the embellishment and design detail 3.1 Maintenance,repairs and alterations should
inherent in the fenestration pattern. In the street be planned and designed to retain the coherence
facing façade in particular, it is often used to of the fenestration pattern,and the relationship
impressive design effect, and helps to reinforce a between the proportion and design of all the
rich architectural contribution to the street. windows.
Again, consistency in maintaining the common 3.2 Haphazard or sporadic alteration should be
patterns of proportion, subdivision, detailing, avoided unless the work will match the existing
hierarchy, profiles, materials, finishes and colors patterns,proportions,profiles,details and
will ensure that the original design of the façade materials.
continues to contribute as was intended when the
building was designed. This would also be the case
for raised basement windows which normally form
part of this composition.
Rehabilitation Design Guidelines PART II 3: 1
PART II Design Guidelines
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3:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 4. Doors and Entries
Chapter 4 Balcony Doors
DOORS Sr ENTRIES
With an early apartment building, doors providing
access to balcony space are an important part of the
Primary Entrance and Entrances fenestration pattern.
In many cases, there will be one primary entrance
4.3 The original design,finishes and detailing of
and doorway, often placed symmetrically on the
balcony doors should be retained,as should the
street facing facade. The scale, proportions and
common design relationship between this pattern
design emphasis placed on this entrance ensures it
of doors.
as a key character-defining feature of the building,
and also the façade sequence in the street. The
Secondary or Service Doors
entrance may be at grade, but usually provides
direct access to a raised first floor above an elevated Service doors may be a feature of the primary
basement level. Consequently, it is more often facade/s or more likely the side and the rear facades.
elevated above street level,gaining prominence and 4.4 Secondary and service doors should be
visual emphasis from its scale and stature, often maintained and retained where they are original
accentuated by decorative steps, railings, lighting to the building.
and canopy.
A larger historic apartment complex though may
have several entrances, characteristically with each
providing access to a separate wing or section of
the building. Each entrance will have its own role
as a focal point in the composition of each facade.
In such a case, the original design and also the
relationship between the entrances, both become
important characteristics which should be retained.
4.1 The original proportions,design,solid-to-
void relationship,detailing,materials and finishes
of a historic entrance should be retained,and/or
repaired to match if required.
• Reinstatement of the original design is
encouraged if this has been compromised in the
past.
4.2 The design relationships between several key
entrances to a larger apartment complex should be
retained.
Rehabilitation Design Guidelines PART II 4: 1
PART II Design Guidelines
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4:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 5. Porches and Balconies
Chapter 5 Classical architectural detailing was frequently
PORCHES & BALCONIES engaged to either create a full height 'giant order'
portico and often pediment, or as a Classical
hierarchy of column design at each level.The strong
Front Porch
symmetry of many facades is often achieved or
A front porch,usually shared,sometimes individual accentuated by the balcony arrangement,framing a
and distinct, is a feature of many early and usually central entrance.
smaller multifamily buildings.It usually transforms
The exterior balcony arrangement was less
into a balcony arrangement in a larger apartment
frequently a feature of the subsequent 'double-
building.
loaded corridor' apartment plan, although they are
5.1 The original design,materials and detailing of occasionally a feature of the side facades of some of
a front porch should be retained and repairs made these buildings. Later and often smaller buildings
or materials chosen to match. might feature individual shallow iron balconies as
a discrete structural addition to each window bay.
5.2 Where similar but discrete individual porches
are a historic feature of the building,alteration or 5.4 As a key,character-defining feature,an
repair should ensure that the original character, original balcony design and arrangement should
appearance and relationship is retained. not be altered or enclosed.
• Consider the reinstatement of a historic balcony
Rear Porch arrangement and design,where this has been
A rear porch structure,sometimes initially designed previously lost or altered.
as a sleeping porch, may be a feature of a historic
5.5 A building maintenance and repair program
multifamily building.
will usually require a more frequent balcony
5.3 As a historic feature of the building, a rear maintenance cycle,occasioned by the degree of
porch should be retained wherever possible. exposure of a balcony arrangement.
Balconies
Balconies may be the most obvious feature of the
primary street facade or they may be designed as an
individual addition to a window and door opening. --��
Early 'walk up' apartment buildings are likely
to have a notable balcony arrangement, usually
designed as a principal characteristic of the style
and facade composition of the building.
The architectural
character of an early
apartment building
may be defined
by the form and I
style of the balcony ' ;' .`t is'ne `
arrangement and
detailing.
Rehabilitation Design Guidelines PART II 5: 1
PART II Design Guidelines
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PORCHES AND BALCONIES
5.2 PART II Multi-Family&Apartment Design Guidelines
Chapter 6. Building Form, Façade Design, Architectural Elements and Details
Chapter 6 If replacement is the only option, then such
BUILDING FORM, FACADE replacement should be in kind, matching materials
DESIGN,ARCHITECTURAL and detailing to ensure that the integrity of the
ELEMENTS & DETAILS composition and the architectural character are
retained.
The design focus here is not just the architectural As the twentieth century progressed, the design
elements and details, but essentially encompasses expression became plainer and usually the
the architectural composition in its entirety. The details less elaborate, less obvious, and more
building form and architectural character of a subtle. Frequently the choice of material/s, or for
historic apartment or multi-family building derives example the textures and tones of the brickwork,
from several distinctive building types, and a might be where this visual character and design
range of architectural styles or stylistic references. exuberance are concentrated. The same principles
The design depends upon a hierarchy of related apply however in evaluating options for repair or
architectural forms, elements, details, materials, alteration, with a focus on retaining as much of the
textures and finishes,which are composed to create original integrity and character as possible.
the character of the primary and secondary facades,
6.1 The repair or sensitive alteration of a historic
and consequently the design theme for the building.
apartment or multifamily building should ensure
The city's historic apartment buildings cover the that work is planned and designed to reflect the
spectrum of architectural styles, spanning the
various expressions of Classical through other character of the original design,both in terms of
its components,and especially in respect of the
period revivals including Cottage, Tudor and
design composition as a whole.
Gothic,and into Arts and Crafts and Prairie inspired
•
design themes. Many combine stylistic references Evaluate and respect the original design.
in elements and details which attract the more apt • Treat all similar components in a similar way.
definition of"edectic." • Match original details,materials and finishes.
The complete design composition of the building
facade/s is of much greater importance than the
individual residential units, or effectively much
greater than the sum of its individual parts. The
scale of the building is usually notably larger than
its neighboring single family houses, and therefore
the impact upon the character of the setting,is that
much greater. Consequently, original elements, !
•
features,details and materials,which are employed ismaimmirmar ,xisommt,; ai `
to create this composition, should be retained
wherever possible,and repaired as required. al
Rehabilitation Design Guidelines PART II 6: 1
PART II Design Guidelines
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6:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 7. Roof Forms and Parapets
Chapter 7
ROOF FORMS & PARAPETSj\,.......
The roof forms of specific styles of historic
apartment building, such as the steeper roof pitch
associated with for example Tudor, Gothic or d , 'i
perhaps Spanish influences, will be characteristics ' •
• • '`•:z,
which are important to the historic integrity of the •.'
building, and which will be readily appreciated •.
from the street. Similarly, the location, form and •
detail of dormer windows should respect the rr-
original building design. s
•Many apartments however have either a flat or low - =•?1
pitched roofline set behind a parapet wall. Here _ i
the roofing materials will not be apparent and not •
an obvious feature of the historic integrity of the
building.
At the same time,the parapet itself is often designed
as a decorative, as well as a functional feature, to \1
terminate and frame the design of the primary
facade. 1
_ _ :�.7,.2-
I , rl'-.rr" 4 ate.
7.1 Repairs to a roof profile and to a parapet _9,F, `L_- �-- if;
should match the original to the greatest extent • - _`' -- �_-i V, • �'
possible. -" - ..> t' .. ;.c
7.2 Improvements should be undertaken in the . _ `� . • `'-,: _ a_ -g = '' 'spirit of the original design,retainingor indeed -_ is '
reinstating elements of the original. __ _`__ -'" - n'""
A parapet-screened lower roof profile provides ;X ` .'
an opportunity and situation for the addition of
solar power generating hardware, with zero or _
minimal effect upon the profile of the building. (See re '` . _
Sustainability Design Guidelines,PART IV) -=y i.►
.JiINNS !U :' � �' .
i� c
Rehabilitation Design Guidelines PART II 7: 1
PART II Design Guidelines
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ROOF FORMS&PARAPETS
7:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 8. Additions
Chapter 8 8.1 Where an addition to a historic apartment or
ADDITIONS multifamily building is considered,it should be
placed to the rear of the original building.
Utility Porch and Other Early Additions • Placing an addition at roof level under most
circumstances should be avoided.
Many early apartment buildings feature an original
utility porch and open or enclosed escape stair. As •
Set the facade of the addition in from that of the
an original element of the building,these should be original building,between 4 and 12 inches.
retained,repaired and where appropriate upgraded • Consider a change in materials from the
to improve insulation and energy efficiency. original building.
Although placed to the rear of the building, they
are likely to be a notable feature as appreciated
along the sides of the building and, in terms of the
building scale,frequently also from the rear.
New Additions
In considering the design of a new addition to a
historic apartment building,the evaluation of design
options should focus upon the historic character I lI
of the building. Providing additional space by 1 L 1
extending the original utility porch may create m- • `•• L
an opportunity to retain original character, yet - -I1 --
compliment this with a compatible contemporary
design.The original building form,proportions and
111
visual emphasis should be considered, as should
the original palette of materials and their detailing. ' 1
j
In most cases, proposing a new addition on top of
Aim- lk
the original building will adversely affect its original _ - -`�
character and the integrity of the building.Locating '�� '~
a new addition to the rear however might readily be
achieved if the form and design can be composed
to respect,reflect and also compliment the character _ 1
of the building. An addition to the rear should =;*c . • "3."--,11
not compete with the architectural importance of t i i -1.
�:
the original building. A rear addition should not �� _ -
exceed the height of the original building and might T
�_ _- _
valuably be set back slightly from the plane of the _ _ _ . .. �.
original facades. _ '�a=
Rehabilitation Design Guidelines PART II 8: 1
PART II Design Guidelines
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8:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 9. Accessory Structures (Garages, Carports, Ancillary Structures)
Chapter 9 Chapter 10
ACCESSORY STRUCTURES SEISMIC RETROFITTING
(GARAGES, CARPORTS,
ANCILLARY STRUCTURES) Specific advices on building reinforcement best
practices are available to inform considerations of
Garage or other accessory structures built in seismic retrofitting for multifamily buildings of a
conjunction with a historic apartment building, particular construction.
where they retain all or much of their integrity, are (See references in Residential Handbook &
likely to be a character-defining feature of the site Guidelines&Design Guideline Appendices)
design,as well as part of the historic narrative of the
principal building, the context and the evolution of
the neighborhood.Occasionally,they may date from
the previous use or development of the site,and are
a rare survival of the historic sequence of the site
and this context in the city. A garage may also be
a later addition to the site, and yet complement the
character of the site and context. The contribution
will depend upon a number of factors, including
the historical development sequence, historic
architectural integrity and degree of alteration, and
compatibility with the architectural character of the
principal building.
Where accessed from an adjacent street on a corner
site, they are also going to be appreciated directly
from the street.Their form and scale will often make
a notable visual contribution to the character of the
building,the site and/or the historic context.
A characteristic challenge is likely to be adaptation
of an early garage structure to current vehicular
and storage requirements, while retaining essential
character-defining layout and elements of its
original construction.
9.1 Consider retaining an early garage or other
accessory structure identified as a character-
defining feature of the site.
9.2 A proposal to replace a garage or accessory •
structure should consider the placement of the •
original in the new design and layout.
Rehabilitation Design Guidelines PART II 9-10: 1
PART II Design Guidelines
•
9-10:2 PART II Multi-Family&Apartment Design Guidelines
Chapter 11. General Issuess
Chapter 11 Mechanical Equipment
GENERAL ISSUES Air conditioning arrangements for a historic
apartment or multifamily building should be
Access coordinated to avoid the sporadic addition of
individual units in individual windows, or on
Many historic apartment buildings have an elevated
balconies. External air conditioning equipment
principal entrance accessed several feet above street
should be situated to the rear of the building or
level via a series of steps.Improving universal access
arrangements may require review of alternative on the roof, and be screened in both cases. Roof
mounted equipment should always be screened
entrance arrangements. Alterations should
accommodate improved access arrangements to the where it would exceed the height of the parapet
walls, and it should be situated back from the
greatest extent possible.Code requirements provide
facades of the building to reduce visual impact.
for an exception where access proposals would
adversely affect important character-defining Screening should be designed to reduce both visual
features. impact and to avoid acoustic impact. Associated
piping and service lines should be run internally,
or should be situated externally where they would
Service &Parking Areas not be visible on the facade/s in views from the
street. A maintenance and repair program should
In the majority of instances, the parking and ensure that all operable windows are in good
services areas for a historic apartment or working condition to take advantage of the passive
multifamily building will be situated to the rear. internal climate management provided by natural
Trash arrangements tend to be associated with rear ventilation. (See Sustainable Development Design
storage facilities, utility porch or egress structures, Guidelines,PART IV)
or retained within the building. Alterations should
continue such an arrangement, consolidating and
coordinating trash facilities, and screening these
adequately where this is not already the case. This Roof and Wall Vents
is of particular importance where the service and All exhaust or breathing vents should be situated at
parking area is readily visible from an adjacent roof level and should avoid any visual impact upon
street, in the case for example of a corner site. In the primary and secondary facades or roofscape of
the latter case, consideration should be given to the building.
additional screening from street views. Where facade location is unavoidable, they
should be located on a secondary facade, and be
coordinated and designed to integrate sensitively
with the original design,materials and toning of the
building.
Rehabilitation Design Guidelines PART II 11 : 1
PART II Design Guidelines
Communications Dishes and Antennae Fire Escapes&External Stairs
Such equipment should, to the greatest extent Fire escape stairs or alternative escape arrangements
possible,be situated where it will not have a visual should be situated to the rear of the building.
impact upon the site,the building or its roof profile. Wherever feasible,these escape arrangements and
structures should be placed inside the building.
Avoid proposals which would alter the character
Solar Arrays of the key design features such as balconies and
principal entrances.
Solar power equipment should be chosen and
situated so that it will avoid visual impact upon the
primary building as it is perceived from the street.As
solar technology continues to evolve,the efficiency Color
of solar energy conversion using photovoltaic cells Refer to advisory section in the Residential
provides a greater degree of flexibility in designing Handbook and Design Guidelines.Color is not a
an effective and sensitive solar facility.Solar panels, matter considered in historic design review in Salt
solar shingles and solar laminates increasingly Lake City.
provide a spectrum of choice which in most cases
should provide the flexibility to achieve effective
solar power generation without adverse impact
upon the historic architectural character of the
building. (See Sustainable Development Design
Guidelines,PART IV)
Landscaping
Original or early landscaping and trees are a
significant part of the historic maturity of the site,
the building and the context,and should be retained
wherever possible.This should help to ensure that
this character is not adversely affected,and that the
environmental advantages of a mature landscape
setting are not compromised. (see Sustainable
Development Design Guidelines,PART IV)
11:2 PART II Multi-Family&Apartment Design Guidelines
,0
.` II 11,
+�I
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. 11 101
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Chapter 12
Design Guidelines
for
New Construction
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RECENT CONSTRUCTION
Chapter 12. New Construction in Historic Districts
DESIGN GUIDELINES FOR NEW CONSTRUCTION
INTRODUCTION
The majority of buildings in the historic residential INTRODUCTION
neighborhoods in Salt Lake City are single-family PURPOSE OF THE DESIGN GUIDELINES 2
residences. Closer to downtown, the university THE DESIGN APPROACH
and on major streets, however, there are many CONTEXT-PUBLIC &PRIVATE REALMS 3
significant early apartment buildings, as well as a
DESIGN GOALS 4
wider distribution of smaller scale multi-family
SUMMARY OF DESIGN GUIDELINES 5
buildings. The type, style, scale and siting of these
SITE DESIGN GUIDELINES
buildings combine to create a significant element
in the unique character of downtown and the older SETTLEMENT PATTERNS&
neighborhoods of Salt Lake City. Many apartment NEIGHBORHOOD CHARACTER 11
buildings are principal architectural elements in the SITE ACCESS,PARKING &SERVICES 20
city's designated historic districts. Many are also LANDSCAPE &LIGHTING 25
individually listed as national landmark buildings, BUILDING DESIGN GUIDELINES
both within and outside the designated districts. BUILDING FORM &SCALE 30
The planning and design of a new apartment or BUILDING CHARACTER&SCALE 41
other multifamily building should respect and BUILDING MATERIALS,WINDOWS
reflect the street network and architectural patterns ELEMENTS & DETAILING 53
which help to establish the character of the city's SIGNS- PRINCIPAL &OTHER USES 62
older neighborhoods and its downtown area. A
new multi-family building should also contribute
sensitively to the immediate setting of any of the
city's landmarks.
Salt Lake City is associated with a unique urban
character, distinguishing this "crossroads of the
west"from other cities in the region,and indeed the
country. A distinct sense of place for the city as a r 0::
whole derives in major part from an incomparable II r
•
inter-mountain setting adjacent to the Wasatch i ' T•
Range,Oquirrh Mountains and the Great Salt Lake. III ( , •
r
Within Salt Lake City, architectural and cultural I � .1 0 "
traditions from the United States and from Europe011
have combined to create a downtown area and
residential neighborhoods of distinctive quality and
character. Building scale,massing,proportion and detailed design
reflecting architectural patterns of the Downtown area.
Design Guidelines for New Construction PART II 12: 1
PART II Design Guidelines
As the city developed into the foothills to the north These design guidelines for new construction set
and east,the natural topography molded this urban out considerations that should inform the planning
character in the various ways that the settlement and design process from the earliest stage,as well
patterns,building design and construction tackled as the design review evaluation and approval of an
the challenges of sloping terrain and more difficult application.They are not exhaustive,nor can they
sites. Buildings and site grading accentuate the anticipate every issue that might arise in what will
drama of architecture through terracing and always be a unique set of circumstances for each site
modulation, creating stepping vertical tiers of and context.The guidelines are however crafted to
projecting balconies and varied vistas and views. be sufficiently flexible to provide advisory direction
Salt Lake City is a varied and eclectic city, with across a range of design considerations, seeking
many highly regarded neighborhoods, districts, to address the context of the particular issues or
boulevards and vistas which represent several constraints of an individual site and situation.
periods in its history in a variety of configurations They set out the agenda for more informed
and styles. While residential fabric is diverse in discussion and evaluation, with the objective of
type,style and scale,it has in many instances been helping to ensure that future apartment and multi-
designed with an architectural eye for the creation family buildings are designed to acknowledge
of a coherent urban neighborhood character. and contribute to the creative evolution of the
These buildings, including the many early architectural character and unique spirit of place
apartment buildings, are creatively designed associated with the city's older neighborhoods.
and robustly constructed, employing traditional The New Construction Guidelines identify a range
building craft skills and durable materials.There of design criteria which address the planning and
is an inherent understanding of and an eye for design of the site,and the character and form of the
stylistic and decorative architectural composition building. They provide directions and advice on
and detail.Apartment buildings contribute to the ways to address the design standards in the City
city's distinctive identity and livability,while they ordinance. Since in their coverage the guidelines
are also sought for their attraction as a place of anticipate a spectrum of circumstance and context,
residence and also investment. a proportion of these design criteria may not be
directly pertinent to the individual parameters of a
The Purpose of the New Construction particular project.
Design Guidelines The design guidelines for new construction are not
Designing a new multifamily building to fit in with prescriptive.They seek to build in a flexibility in
and enhance Salt Lake City's existing urban fabric is design evaluation, recognizing that there will be
a complex challenge.The character of most districts alternative ways of approaching a design which may
and settings is likely to be clearly defined,while be compatible with historic character and context.At
each site and its immediate context will be unique. the same time,they encourage creative design and
Planning a compatible infill building requires both do not pre-empt a design approach which achieves
a depth of understanding from the developer and similar objectives in an innovative and imaginative
a creative skill and sensitivity on the part of the manner.
architect.
12:2 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
THE DESIGN APPROACH Designating a historic district recognizes the
irreplaceable character of the area and should ensure
Context-The Public &Private Realms that a new building will be designed in a manner
that both recognizes and reinforces the unique
Designing a building to fit within a historic district
and essential visual and historical characteristics
requires careful thought. A historic district conveys
of the neighborhood. A new building should relate
a sense of time and place associated with its history
to the character of the district and setting, yet
and development. At the same time, it remains
complement that character with compatible and
dynamic, with alterations and additions to existing
creative new design. In these respects, successful
structures,and with the incremental construction of
and creative infill design relies upon reading and
new buildings.
understanding the patterns underlying the character
Historic apartment buildings and smaller multi- of each district,and each setting.It also relies on an
family structures are key character-defining understanding of the role of time in creating, and
elements in the city's more historic neighborhoods. incrementally transforming, these urban patterns.
Individually, they contribute to their setting and Such characteristics would include:
also to many city streets approaching and within the
• the way in which a building is located on its
Downtown area.From time to time,the opportunity site,
to construct a new apartment or multifamily
building arises.The site and context will prompt the •
the manner in which it relates to the street,and
need to consider good infill design principles which • its scale,height,massing,form,details and
are then honed to the individual circumstances of materials.
the project,site and setting. Although a number of the city's more historic
apartment buildings may exceed the height and
scale of their immediate context, they tend to be
designed with a respect for smaller structures in
the vicinity.They often do so by employing a range
km 0' rs. of modulation, patterns, architectural elements
lit I-- and materials which together help to reduce the
�
1
4 0 1.1 scale of a larger building and enhance a sense of
i
compatibility.
These essential design relationships form the basis
t > t'= > s: on which new projects should be conceived,and they
l! i .
•• ..,•��• • should be reinforced by details and considerations
+ 5 of architectural type and style. A new building can
s r414' :r; � readily be compatible with the historic context in a
creative contemporary expression of the principles
of good infill design. These design guidelines
promote and encourage compatible creative design
The Mayflower Apartments on South Temple
are representative of the best of Salt Lake that can relate to the patterns and characteristics of
City's historic apartment buildings. the historic setting and district.
Design Guidelines for New Construction PART II 12:3
PART II Design Guidelines
"i
DESIGN GOALS FOR NEW CONSTRUCTION
WI << The design guidelines for a new multifamily
i_ building consequently have several specific goals:
/ / • To ensure that a new building fits into the
established historic context in ways that respect
' `
11:0",
I.'t I "'III' '
A '1.+ and contribute to the evolution of Salt Lake
Io't„ , City's architectural and cultural traditions.
411
�.. �I /1 • To introduce a new building in ways that
•i.II
® 11
C. preserve, and where appropriate,enhance
It , I
and reinforce the public realm,and to ensure
",::Lt that the city's urban walkable street pattern
_ - is framed by buildings that engage with and
S. activate the street.
Symmetrical massing and composition, • To encourage sensitive and creative design
balconies and fenestration pattern which draws inspiration from both an
combine to integrate with the street.
understanding of the best of the city's
apartment and multifamily architectural
traditions,and also the particular historic
t :11 neighborhood context.
r _ ii
1I:1i • To encourage the design of multifamily
n
�""-- r` - buildings constructed with durable materials,
Yli� `� „�i` � assembled in ways that recognize established
-11 4.. _" historic character and generate long term value
_I i' - 9 in contributing to this individual character.
Modulation of street facades,detailing and a varied
palette of durable materials help to create a sense of • To include both passive and active sustainable
human scale. building development strategies and design
I that maximizes energy efficiency,water and
7 I resource conservation,and enhances outdoor
and indoor air quality. (See PART IV)
1•I't!!II 1
I
Sensitive and creative design can be inspired by a
thorough understanding of the city's architectural
character.
12:4 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
SUMMARY OF DESIGN THE PUBLIC REALM
GUIDELINES FOR NEW Contribute to the public, the civic,realm. (12.6]
CONSTRUCTION Engage the building with the street through a sequence of
This section provides a summary of the key public to semi private spaces. [12J]
considerations in the MultiFamily New Construction Situate and design a building to define and frame the
Design Guidelines included in this chapter. street and spaces in a context-characteristic way. (12.8]
Wording is designed for brevity, to capture the Design a new building on a corner lot to define,frame and
primary design intent.The full design guideline,its contribute to the public realm of both streets. [12.9]
associated context description and design objective, BUILDING PLACEMENT,ORIENTATION&USE
and associated illustrations and captions, should
be reviewed. The number of the specific Design Respect the historic pattern of setbacks and building depth
Guideline is identified. in siting a new building. (12.10]
Orient the front of the building and its entrance to face
and engage with the street. (12.11]
Plan and design access arrangments to the site and building
SITE DESIGN GUIDELINES as an integral part of the design approach. [12.12]
SETTLEMENT PATTERNS& Include well designed common open space when planning
NEIGHBORHOOD CHARACTER the situation and orientation of the building. [12.13]
BLOCK,STREET&SITE PATTERNS Plan for additional common open space at terrace and/or
roof level. [12.14]
Preserve and promote the historic plan of streets and
alleys as essential to the historic character of the district Design private open space to articulate the design,reduce
and setting. (12.1] the scale and create attractive outdoor space. 112.15]
Preserve and reinforce the historic street pattern as a Plan and design common internal and external spaces for
unifying framework for varied lot sizes and orientation. solar aspect and energy efficiency. 112.16]
(12.2]
Retain and reinforce the permeable historic street pattern
as a framework for public access, 112.3]
Maintain the historic integrity of the pattern and scale of
lots. [12.4]
Site and design a new building to reinforce and enhance
the character of the context and its patterns. 1-1 ?.31
Design Guidelines for New Construction PART II 12:5
PART II Design Guidelines
SITE ACCESS,PARKING&SERVICES SITE&BUILDING SERVICES&UTILITIES
PEDESTRIAN &BICYCLE Site and design service and utility areas away from the
Design a prominent and appropriately scaled public frontage and screen from views. [12.26]
entrance as a focus of the street façade. [12.17] Site and screen rooftop and higher level mechanical
Retain and use alternative rear public access to the site services from street views. [12.27]
where this exists or can be reinstated. [12.181 Provide acoustic screening for mechanical services
Design for accessible bicycle parking. [12.19] adjacent to residential uses. [12.28]
Provide convenient storage space for each residential unit. Locate small utilities such as air conditioning away from
[12.20] primary and secondary facades or fully conceal within the
design of the facade. [12.29]
VEHICULAR
Integrate vents into the design of the building and conceal
Avoid combining a vehicular access with a pedestrian
from view on building facades and roofscape. [12.30]
access. [12.21]
Site cellular equipment away from street views. [12.31]
Place a vehicular entrance discreetly to the side or rear of
the building. [12.22]
Restrict a curb cut to the minimum width required.
112.23]
Consolidate or combine adjacent multifamily driveways
wherever possible. [12.24]
Situate parking below or behind the building. [12.25]
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T.
■
■,. ,, {�-
I I
i I
NI
4
Public access can be an essential part of the rhythm, Plan and design services to ensure they are
modulation and human scale of the street facade. not visible.
12:6 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
LANDSCAPE&LIGHTING BUILDING DESIGN GUIDELINES
FRONT YARD LANDSCAPE BUILDING FORM&SCALE
Design front yard landscaping to coordinate with historic THE CHARACTER OF THE STREET BLOCK
and/or established patterns. (12.32/
Design to reflect the building scale of the context as
Minimize or avoid walls and fencing where they are established by the street facade. (12.42]
not characteristic of the historic or topographic context.
(12.331 Design to create and reinforce a sense of human scale.
[12.43]
Maintain the levels and continuity of open space and the
associated sense of progression from public to private Design to respect access to light and privacy enjoyed by
space. (12.34] adjacent buildings. (12.44]
Provide seating as part of the landscape design where a FACADE COMPOSITION,PROPORTION&SCALE
cafe or restaurant is included within the building. (12.35] Design the principal elements of a primary façade to
LIGHTING reflect the scale of the block and historic context. (12.451
Design discreet exterior lighting for specific access and Design secondary architectural elements,patterns and
use areas. (12.36] modeling to reinforce the massing and primacy elements
of the building. (12.461
Design architectural lighting to provide visual accent and
to respect or strengthen the historic context. [12.37] Respect the role of the design characteristics of symmetry
or asymmetry in the established context. [12.47/
Design lighting to integrate with the architecture.02.381
Design landscape lighting to enhance layout and planting
[12.39]
Conceal supply and switch equipment for exterior lighting.
(12.401
Conceal utilitarian service lighting from street views and
from adjacent properties. (12.41]
ti%
II
LI.
1 1 1 I
Symmetrical facade composition around a central entrance
helps to reduce the sense of scale.
Design Guidelines for New Construction PART II 12:7
PART II Design Guidelines
HEIGHT MASSING
Design for a building height which is compatible with the Respect the established scale and form of the street block
historic context. [12.48] and context in designing the massing of the building.
Design for a greater stature for the first two stories. [12.54]
[12.49] Respect characteristic proportions, roof forms and
Vary the height across the primary façade and/or limit massing. [12.55]
maximum height to part of the plan footprint in a larger BUILDING CHARACTER&SCALE
building. [12.50] FAADE ARTICULATION, PROPORTION &
Step back upper floor/s if a new building would be notably VISUAL EMPHASIS
higher than the traditional context. [12.51]
Design to reflect roof forms that are characteristic of the
Design for modulation and articulation to reduce the block and district. [12.561
perceived height and scale of a taller building. [12.52]
Design façade proportions to reflect the traditional context
WIDTH and neighborhood. [12.57]
Design for a historically similar facade width. [12.53] Design for a vertical proportion and emphasis to reduce
perceived width. [12.58]
Design for a horizontal proportion and emphasis to reduce
perceived height. (12.59]
SOLID TO VOID RATIO&WINDOW SCALE
• r;, Design a solid to void ratio which is characteristic of the
' historic setting. [12.60]
t Respect the range of window proportion and scale
•
?� `,ty characteristic of the historic context. [12.61]
RHYTHM&SPACING OF WINDOWS &DOORS-
b ; r FENESTRATION PATTERN
Design most public interior spaces to face the street.
' tri?: [12.62]
1- • , _ ' '= Design a pattern and proportion of windows and doors
—}. rr r,• which is characteristic of the context. (12.63]
A rhythm of strongly framed balconies can
simultaneously create a distinct sense of vertical
proportion in the horizontal unity of the building.
12:8 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
BALCONIES, PORCHES & EXTERNAL ESCAPE
STAIRS
Design balconies as an integral part of the architectural
composition and as semi-public outdoor private space --
which can engage with the context. [12.64] L
i
Design an entrance porch,portico or stoop as a principal —_
focus of the facade. [12.651
Design an escape stair to integrate with the building and - - -
situate it to the rear. [12.66]
Contrasting materials and colors help to frame t re ui ding
BUILDING MATERIALS, ELEMENTS & and the balcony portico while enhancing the contribution to
the character of the street.
DETAILS
v •
MATERIALS
Use building materials that contribute to a traditional
_I
sense of human scale. [12.67] a r J I —I tI
i j
Use building materials for primary and secondary facades I+ _ _ t
to reinforce affinity with the historic setting. [12.68] f L I Ir{ 1 1 1.-
Design and construct with solid masonry materials. ' I i't`-_ , -J
u...,
[12.69] _ �' n
_ ® -
/Choose materials with a proven durability in the context ` - - 1
Symmetry and vertical emphasis can effectively enhance a
and the climatic region. [12.70] sense of both human scale and architectural stature.
iP
V
ri �': ;;I0
lil
�I -� .
;)1
I1 , . 1I J.
4 i �I
Facade articulation in a series of vertical
projecting bays and balconies help to
soften and reduce the visual scale of the
building.
Design Guidelines for New Construction PART II 12:9
PART II Design Guidelines
WINDOWS SIGNAGE-PRINCIPAL &OTHER
Design windows in scale with the setting and the building. USES
(12.71] Place signs where they traditionally would be found in the
Consider windows with a vertical proportion and context. (12.781
emphasis. [12.721
Design signs to express the identity of a non-residential
Design window reveals as a characteristic of masonry and use. [12.79]
I
public facades. [12.73]
Design signs and lettering to respect traditional scale and
Design for a contextual character,scale and proportion of forms. (12.801
window and door frame. (12.74]
Design signs for primary and secondary facades as an
ARCHITECTURAL ELEMENTS&DETAILS integral part of the architecture. [12.811
Design characteristic building elements and details, as Design for individual lettering or graphic motif with no or
expressed in their scale,size,depth and profile. [12.75] minimal illumination. (12.82]
Design a historically characteristic scale of ornamental Design any illumination to be discrete to the lettering or
elements where these are used. [12.761 symbol. [12.83]
Design functional, creative interpretations of elements Integrate signs with the architecture through the use of
and details. [12.77] durable,architectural qualihij, materials. (12.841
Conceal fixings,power supply and switch gear. [12.851
Refer to the historic Design Guidelines for Signs for more
extensive advice. [12.86]
1 ;.; ..,
.`,/ ',/1 / i '
tip' 1
t ..rw.unuu■n■n .
I
I lu I _ - _
- I AMINr
i ' /'.
U
1f i I - uu
t
ir
' FOODS MARKET '
Window design can provide both unity and Signs and lettering design can reflect
architectural detail. and also enhance the building.
12: 10 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
SITE DESIGN GUIDELINES W Imo
SETTLEMENT PATTERNS & ',
NEIGHBORHOOD CHARACTER • _,��
'�{ ki _ i , l r�,r l , lL
BLOCK, STREET&SITE PATTERNS . - I i..,' �,•. i�Y�- ' i
;.tt i .. : --i 4I
Historic settlement patterns, evident in the plan of """' j` i" r ' 1 f� L
streets and alleys and the composition of the urban I 111 I ■ V 11
block, help to establish the distinctive identity _• _kI. �)li I 1 I I
of each of the city's historic districts, and the rich Historic apartment facades can assert both a design presence
urban'grain'and unique character of the city.These and affinity,and a strong sense of human scale.
patterns effectively create the'infrastructure' of the
character of the district and neighborhood.
Within the framework of the the city'sgrid layout, 1
Y I�T
pattern of streets and alleys frequently varies within .
each block, creating a distinctive character for the .-
street block, its primary street facades and its more a
intimate interior. Each street block consequently _
contributes a unique 'scene' to the 'tapestry' of the
historic district and neighborhood. Il
I
These street plans, with their internal network . iiil
I0� i ' '
of streets, lanes and alleys, help to establish the I•,�I��III iji
manner in which primary structures are situated
III a
and their orientation within the individual lots.This Creative use of building placement,
pattern also influences the disposition of secondary and traditional forms,proportions
and materials.
structures and landscape features on the lot and
throughout the street block. Such characteristics
should be identified, respected and preserved in
planning for a new multifamily building.
A key characteristic of an early residential
. .
neighborhood is the intimate walkability or f ,;-
.,
'permeability' of the street network. Within the - I('r
street block itself, the narrow internal streets, lanes +• i r Iir , r
ri
and alleys help to create a more intricate pattern I ;'
and urban 'grain, as well as providing access to !
I Iy I4
individual lot frontage and the rear of the lot. They 1 A._.
also create the opportunity for a greater spectrum Designing a sense of transition in
of social vitality and interaction, neighborhood height,scale and character from
experience and alternative walkable routes. principal to secondary street facades.
Design Guidelines for New Construction PART II 12 : 11
1
1-
1 PART II Design Guidelines
These settlement and development patterns are also The contrast in character between the exterior and
directly influenced by topography, especially in the interior of some blocks establishes a variety
neighborhoods like The Avenues, University and in lot and building scale as a key characteristic of
much of Capitol Hill. As the street grid ascends a several historic districts. Aggregating lots into
notable incline, it creates great urban and scenic larger properties, and/or closing sections of street
drama, views and vistas, as the buildings step up or alley, will adversely affect the historic integrity
or down the hill.Several larger apartment buildings of the street and settlement patterns. It would also
I are designed to reflect this street slope in ways reduce the human scale network and linkages that
which make creative use of the terraced rhythm this pattern helps to create and maintain.In turn,the
of the architectural forms, such as vertical bays of orientation, scale and form of a building all help to
projecting balconies. support the sense of a varied, and yet orchestrated,
At the same time the street block, and its network street pattern.
of secondary streets or alleys, provide a common,
unifying framework for the varying patterns,scales, Design Objective
dimensions and orientation of the individual lots, The urban residential patterns created by the street
and also the primary and secondary buildings. Lot and alley network, lot and building scale and
size may vary considerably, with smaller lots and orientation, are a unique characteristic of every
houses being a common characteristic of the interior historic setting in the city, and should provide the
of many of the City's large street blocks. primary design framework for planning any new
multifamily building.
�� ? --r--+�� 12.1 The historic plan of streets and alleys,
�� wsl A4. essential to the historic character of a district
—" RI a and setting,should be preserved and promoted.
MIMI ___-----.0 -rim Consider the following:
a�{ 1 10 •�� ..ice
i ' • Retain the historic pattern of smaller streets and
1
"' alleys as a particular characteristic of the street
1 „..r block.
• Reinstate sections of secondary street and/or
, '' 41•. , ' alleys where these have been lost.
i
- , ON • Design for the particular street patterns of e.g.
111 Capitol Hill.
• /: _ ` I • Respect and retain the distinctive tighter
pattern of streets and alleys in The Avenues. .
A` _ • Refer to the specific design guidelines for
Terracing of projecting balcony bays,coupled with steep
topography,can be employed to great dramatic effect. the historic district for additional details and
considerations. (see PART III).
12: 12 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.2 The historic street pattern,as the unifying 12.5 A new apartment or multifamily building
framework for a varied range of lot sizes and should be situated and designed to reinforce and
buildings,should be preserved and reinforced. enhance the established character,or master plan
• Retain historic alignments and widths vision,of the context,recognizing its situation
wherever possible. and role in the street block and building patterns.
•
• Plan the site to avoid adversely affecting the Respect and reflect the scale of lots and
historic integrity of this pattern. buildings associated with both primary and
secondary street frontages.
12.3 The historic street pattern,including the • Site a taller building away from nearby small
network of public and private ways within the scale buildings.
street block,should be retained and reinforced.
• A corner site traditionally might support a
• Secondary streets and alleys maintain the
larger site and building.
historic permeability within the street block as
a means of access and a historic setting for: • A mid-block location may require careful
design consideration to integrate a larger
• Direct and quieter street frontage for
building with an established lower building
smaller buildings.
scale.
• Rear access to the property and to • Respect and reflect a lower scale where this is
accessory buildings.
characteristic of the inner block.
• An attractive focus for community social
interaction.
• An alternative and more intimate choice of
routes,helping to reinforce a walkable and _ .
livable neighborhood.
12.4 The pattern and scale of lots in a historic --
district should be maintained,as the basis of the
historic integrity of the intricate'fine grain'of
the neighborhood.
• Avoid assembling or subdividing lots where ` •'•
i'1
this would adversely affect the integrity of the
historic settlement pattern.
111.4
A principal projecting wing of the street facade,
combined with projecting balconies,can effectively
maintain a distinct human scale in a much larger
building.
Design Guidelines for New Construction PART II 12: 13
PART II Design Guidelines
t THE PUBLIC REALM
How buildings are sited on their lot,where the front
- door is, and how they relate to each other, help to
,'
determine neighborhood form and character. In the
Ps `'• 1 't city's historic neighborhoods, where development
r
•
!\ •,- ' . • patterns are largely complete, the buildings and
14 `, t: ' _ ,[�t landscaping have had the opportunity to mature
' al. ly_ 1
4 rf
- "r: to create an often coherent and distinctive spirit of
u�Ni place,and a tangible sense of time and stability.
-• Essential,therefore,to the design of a new building,
?1 i o 1 1� 3� is the careful consideration of how it will relate to the
f
11 't h' ,_ `1 i physical context of the street, the buildings adjacent
` and across the street, as well as the historical and
Landscaped front yard and projecting cultural patterns of the context and neighborhood.
balconies help to integrate semi-private and A new building should inspire,while drawing some
public spaces,engaging building&street. of that inspiration from the inherent patterns which
Illirhelp to create the historic character of the setting.
-�\ ! I- 1'g A sensitively designed new multifamily
development should relate to neighboring buildings
ti ' i�;" ti 1 to the side and to the rear in terms of setbacks,
ti �iN I 11•1A'' �'� height, massing, scale, the arrangement of shared
` 1 : ,i • i , and private open spaces, and landscaping. This
1 is particularly important for lots situated on the
, -* r I I.
- � boundary of higher-density and lower-density
�� zones, or in zones which permit a higher density
than the established scale. A taller, insensitively
The design of raised threshold and landscaping can provide designed,larger building could adversely affect the
a public/private transition and a unifying element in the setting and amenities enjoyed by existing, smaller
streetscape.
scale buildings. The same contrast of scale and
1
` character will often arise between the exterior and
the interior of the street block.
Compatible design is not necessarily the repetition
of existing or historical design patterns. It does
f 1 I, however rely on the recognition and interpretation of•.
these patterns,whether traditional or contemporary,
in a way that creatively complements the distinctive
and eclectic streetscapes that characterize many
Designing for a variety of complimentary street facade of Salt Lake City's historic districts and older
elements can integrate private terrace space and achieve a neighborhoods.
distinct sense of human scale.
12: 14 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
Of major importance, is how a proposed building
would relate to the public realm; essentially this is ::
the space framed by the buildings facing each other
across the street. The public realm consists of the . W; '` 8
street pavement, park strips, sidewalk, street trees''J
and their planters, and the front yards of buildings ,` "'
that line and frame the street. The character of the I -
public realm is therefore determined by the width •-t :-J
of the street and sidewalks, as well as the setbacks, ti .
building height, massing, frontage, and style of the N.
buildings that frame this realm, combined with 1...
� 'i' '°�
their associated landscaping.
The character of streets that have remained
relatively unchanged for 50 or more years is • ~ -.� � '
usually more consistent and more readily defined. ;":t=
Residential and commercial streets will have _
different characteristics.In either case,the design of
a new multifamily building should respond to the
dominant, historical character of the street and the Public realm landscape design can effectively introduce and
neighborhood context. enhance the seting of the building.
Streets that have experienced considerable
development and change will be less well defined.
Buildings may have inconsistent setbacks,massing, -
and frontages, for example. There are sections of .'.1
�, ' i
several historic districts in the city where this can I•.i ,
N.
be identified, and the dominant character of such litstreets can be less obvious. In such an instance, the
design of a new building presents the opportunity • A
to identify both the strengths and weaknesses of the ` ....`
current setting and to help forge a stronger urban I illt,
s'
and human scale character. .
. . sr,'"—=-'1).''''' 'I, .
.0.1 ^'•
Integration of street facade and streetscape planting help to
define the public from the private realm,and enhance both.
Design Guidelines for New Construction PART II 12: 15
PART II Design Guidelines
Design Objective
,4•= ' A new multifamily building should respect the
• , • ,r-'•' • t
• " characteristic placement, setbacks, massing and
if;:.. - . landscape character of the public realm in the
- immediate context and the surrounding district.
C3! •st-. '��� 12.6 A new building should contribute in a
matais creative and compatible way to the public and the
Caithness Apartments integrate sensitively with the scale of civic realm.
the adjacent context and continue the architectural detailing
and interest on two street frontages on this corner site. 12.7 A building should engage with the street
through a sequence of public to semi-private
spaces.
•, 12.8 A new multifamily building should be
• " l - II situated and designed to define and frame
adjacent streets,and public and common spaces,
in ways that are characteristic of the setting.
riii , - _, a
• Reflect and/or strengthen adjacent building
-
quality,setbacks,heights and massing.
ri `lli►
• Reinforce the historic streetscape patterns of
A contrast in facade design and materials,and the modeling the facing primary and secondary streets and/
of the facade can help to break down the lateral scale,while or alleys.
enhancing the visual interest and presence of the building.
12.9 A building on a corner lot should be
deg to d ,frame and contribute to
historic character of the public realm of both
R' r
l
i11171."'-:i adjacent
ned streets.efine
b.
r The street character will also depend on the the
;.�" s i II 4111
I adjacent street blocks and frontage.
R'' ', ,�' • Building setbacks may be different.
` �' tt • The building scale may also vary between the
.��, '� 1 - `; streets.
virr;i • . ..._firv.:, ' -, ..:;., i
The interplay of architectural forms and varied massing can
retain a sense of human scale and achieve a visual strength on
the corner.
12:16 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
BUILDING PLACEMENT,ORIENTATION
&USE '
In the historic neighborhoods of the city, a multi-
family building tends to be situated towards '1._,
the front of the lot, with most of the private open
space behind, or perhaps to one side. Side yard -
space is usually limited and shared with adjacent
properties. Front setbacks may vary, especially for
larger multifamily buildings, but tend to be within :743
a well-defined range,helping to establish a common '-�' = :c;
visual relationship between buildings of differing
_;.
scale and character. On occasion, a taller apartment .'x=', '- _`
building may be set back farther than lower scale
neighbors. _ n_-
The shared sense of openness enjoyed by residents i i _
in front of and behind a building will depend upon II T.
the situation of the building, and the coincidence - 'r !
t
of private open spaces. With a larger multifamily The street facade is designed around a central entrance
building, the configuration of the building and its and stairway,while placement allows access to parking
open space become more critical if the scale is to to the rear.
integrate successfully with the established building /
pattern.It is important that this pattern of front and ` / '
side setbacks, and the relationship and rhythms J
they establish for the neighborhood, is respected i' ,.
and reflected in the design of a new building. - j
Buildings tend to be sited in alignment with their /AI
,
lots,creating both a defined pattern of frontages andI�' / d 1 y'"
also a sequence of spaces between the buildings and :;
a corresponding sense of visual rhythm along the I
street. The frontage of the building tends to be the ...A It 0 '0
focus of the greatest architectural interest.With the ►''
ill
I '1
greater height and prominence of a larger apartment rlg
li
building, however, the side and rear facades will
. f PIJi
also be important. All facades are likely to play a M� �� '"�
significant role as part of a veryvisible public realm I".
g Ikal i . ._ .I �.4
and historic architectural context. �1°%
i
Historically, apartment and other multifamily 3
buildings in the city have a primary entrance, Height can be stepped back to create outdoor terrace
space,and softened by wraparound corner balconies to
enhance livability and reduce scale.
Design Guidelines for New Construction PART II 12: 17
PART II Design Guidelines
usually of architectural significance, and often Similarly, a new multifamily building should
symmetrically placed facing the street. A larger be planned around both internal and external
common social spaces and courtyards. Externally,
apartment building may have more than one
entrance, facing either the street and/or a central common courtyards or patios should be positioned
and designed for solar aspect, and landscaped for
garden court. The entrance might be raised and .
defined by formal steps, stoop, porch, portico or shade and energy efficient design.Common external
colonnade marking the transition from semi-public spaces above ground level can also notably activate
space to the private interior. the vitality of the building,site and context.
The celebration of the main entrance becomes a key Street facing windows further help to define the
focus and axis for the often symmetrical architectural human scale of the building,reflecting the role and
composition of the primary facade/s. The entrance function of parts of the building, while providing
is frequently flanked by either projecting wings of passive security surveillance. Important or more
the building,or rising tiers of balconies.These semi- formal rooms that are occupied on a regular basis,
private/semi-public spaces help to integrate the such as social space and living rooms, should face
building with the street, both architecturally and and engage the street where possible.
socially,while at the same time creating a symbiotic
Design Objective
sense of human scale and social engagement. The
planning and design of a new multifamily building A new multifamily building should reflect the
should recognize, understand and include these established development patterns, directly address
characteristics. and engage with the street, and include well
planned common and private spaces, and access
arrangements.
12.10 The established historic patterns of setbacks
-; and building depth should be respected in the
11064- siting of a new multifamily building.
12.11 The front and the entrance of the building
r � i i� should orient to and engage with the street.
,,! • A new building should be oriented parallel
to lot lines,maintaining the traditional,
II — ,i; established development pattern of the block.
�.
• An exception might be where early settlement
0+10
has introduced irregular street patterns and
�"�-- building configurations,e.g.parts of Capitol
Hill.
Central approach,entrance and axial
'pedimented'bay help to enhance the 12.12 Access arrangements to the site and the
coherent,symmetrical contribution to the building should be an integral part of the
street.
12: 18 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
planning and design process at the earliest stage.
12.13 The situation,orientation,configuration
r lR..
and design of a new multifamily building should i ,l
include provision for common exterior open • _ ,- - _ --
AI
spaces at ground level.Site and design such
space/s to address the following: t •i 6
• II, if'a Li i ,
Reducing the bulk and the scale of the building. (�
• Configuration for residential amenity and I PI �'Et I:i
casual social interaction. 1 ,. 1. I I i 1!} Pli
• Shelter from traffic and traffic noise. i 'i• "' y�_ I
• Plan for solar access and seasonal shade. •� •
F .$-t
• Landscape and light to enhance residential „
1 y
relaxation,enjoyment and neighboring -
environmental quality. , •
12.14 Consider additional common open space on Conversion of industrial space using projecting
higher terrace or roof levels to enhance residential and recessed balcony spaces,and common
amenity and city views. rooftop space,to articulate and enhance
architectural character,and reduce perceived
• Locate and design to preserve neighboring bulk.
l I privacy. i:
� i
• Plan and design for landscape amenity and best 11' - s °,
practices in sustainable design. (PART IV) ';
I\12.15 Private open space for each unit,whether - _
!'1 `
ground level,terrace or balcony space,should be r '`" i•
designed to create attractive outdoor space,and
1
to help articulate the design of the building to � 41
-= Ili I.
lli
reduce its bulk and scale. '4
• Private space should be contiguous with the "51 '� \�l
p g I, I i I "i
_ �t'I ,
unit. `� L. �;
• Private space should be clearly distinguished :I '' 'ii I I,
from common open space. ' ill I�
p p r � �� I� �i
12.16 Common internal and external social space 'I q
should be planned and designed to take advantage
of solar aspect and energy efficient design. A recessed or projecting balcony sequence
can be employed to help articulate the
• See Guidelines for Sustainable Design(PART facade design.
IV)
Design Guidelines for New Construction PART II 12: 19
PART II Design Guidelines
I E._ SITE ACCESS, PARKING & SERVICES
' - Much of the attraction of an urban environment
ii't _ �._
' E
relies upon the quality of its streetscapes. Planning
s an individual multifamily site and building
i should directly evaluate and address the complex
C,:_1� relationship between vehicular streets, sidewalks,
�.
-1 • sidewalk amenities, landscaping, and the location,
ii.' il form and continuity of building edges. It is also
.....-,' -.Romp to plan for the location and design of
The public entrance is designed as the parking areas, service areas and site utilities to
focal point of this street frontage. ensure that they do not detract from the character
and quality of the building and the urban experience.
Design Objective
Ito �� The site planning and situation of a new multi-
i liNs k family building should prioritize access to the site
and building for pedestrians and cyclists,motorized
h-- vehicular access and parking should be discreetly
- _, i
situated and designed, and building services and
r • '
... I( �', S utilities should not detract from the character and
- y..
-
J
appearance of the building,the site and the context.
1� i �y imi
',um/ w r'�r PEDESTRIAN&BICYCLE
A new multifamily building should be designed
The sequence of small garage doors woven into the to prioritize access and use by people walking and
intricate articulation of this secondary facade creates a cycling. Site access should be planned to nearby
more pedestrian-friendly character.
transit routes and also walking, cycling routes and
multi-use trails in the vicinity, as well as adjacent
I■I III'® secondary streets and rear alleys.
¶ °°' ' 12.17 The primary public entrance to the building
a,
should be afforded priority and prominence in
Alt,; ' 41 I access from the street,and appropriately scaled in
r�- the design of the street facade/s.
• Avoid combining with any vehicular access or
-- 111111-7= drive.
• Provide direct access to the sidewalk and street.
The axis to the main entrance is carried through as a vertical
accent in the facade. • Landscape design should reinforce the
importance of the public entrance.
12:20 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.18 Where the secondary street or alley network VEHICULAR-CARS&MOTORCYCLES
is available,rear public access should be retained Vehicular access should minimize conflict with
and used. other modes of transportation,especially pedestrian
• Residential access options to the site and traffic. Such access should also protect residential
building should be retained and/or maximized. streets from the effects of undue congestion and
• Alternative vehicular access from secondary noise, and encourage multimodal transportation. It
streets and alleys should be retained and should provide for the safe and efficient movement
reused. of pedestrians, bicycles and vehicles. Site planning
and design should promote pedestrian safety by
12.19 Bicycle parking should be situated so that segregating pedestrian and vehicular points of
it is convenient and readily accessible within or access, providing for safe and efficient vehicle
immediately adjacent to the building,including ingress and egress. A vehicle entrance should
design for secure storage. be positioned to preserve the continuity of the
pedestrian streetscape, and placed discreetly in
12.20 Convenient storage space for each
residential unit should be included to obviate the relation to the primary facade of the building.
use of personal outdoor balcony space for bicycle
and other storage.
.14 •
-
- r:
I i ------ '
I _ irk_ il I -
,.-:-.. : 2 1_
7 _ _
p�- o� T
I ,.... . .
r
Vehicular ramped access is juxtaposed with street level garage Building proximity can provide discreet parking
entries,all situated to the rear of the building. options back from the street.
Design Guidelines for New Construction PART II 12:21
PART II Design Guidelines
__ 41 �
- fi- 12.21 A vehicular access and drive should not be
_;
- - • r _ ilitia.,; combined with a pedestrian access and entrance.
di
'` j5;' • Place vehicle access away from comercial
iiluses such as cafe, restaurant or retail.m
i J kip
��� \ 12.22 A vehicular access and driveway should be
el,
M
11 II discreetly placed to the side or to the rear of the
building.
Nli
• A vehicular entrance which incorporates a
1
4----.. ' II 1� , ramp should be screened from street views.
' • Landscape should be designed to minimize
'41—
w. visual impact of the access and driveway.
�� 12.23 A single curb cut or driveway should not
— exceed the minimum width required.
w
-'� • Avoid curb cuts and driveways close to street
Landscaped surface parking adjacent to corners.
unobtrusive garage entrance to the rear.
12.24 Driveways serving groups of similar uses
should be consolidated to minimize visual
intrusion,and to provide less interruption to the
`'^ - sidewalk,pedestrian character and flow.
t' "Al • Curb cuts should be shared between groups of
buildings and uses where possible.
•
rs;. • Joint driveway access is encouraged.
1 12.25 Wherever possible,vehicular parking
Y 4 .4.�s. !till should be situated below the building,or
s f i. 'r 1 sf alternatively behind the building in a manner
1. , ,, „ that does not conflict with pedestrian access from
q . I ;<;:
.. the street.
;`°�;';i� s s�' • Surface parking areas should be screened from
* +�r ''` it
views from the street and adjacent residential
.,.y�_r.w a„V.:"
P , properties.
.,�
Recessed garage access from the street with
minimal interruption of the street frontage.
M
12:22 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
I
Chapter 12.New Construction in Historic Districts
SITE&BUILDING SERVICES& -
UTILITIES
External utility areas and services should not affect
the appearance and character of either the site or the
building,as they are perceived from the street and ,��
adjacent buildings.Location should be planned to
the rear of the site and/or building,with internal or
enclosed storage facilities provided for refuse.Roof
mounted equipment should be planned,positioned,
selected,housed and screened to avoid any negative Building utility locations can have unanticipated
impact on views from the public way and nearby consequences.
buildings.
Interior Planning Decisions with Exterior
Ramifications
There are many decisions regarding the internal
planning,layout and functionality of a new multi-
family building which can have significant external
visual impact on the appearance and character of
the building.Without care and attention in the early _
planning stages, these may adversely affect the
architectural character of the building,marring its
appearance and contribution to its historic setting.
PLAN >ORGANIZE>DESIGN>SCREEN
Thorough planning for HVAC,and other common •
and individual utility functions,can minimize the Coordination of air conditioning equipment can
negative external visual impact of air conditioning avoid sporadic placement on important street
equipment, and a variety of exhaust and intake fnrades.
vents located on the building facades or roofscapes.
Where some facade location is unavoidable,venting
should be screened from public view,or integrated,
grouped,desi ned and detailed as inobtrusivel as
possible.
,i, t�JY i YI.
�,. .>l,.l t V,.. •
Screening of utility service meters in this instance
will rely on maturing landscaping and subsequent
maintenance.
Design Guidelines for New Construction PART II 12:23
PART II Design Guidelines
The following design objective should be a central
• AOr , consideration in the early planning stages of any
y •\�� �. project,and should guide the design of ground and
kilo
higher level facilities and utilities, including air
handling and generator equipment.
\Itt
R Design Objective
Olt \`\ � The visual impact of common and individual
• ` ` building services and utilities,as perceived from
?• � % I` the public realm and nearby buildings,should be
yt avoided or completely integrated into the design of
the building.
,'� 12.26 Utility areas and other ground level
� t3
building services should be situated away from
the frontage of the building.
Retrofitting equipment individually can
have a significant visual impact on an older • Screen from street views and adjacent
building. buildings.
• Integrate these facilities with the architecture
of the building through design,color and the
choice of materials.
11L-• 12.27 Rooftop and other higher level mechanical
services and utilities should be situated away
from,and also screened from,street views.
• Locate the utility equipment within an
architectural screen or dedicated housing.
• Enclose the facility within a roof that is an
Iintegral part of the building.
/ r • Select and locate the utility equipment so
that it is not seen from adjacent primary and
secondary streets.
e • Finish to match the building where visibility
• might occur.
1
12.28 Mechanical services should be acoustically
I screened from nearby residential properties.
Mechanical services should be integrated as
part of the overall design and detailing of the • Screening should be compatible with and also
building. integrated into the design of the building.
12:24 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.29 Small utilities,such as air conditioning LANDSCAPE&LIGHTING
units,should be located away from primary
and secondary facades of the building,unless FRONT YARD LANDSCAPE
integrated and fully concealed as part of the The character of an attractive street will depend in
building design. part on the landscape quality of the open spaces of
• Avoid placing AC or other equipment in those buildings that front onto and frame it.This is
balcony spaces. particularly true in the city's historic neighborhoods.
12.30 Exhaust and intake vents and pipes on Though primarily located on private property, the
facades and roofscapes should be avoided front yard of the building is part of the public realm
through early and coordinated planning of and should consequently be designed in a manner
that defines,unifies and enhances the public realm
facilities for common utility systems.
in that setting. A front yard designed in isolation,
• Coordinate,group and screen from view where
relating exclusively to the needs and form of a new
any might penetrate the facade.
building, is more likely to have a negative effect
• Finish to match the facade color unless on the overall character of the established historic
specifically designed as a detailed architectural streetscape.
embellishment.
•
12.31 Cellular phone and other antennae,and
associated equipment,should not be visible from
the public way. Mr
/# u•
Plan for common satellite TV equipment,with � ;;;� ,
positioning to avoid or minimize any visual . 4=
impact. / f '
NW. is jM1 s, A
J!' - f Sw. t '!
, i.., - :.,-- 04 . . '(''.1 f:tsik,ir- -44P: ,
-> ilt I . . 7
Ilir..,_
i )
•,-;,.4::,•ai,Liii.,,,,t1.t,,,f ;tee` .f
la
n '
TT
1 -1. ` Il i` '�.
Utility equipment and areas can be The landscaping of a recessed front court can enhance
discreetly planned and designed. both building character and public streetscape.
Design Guidelines for New Construction PART II 12:25
PART II Design Guidelines
The planning and landscaping of a larger apartment
� building and site will have a significant impact
upon the character of the streetscape and public
400.
" -•,." ��• realm.The design should consequently both respect
t � and contribute creatively to this historic character.
1.{r. ` I / d; l _- I • Without careful consideration, design which is
- ' too self-focused can divide the public realm into a
wl
- discontinuous and random series of private spaces
{ l and front yard open spaces.
r-• 7 The landscape design for the front yard and frontage
,.. =r ..= } of the building has the potential to accentuate the
architectural quality and the visual contribution of
; .,;;• - -: . the building to the street scene. It can also help to
define the legibility of public, common and private
r -'...1' J4 . building, p uses within the and complement the
'`
public access and entrance.
Nibb.... , kyh
Design Objective
Creative landscape design can effectively define
public and private space. The design of residential and commercial front yard
landscapes should contribute to a coherent and
creative public realm.
_ 'i ,., . 1 12.32 The front yard landscaping for a new multi-
family building should coordinate with historic
1 :4• ,,i.,6 r ,1 and/or established patterns.
l _? t ` • Evaluate existing historic patterns and
MANI
-, 1 mom= character.
— l • Design a creative complement to the
J
s`. established historic character.
I
tioix1,, PI
:,: tit-I.:
r
The design of a commercial public realm can
introduce and enhance residential vitality.
12:26 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
12.33 Landscape walls and fences perpendicular LIGHTING
to the street,which could separate front
Lighting a site and a building is both a necessity and
yards,should be minimized or avoided where
an opportunity to accentuate the attractive impact
this separation is not an inherent part of the
of the architectural and landscape design at night.
established topographic or historic character.
Lighting identifies, guides and provides a sense
• Retaining walls provide significant opportunity of security for the principal entrance, and other
for creative design and natural materials,where sections of the building and site.Designed as visual
they are a characteristic of the setting. accent, lighting can also provide an alternative
• Where retaining walls are a part of established presentation and experience of the design and
historic character,avoid excessive retaining character of a building and its landscaping.
wall height by terracing a change in grade.
• Design any fencing to be low and transparent
in form. I TM WOODRUFF _r
• r
12.34 Where it is a characteristic of the street, i
a front yard should be designed and graded to =Y �' 6 1� !f
reflect this pattern,retaining the relationship - -•
and continuity of open space,and the sense of ,a�
progression from public to private space. •
IA• Reflect the historic grading and landscaping of
the area between the street pavement and the [=
building.
• The building should readily engage with the Specific design attention was often given
to lighting the main entrance.
street and public realm.
-
12.35 Where a new multifamily building includes • __-
another use/s,such as restaurant or café,seating
should be considered as part of the landscape
design for front yard area and/or sidewalk.
• Design any seating as a creative element of the Aimed,
landscape design. • `
¢.-..ARNISTA
• Low walls in the landscape design can provide I
the opportunity for integrated informal seating.
• Use ergonomic and durable materials in the -
design and choice of seating,e.g.wood& - r
metal. di Ill
hi , -
Design Guidelines for New Construction PART II 12:27
PART II Design Guidelines
Lighting of the site and/or the building should not
however compete with or upstage the architectural
importance of historic buildings in the context.
Without careful thought,lighting can detract from
the site, the landscaping, the building and the
historic context,and adversely affect the experience
and amenities of adjacent or nearby residents or
ft users.
Design Objective
External lighting of the building and site should
be carefully considered for architectural accent,for
basic lighting of access and service areas, and to
avoid light trespass.
12.36 Exterior lighting should be discreetly
I._ :
A single decorative pendant light fitting can designed to illuminate entrances and exterior
enhance architectural character when not in spaces such as balconies,terraces or common
use.
spaces.
• Design to avoid light trespass beyond the area
to be lit.
I '
1 • Design for creative and discrete task lighting.
A ,.
1
it
�Il
tii
a
lip
Ii I
1- ,
1 Discreet contemporary fittings can provide an
alternative.
12:28 PART II Design Guidelines for Historic Apartment&Multi-Fancily Properties&Districts
Chapter 12. New Construction in Historic Districts
12.37 Where architectural lighting is appropriate, 12.41 Utilitarian building lighting for service
it should be designed to strengthen the historic areas should be concealed from view from
context,providing selective visual accent to primary and secondary streets,and from adjacent
specific elements of the primary facades,using properties.
discreet and creatively designed light fittings. • Use effective'cut-off'shields to confine light
• Avoid general illumination of a facade or spread.
undue prominence of an individual building, • Position light fittings to reduce public visibility.
since this will detract from the nightime
character of the historic setting. • Choose fittings and finishes that complement
the design of the building.
• Design building light fixtures for architectural
quality and durability.
• Shield architectural illumination at higher
levels to avoid a view of any exposed light
source from the street or adjacent occupied
space.
12.38 Building lighting should be discreetly
designed to integrate,in design,location and
choice of fittings,with the architecture of the
building.
1
12.39 Landscape lighting should be designedEm.
discreetly and creatively to enhance pathways
and entrances,while accentuating planting
design.
-m ■N■
• Light specific design features. NMI
NMI
• Avoid light tresspass and glare. 1111
12.40 Conduit and electrical supply equipment - -
for both architectural and utility light fittings 1
I
1762161
should be concealed from view from all streets
and adjacent properties. I
• Plan and design supply runs at an early Sid
I
stage to avoid external surface conduit and
equipment. �I 1
• Conceal within,or integrate with,the design of
the building. From street light to principal
entrance.
Design Guidelines for New Construction PART II 12:29
PART II Design Guidelines
• BUILDING DESIGN GUIDELINES
t ' . , -- BUILDING FORM & SCALE
I 1 ill,...*,, 'TA
"1 a= THE CHARACTER OF THE STREET BLOCK
...' Although buildings are designed to accommodate a
'� i _ '1 variety of uses, as 'architecture; they are designed
-� t� to be so much more. Their contribution to the
'� distinctive culture, art, building craft and palette
-" + - - 0 -
_ of materials of the city,combine to characterize and
i it inirem�e i
• define the street. They also create a unique "sense
of place" associated with the neighborhood, and
j
AI
�` .,,.�r.. ,� contribute to the quality of the urban experience
1-,._11;,.>n:- :.;;�.,,.�,.-.
-- r> -o- — - 77V::.-L. and livability inherent to the city's many vibrant,
mixed-use urban neighborhoods.
'"' Buildings and architecture that enhance the urban
A Classical celebration of the central street-
facing court in the detail of doorways,balconies, realm of a historic setting pay careful attention to
brickwork and stone detailing,creating an urban design patterns of massing, form, facade
intimate sense of human scale. articulation, design detail and materials. These
Ipatterns help to knit together a complementary
sense of 'randomness, emanating from eclectic
architectural fashion and incremental development.
The resulting visual harmony, so notable in many
�,_ of the city's historic districts, relies heavily upon
......LI
j a common building scale. The sensitive design
', -
of a larger apartment building consequently will
.: . I
AL-
. ..,,,„...._.. depend upon integrating human scale patterns with
ti , - 1
. u�, vi�i n� �� some degree of visual spontaneity and variety.
�' ',� IIIII III I A Sense of Human Scale
y The character of an attractive and vibrant urban
Ili
r
y neighborhood will substantially rely upon how
liirll!`•." MR ill III lr III the buildings, individually and collectively, create
• and maintain a sense of human scale. This can
be expressed by the design composition and
articulation of the facade, the primary architectural
A traditional model redesigned to achieve private elements,details and materials.
and public social interaction.
12:30 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
In a predominantly single family residential
neighborhood,a sense of human scale derives from
the scale of the building as a whole and from the
patterns inherent in its principal architectural
elements,such as projecting bays,articulation,roof
forms,fenestration,entrance and front porch.The I .
I
choice and detailing of materials and color also play -
an important role in helping to create or emphasize
visual textures and vitality. I.1 1
I -
MI-
With a multifamily building which is in scale with
a single family setting, the same characteristics - 1 I
and visual dynamics are in play. For a multi-
i ii.
family building of greater scale in a single family
context, i.e. greater relative height and/or width,
creating a sense of compatible human scale will -
depend upon the primary architectural elements, _
their articulation and design expression, and the .itlINEW
materials and details employed in their design. The composition and articulation of the street
facade is accentuated in intricately detailed
These characteristics depend in turn upon the fenestration and brickwork.
composition and articulation of the primary and
secondary facades.This may be vertical,in the form - -,
of alternating projecting or recessed wings or bays !'er
composing the width or length of the façade.It may t' I /
/
also be horizontal,stepping back upper floor/s where I(
these exceed the average height of the context. J
Human scale characteristics also include the design I
of the principal entrance,the stature and modeling (ir (
of the first floor as the base for the façade,and the 4 4 I
top floor/s forming a top or a cap for the design of the
facade.The balconies,whether individual or rising I 1 I
in vertical tiers as with many of the city's historic I
apartment buildings,and the detailing and palette /Al
of materials,also play a significant role. r
The mass and scale of a building are fundamental 4
T•r
issues in the design of a new multifamily or 74, ,
apartment structure in one of the city's historic j
districts. The traditional scale of single family Projecting balcony arrangements,a varied
fenestration pattern and window reveals
residences is a characteristic of most of the historic embellish a terracotta panelled facade,helping
to reduce the apparent scale,while creating
architectural interest.
Design Guidelines for New Construction PART II 12:31
PART II Design Guidelines
neighborhoods, with houses ranging from one to
two and a half stories.Although the actual height
can vary considerably along any given street,
the similarity of overall scale of the variety of
architectural elements establishes and enhances the
pedestrian-friendly character of many of the streets
and districts.It is important that the design of a new
apartment building respects these disparities in
I I II scale,especially in the respect of potential impact
upon access to light,sunlight and privacy enjoyed
by adjacent buildings and residents.
A range of apartment buildings is characteristic of the
city's historic neighborhoods,some equating closely
' I with the predominant single family residential
height and scale.Others rise through three,four
1 and more stories,often on significantly larger lots.
These buildings are increasingly characteristic of
Well defined and detailed projecting balconies the more important streets progressing towards
help to establish building form and scale. the downtown area. South Temple, First Avenue
and many adjacent streets provide the setting for
PPM several larger apartment buildings.City apartment
{, types(Part I,Section 4)are illustrated throughout
1111. the guidelines.
aDesign Objective
w The form,scale and design of a new multifamily
building in a historic district should equate with
and complement the established patterns of human
! scale characteristics of the immediate setting and/or
broader context.
• MI
II•
;:I
r
Articulation of the street facade,varying the
planes,materials and facade proportions,help
to integrate the commercial street frontage and
create a sense of human scale.
12:32 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.42 A new multifamily building should appear ,
similar in scale to the scale established by the f
buildings comprising the current street block 1 ' + i ,'tr - Au ,,
facade.
• Subdivide a larger mass into smaller I r,,* • ► 1,,
"modules" which are similar in size to 'F lI" , � o
-.1-':":
buildings seen traditionally- __'�r� '
• The scale of principal elements,such as 4 ;II 11 . .;, ,, s i}
entrances,porches,balconies and window + _�" •,:obi.`I
bays,are critical to creating and maintaining a . ` _it 1 - c i"
compatible building scale. Style and composition used effectively to create strong vertical
emphasis and a very distinct sense of arhitectural affinity and
12.43 A new multifamily building should be human scale.
designed to create and reinforce a sense of human
scale.In doing so consider the following:
• Design building massing and modulation to
reflect traditional forms,e.g.projecting wings -
and balcony bays. •
• Design a solid-to-void (wall to window/door) ;� _. '-
ratio that is similar to that seen traditionally. ' If Twoi i i$:L ,
• Design window openings that are similar in 1
scale to those seen traditionally. _ =-
• Articulate and design balconies that reflect
A lower facade of quality materials supports a strongly
traditional form and scale. articulated street facade with a distinct vertical proportion and
• Design an entrance,porch or stoop that reflects rhythm in this horizontal building.
the scale characteristic of similar traditional -- —
building types. . - Iwii, 1. -
• Use building materials of traditional •' ':
dimensions,e.g.brick,stone,terracotta. IT
•
IV.—
• Choose materials that express a variation in iT
color and/or texture,either individually or nii• ',`' �j p 1].jy
19 N
communally. ;' !t I i
12.44 A new multifamilybuildingshould be Tli` i il T7..! ,
- 'III
- . 1 fit
designed to respect the access to light and the i ...it, : .'u • —ti
privacy of adjacent buildings. —
Balconies,modeling,varied fenestration,stepped back upper
floors and color,employed in composition to reduce the apparent
scale.
Design Guidelines for New Construction PART II 12:33
PART II Design Guidelines
BUILDING FACADE COMPOSITION,
PROPORTION & SCALE
i A _ _ The design composition of the front and sometimes
the side facades of an apartment building have
;Ila - 1 °;_ Ay. traditionally taken the form of a symmetrical
1 arrangement of wings, or risingbalconybays,
,. - '. ' i:', 1 g Y
rk' ' 4 framinga central entrance. Such modulation of the
��, buildingvaried with the scale,type and style,often
_..
-a YP Y
S ' ! Oki enclosing a central recessed entrance bay.
5 V'
-, I ■ This design approach is significant through its
- 1-'� Y- ' application of a comprehensive architectural
Drawing private and public spaces together in a Classical language designed to reinforce the basic symmetry.
hierarchy of balconies. The result is a complex, refined and intricate series
of buildings which acknowledge,and in many ways
hALhelp to reinforce, the distinct sense of human scale
•
so characteristic of the single family residential
rice"_. context.
1 e e Ir �'!a 12.45 The principal elements of the front
_I facade should reflect the scale of the buildings
comprising the block face and historic context.
• The primary plane/s of the front facade should
not appear to be more than a story higher than
i those of typical historic structures in the block
and context.
•
Massing of the building stepping back the street and the Where the proposed building would be taller
side facades,with corner balcony and fenestration,creates than those in the historic context,the upper
a vertical proportion and a human scale street facade. floor/s should step back from the plane of the
facade below.
• A single wall plane or bay of the primary or
{�; secondary facades should reflect the typical
ill- I maximum facade width in the district.
11r.--
! . J..
et_
,�
Contrasting facade designs are related through an affinity
in height,articulation and vertical proportion and
emphasis.
12:34 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.46 The secondary elements,patterns and ,,; -
modeling of the facade composition should
reinforce the massing and scale established by
the primary elements of the facade/s.
II11 - .
• Design a fenestration pattern and a window __ .;x- ,-
scale that reflect those of the context and -r mi
historic district. • - t--. A„_,,I
7.
• Arrange and design balconies to articulate the _ i-I
architecture of both the primary and secondary `- _..
facades. —' -
• In a taller structure,design the ground floor/s • ' • `n _11a,,
r
to differentiate in stature,plane,detailing and/ ?„....,
•°+or materials from the facade above. _r �,�.- .
• Express the'base'for the front facade/s of : +--{ :� d ri
the building through primary architectural - n
elements and patterns,e.g.entrance/porch/
Symmetrical facade composition around a
portico,fenestration. central entrance bay employs a change in wall
•
• Reinforce this definition through detailing and plane,fenestration and gables to emphasize
vertical proportion.
materials.
1
• Design a distinct'foundation' course for the
primary and secondary facades,employing a
combination of wall plane,materials,texture
and/or color. a
• In a taller structure,consider defining a top I 4..0,,
floor by a distinct variation in design treatment — 1 t1 ! '
II
as part of an architectural hierarchy in the 1 { j `
design of the facade. 1 l
Respect the role that architectural I it
12.47
� M
symmetry can play in the form of the established
historic street frontage and wider setting. 1N' •
• This can be effective in composing the 1
•
modulation of a wider facade,helping to
integrate this within a smaller scale setting. _aim._
• Evaluation of historic apartment facade
Symmetrical massing,emphasized by recessed
symmetry,or asymmetry,will provide valuable vertical balcony bays,setting back top floors,and
direction and inspiration. varied fenestration create both a distinct vertical
proportion and sense of human scale.
Design Guidelines for New Construction PART II 12:35
PART II Design Guidelines
HEIGHT
. •' -- In many historic settings in the city,a similarity
\��� or affinity in building heights can contribute to
1 - i ri the sense of visual cohesion and continuity of an
'III individual district, helping to define its distinct
l i, identity.In this context,the height of a new building
should not overwhelm historic buildings in the
immediate setting,and should fall within the range
of heights defined by the historic structures in the
district.
A similarity in the height of prominent building
features, such as porches and cornices, can be
equally important, especially where building
heights might be more inconsistent.Such features
Central balcony portico,cornice,raised
first floor and foundation,and fenestration help to reduce the sense of scale and often appear to
coincide to reduce the apparent height. align along the street.This in turn helps to create a
sense of affinity through a coherent visual rhythm
and continuity.
Where the zoning context might allow for a
multifamily building higher than the prevailing
mi
k
traditional scale,designing to achieve and maintain
lIliI I i" 1r - `,' a sense of human scale and context sensitivity
in the architectural language remains a primary
._I goal.Limiting the maximum height to parts of the
Stepping buck the top.floor combines with facade articulation building as a whole,and to sections of the primary
and corner design focus to reduce perceived height and scale. facades,can effectively reduce the apparent massing
of the building overall.Other design interventions,
such as the modulation of the facades and associated
j visual emphasis,can help to reduce the apparent
height,and consequently the perceived scale,of the
�i/ 1�,�11111111
s�
J1 � iluj L,�� building.
.a I Design Objective
:l The maximum height of a new multifamily building
should not exceed the general height and scale of
its historic context, or be designed to reduce the
Limiting street facade sheer height,combined with projecting perceived height where a taller building might be
balconies,help to reinforce a sense of human scale. appropriate to the context.
12:36 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.48 The building height should be compatible 12.52 The primary and secondary facades
with the historic setting and context. should be articulated and modulated to reduce
• The immediate and wider historic contexts are an impression of greater height and scale,and to
both of importance. enhance a sense of human scale.
• The impact upon adjacent historic buildings • Design a distinctive and a taller first floor for
will be paramount in terms of scale and form. the primary and secondary facades.
• Design a distinct top floor to help terminate the
12.49 Characteristic of traditional buildings
facade,and to complement the architectural
types and context,the first two floors should be
hierarchy and visual interest.
designed with greater stature.
• Design a hierarchy of window height and/or
12.50 Where there is a significant difference in width,when defining the fenestration pattern.
scale with the immediate context,the building
• Consider designing for a distinctive projecting
height should vary across the primary facade, balcony arrangement and hierarchy.
and/or the maximum height should be limited to
• Use materials and color creatively to reduce
part of the plan footprint of the building.
apparent height and scale, and maximize visual
• Step back the upper floods of a taller building
interest.
to achieve a height similar to that historically
characteristic of the district.
• Restrict maximum building height to particular
sections of the depth and length of the building.
12.51 The upper floor/s should step back where
a taller building will approach established
neighborhoods,streets or adjacent buildings
of typically lower height. 1ii
1) i1
.�' � N, III III
_ _
111' �111 _i: 3� I is - I,
tui
Gabled full height wings frame recessed floors and balcony Stepping down the height of the street facade
space creating a strong sense of human scale and visual introduces a more intimate scale and terraced
interest. private space to the rear.
Design Guidelines for New Construction PART II 12:37
PART II Design Guidelines
WIDTH
In many of the city's older and historic districts,
buildings were designed to be similar in width to
nearby structures,often echoing similar lot widths.
This helped to establish a distinctive single family
residential scale for the neighborhood.A sense of
rhythm and continuity emerge when these buildings
are evenly spaced along the street block.
YY Designing a new multifamily building, the
perceived width of a new building façade should
appear to be similar to the patterns and modulation
established by historic buildings in the context in
_ order to maintain this sense of visual rhythm and
(lln'`. I I I f
I� 1.'N7jl ���I�Ilfl continuity of scale.
Individual entrance porches and Where a new multifamily building would be
fenestration create a pleasing symmetrical
composition for this double house facade. wider than those in the historic context,it should
be subdivided into modules of similar width to
traditional buildings, and/or should step back
t towards the corners of the primary facade.This is
's
a design approach which is widely and effectivelyta used in many of the larger early apartment buildings
• across the city.
A I
f a :�• II i7 AILI gObjective
n
The design of a new multifamily building should
The individual street facade sequence,with separating articulate the patterns established by the buildings
courtyard spaces,creates a distinct rhythm and human scale in the historic context to reduce the perceived width
street frontage. of a wider building and maintain a sense of human
scale.
Primary street facade composed of two individual projecting bays
framing a central projecting elevator tower and two recessed bays,
enriched by rising projecting balcony sequence and varied fenestration
create an intricate assymetry and rather'organic'relationship.
12:38 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.53 A new multifamily building should
appear similar to the width established by the
combination of single and multifamily historic
buildings in the context. •
-
• Reflect the modulation width of larger historic J. [
apartment buildings.
• If a building would be wider overall than y
lb�
structures seen historically,the facade should rN
'4
be subdivided into significantly subordinate • 4 `'`
planes which are similar in width to the
buildingfacades of the context.
.
• Step back sections of the wall plane to create
the impression of similar facade widths to those Ili
iI
of the historic setting.
Ii •
Symmetrical projecting wings of the primary street
facade enclose a central recessed entrance court.
•
III ��
III
•
V1kII.
I I. -
Th
-I2ee primary modeling of the street facade to create a
symmetrical arrangement of three projecting bays is
supplemented by alternating recessed and projecting
tiers of balconies.
Design Guidelines for New Construction PART II 12:39
PART II Design Guidelines
MASSING
-_T_ �; �iT 12.54 The overall massing of a new multi-
Jam_ i I_ ``'• -'�1• -'' family building should respect and reflect the
rt' c C C established scale,form and footprint of buildings
' ' ' comprising the street block and historic context.
',.. • Modulate the building where height and scale
. -
'i '� its -' 1 ..
P. =-, 7 t �� are greater than the context.
�'j • Arrange the massing to step down adjacent to a
a / f smaller scale building.i
Classic historic apartment plan with two wings to frame a deep • Respect,and/or equate with the more modest
central landscaped court. scale of center block buildings and residences
where they provide the immediate context.
12.55 The proportions and roof forms of a new
multifamily building should be designed to
7-4 - respect and reflect the range of building forms
. E ;ci • and massing which characterize the district.
', -a 4 ,lifi • Focus on maintaining a sense of human scale.
" il,
-',i • The variety often inherent in the context
I i�� Tr,(1 can provide a range of design options for
111"
compatible new roof forms.
• Vary the massing across the street facade/s and
1
_ along the length of the building on the side
inear sequence of units stepping lxac facades.
create strongly framed private balcony space • Respect adjacent lower buildings by stepping
above.
down additional height in the design of a new
\ building.
1
r i � I 1 .;A!
air q ' 1 r
Stepping down massing towards the rear of Narrow gabled front facades with recessed courtyard space
the building. between.
12 :40 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
BUILDING CHARACTER&
SCALE
FACADE ARTICULATION,
PROPORTION&VISUAL EMPHASIS
While there may be great variety inherent in the
architectural styles and facade composition in most
historic districts,a similarity of building scale and -
forms contributes to a sense of visual continuity, �.
identity and human scale. To maintain this ) -
relationship and visual coherence,a new building `
should have basic roof and building forms that are / •I.
similar to those seen traditionally. ,
In a setting of single family houses,the roof may
be the single most important element in the overall • '
form of the building, capping the building with Slender columns support an equally slender
distinguishing profiles and geometry which often sequence of terraced balconies and create a
vibrant vertical emphasis and proportion
differentiate style and type.The scale and character across an extensive historic apartment
of an established historic context will also provide complex.
many of the design criteria for a larger multifamily
building. In this case, a sensitive architectural
composition of the primary and secondary
facades can achieve a visual compatibility through
appropriate proportion and visual emphasis,
helping to mediate between buildings of different =�
scale.
Creating a sense of human scale in the design
of a larger multifamily building will rely in
major part on the modulation of the primary and •
. r n T
secondary facades.This can be achieved through 'I I
the articulation of major vertical sections of the :f •
facade,and also the vertical plane of specific key •j: '
floors of the building. Articulation plays a key
role in creating the proportions of a facade,while 1 y r
YII �,%�, l�
in turn the proportions help to establish the visual _
emphasis of the primary and secondary facades of
the building,and the way the building relates to the Private outdoor spaces drive the primary articulation
and proportions of this corner building.
context.
Design Guidelines for New Construction PART II 12:41
PART II Design Guidelines
.."" - Visual Emphasis
t Visual emphasis can be vertical, horizontal or
-.., .. balanced. It will appear differently when viewed in
direct'elevation' or more obliquely along the street
i I frontage, and will vary with the light and shadow
jacross the day.
,14 �:
ill A strong vertical emphasis can be effective in
-,- I creating a sense of compatible façade width in a
larger building. Correspondingly, a horizontal
( ), ;' lit
. 4 emphasis can help to reduce an impression of excess
f
height in a larger building.
I ' Other design characteristics, such as the ratio
� v �'
of solid to void (wall to window), fenestration
Projecting central entrance and bay,fill (window) pattern, window scale and proportion,
height chimney and vertically proportioned and the depth of window reveals (the degree of
window sequence,create strong verticality. setback of window plane from wall plane),will also
_ play a positive role in creating the visual emphases
of the building.
A single family house can be categorized by its�# j visual emphasis. This might be vertical, in for
d
example Queen Anne or Victorian styles,horizontal
"` as with the bungalow type,or more balanced in,for
•
f)� ;
example, the Foursquare house type. Frequently,
r,
,y�s:,� a street block might be composed of buildings
1
k reflecting a complete spectrum of visual emphasis.
,il
II y An affinity in character is often achieved through
— _ *iiimmors.,, a common scale and shared architectural elements
Vertical bays capped by a strong projecting
cornice and deep eaves. along a consistent frontage line.
The visual emphasis in the design of a new multi-
( q!,
family building should be informed by an evaluation
I! ' `� of its context. Analyze the neighboring buildings
`�( • 1 on both sides of the street, and from this review,
-•d 04 I i 'I identify how a new design can both equate with
- ri1 y
- , ' II I•r 6 and complement the existing character.An increase
i•
y in scale, for example, can often be more effectively
I� I I •'. fir' integrated, and can appear more compatible, using
- _ _- . a design composition with a more vertical emphasis.
The vertical elements of the primary facade are echoed in the
modeling of the secondary facade.
12 :42 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
Design Objective 12.57 Overall facade proportions should be
designed to reflect those of historic buildings in
The design of a new multifamily building should the context and neighborhood.
relate sensitively to the established historic context
•
through a thorough evaluation of the scale, The"overall proportion"is the ratio of the
modulation and emphasis,and attention to these width to the height of the building especially
characteristics in the composition of the facades. the front facade.
• The modulation and articulation of principal
12.56 Roof forms should reflect those seen elements of a facade,e.g.projecting wings,
traditionally in the block and within the historic balcony sequence and porches,can provide an
district. alternative and a balancing visual emphasis.
• Flat roof forms,with or without parapet,are • With townhouse development,the individual
an architectural characteristic of particular houses should be articulated to identify the
building types and styles,including many individual unit sequence and rhythm.
historic apartment buildings. • See the discussion of individual historic
• Gable and hip roofs are characteristic of the districts(PART III)and the review of typical
roof forms of smaller scale buildings in most historic building styles(PART I)for more
residential historic areas,and in specific styles information on district character and facade
of historic apartment buildings. proportions.
• Where it is expressed,roof pitch and form
should be designed to relate to the context.
• In commercial areas,a wider variety of roof
forms and building profiles may be evident,
providing a more eclectic architectural context,
and wider range of potential design solutions. ?,!sl
• Consider roof profiles when planning the • i
location and screening of rooftop utilities.
-I I
- - 'i IN t a Tl
-_-.
A vertical,gabled corner accent framed
A horizontal corner emphasis frames a series of vertically by projecting front facade,secondary
proportioned street facades. side gable and rising chimney stack.
Design Guidelines for New Construction PART II 12:43
PART II Design Guidelines
12.58 To reduce the perceived width and scale of
ii a larger primary or secondary façade,a vertical
proportion and emphasis should be employed.
Consider the following:
ail • Vary the planes of the façade for all or part of
41
- the height of the building.
• Subdivide the primary façade into projecting
wings with recessed central entrance section in
character with the architectural composition of
a.I many early apartment buildings.
1 • Modulate the height down toward the street,
and/or the interior of the block,if this is the
a pattern established by the immediate context
' • and the neighborhood.
• Modulate the facade through the articulation
Window proportion and projecting balconies of balcony form,pattern and design,either as
help to create a distinctive vertical emphasis. recessed and/or projecting elements.
• Vary the planes of the primary and secondary
facades to articulate further modeling of the
composition.
• Design for a distinctive form and stature of
primary entrance.
•e • Compose the fenestration in the form of
vertically proportioned windows.
• Subdivid horizontally wind w
i e o y windows
using strong mullion elements to enhance a
sense of vertical proportion and emphasis.
•
a
.rI
..IH I
11 1 yy
1 14•Yam: i:'
Fenestration pattern in light colored Contrasting dark vertical window bays frame a subtly
brickwork framed by dark panelling vertical fenestration pattern in this brick facade.
organized around vertical proportion.
12:44 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.59 A horizontal proportion and emphasis
should be designed to reduce the perceived
height and scale of a larger primary or secondary -
facade.Consider the following:
1 , J
• The interplay of horizontal and vertical „J,`141 .j
emphasis can create an effective visual balance, r-_ l 1 '''',...i`.'4,'
helping to reduce the sense of building scale. ' '`, ;
• rj
• Step back the top or upper floors where a J j f
building might be higher than the context J . J
along primary and/or secondary facades as
appropriate. _- 1 i - 1 T
• Design for a distinctive stature and expression - ' -----,
^Dv r.
of the first floor of the primary,and if f.fi•'- �� f.: j'- ,••'
important in public views, the secondary
facades. �.."
• Design a distinct foundation course. Differentiation in the design of the first floor
and the top floor with tiled roof paprapet help
• Employ architectural detailing and/or a change to frame the facade and reduce the perception
in materials and plane to emphasize individual of height.
levels in the composition of the facade.
• Design the fenestration to create and/or reflect
the hierarchy of the facade composition.
• Change the materials and/or color to
distinguish the design of specific levels. 'r
•
i i : , ., ., 4tA. li,N 1..1 2 a
.44 t.- 1 )7, I 1 I I 7-, r •,, ,,.., ii rf 1 ,ia si. , . , . i .
:I III 1 r i. ,
• •:ill,
. ,
,_, ;
.._..,..,.... ....„, ..„...,..1 ___. ,,,,,
_ . „ , ,
an . , i 'Li
1"4Li,_; i! !'
- ;�•� '
I 'rid II! __
The addition of the alternating projecting steel balconies introduces an A distinct base and a change in design
intricate horizontality which in turn helps to reduce the apparent scale composition for the upper floors help to reduce
of the building. a sense of height and scale.
Design Guidelines for New Construction . PART II 12:45
PART II Design Guidelines
SOLID TO VOID RATIO, WINDOW
a_ SCALE &PROPORTION
_ The solid to void (wall to window) ratio is an
,;it I :•;1 f effective gauge of design compatibility,which can be
.IV �l ...' ~ - ` "�-r � I used across a spectrum of building types,styles and
t �! �'�" scales. Where there is a distinct relative difference,
, i. 1.1 1 •,__, " ,4 -f i 111 i.e., too much wall to window opening, or window
ice, ' J � �. ' it�' to wall,it tends to be readily apparent.
li 1' _'-- :I .M L Such an imbalance, consequently, can adversely
�� M affect the perceived scale of the building.Large areas
Despite contrasts in height and architectural style,the solid to
void ratio and window scale and proportions help to establish of uninterrupted wall or window tend to create or
an affinity here. reinforce an impression of greater scale,even where
the scale of the building might not be so different.
The scale of windows in particular can radically
j .*411i _
-4 affect how a building is perceived. Significantly
k� larger windows can work against the objective of a
t
i 1 1i "I . shared sense of human scale inherent in the design.
-r.. �•'� + In a historic residential district a building might
b� --' .'
. �;;; be a roughly rectangular mass of solid wall and
1
t• `:: f .. 1 I I I openings for windows and doors. Buildings tend
'' r ' ,I . to share a similar solid to void ratio, resulting in
N` ' ,46" '''' ". •%'`' ' i -' I an affinity in scale and character across many
-- a. �► different types, styles and scales. It is important
`4 therefore that this solid to void ratio is echoed in a
The solid to void ratio and a repeating fenestration pattern
create a sense of human scale and visual interest in an new building, especially if a new building is larger
otherwise relatively simple brick facade. than the prevailing established scale. An exception
would be in a mixed use building, where the first
floor would be designed with commercial or office
window ratios and dimensions.
•
a - Departures from this design principle will be less
apparent where such a departure is limited in area,
• 1 c - ` ` .'.;,.r' + i•- and where other common characteristics are shared.
rig ;
This relationship and affinity is a characteristic
e ` % I •
' _Ali 7 -_, I .
of many of the city's larger historic apartment
buildings, where the greater scale is mediated by a
r (Ira
similar solid to void ratio,and usually the scale and
Building scale,and the alignment and proportion of openings, proportion of the windows.
create an affinity in different facade designs.
12 :46 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
Design Objective
The design of a new multifamily building in a
historic context should reflect the scale established
t
by the solid to void ratio traditionally associated
with the setting and with a sense of human scale.
t
1.
12.60 The ratio of solid to void(wall to window) �i `
should reflect that found across the established
character created by the historic structures in the �_ i
district.Consider the following: I
'
Ili
• Achieve a balance,avoiding areas of too much li
wall or too much window. •
• Large surfaces of glass can be inappropriate in t ,
a context of smaller residential buildings. _
• Design a larger window area with framing -
profiles and subdivision which reflect the scale
of the windows in the established context. Classical window proportion and detail,and
solid to void ratio,establish a very distinct
• Window mullions can reduce the apparent verticality and sense of human scale.
scale of a larger window.
• Window frame and mullion scale and profiles
should be designed to equate with the
composition.
12.61 Window scale and proportion should be
designed to reflect those characteristic of this
traditional building type and setting. . I
�" Aft ±r"•1 ?� a': Ri •,4; :
f { ki. !gym---
42111111 r
Window proportions and the scale of modules bring together Window forms,scale and proportion here anchor
visual variety and also create relationship. an obvious sense of human scale.
Design Guidelines for New Construction PART II 12:47
PART II Design Guidelines
RHYTHM&SPACING OF WINDOWS
- " &DOORS—THE FENESTRATION
•
Closely related to the design criterion of solid to
void is that of the fenestration.The arrangement of
window and door openings in the composition of the
7
facade,their grouping and/or individual placement
(summarized as the'fenestration'or the'fenestration
l �� pattern')will be an essential characteristic of the
t r architectural composition of the primary facade.
The fenestration is also central to defining the
R f • character of the building, and consequently its
contribution to the contexts of the street and the
district.The fenestration consequently will reflect
the use of internal space.
The plan layout for the building should arrange
private rooms, such as bathrooms, on secondary
facades. With townhouse development, the
Window proportion and grouping in this
brick and stone facade create subtle pattern repeating rhythm of the pattern of windows and
and relationship. doors should be a key characteristic of the design of
the street facade.
When similar patterns are shared between very
different buildings it creates a sense of affinity and
visual continuity across a variety of architectural
forms,styles and scales.The fenestration is a key
characteristic in creating,and also maintaining,a
sense of human scale within a historic setting.
Design Objective
The window pattern,the window proportion and
Gt_. 011 the proportion of the wall spaces between,should
1 41 f,, be a central consideration in the architectural
composition of the facades,to achieve a coherence
t i ' and affinity with the established historic context.
' I
Fenestration pattern and proportions compliment the proportion
of the street facades.
12:48 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.62 Public and more important interior spaces 1
should be planned and designed to face the
street.
• Their fenestration pattern consequently =
becomes a significant design element of the isr.,�, `
primary facade/s. ice —_ "__ '� -
• Avoid the need to fenestrate small private
functional spaces on primary facades,e.g.
bathrooms,kitchens,bedrooms. - -
Al
12.63 The fenestration pattern,including theJ., __,
proportions of window and door openings, I.4
should reflect the range associated with the
buildings creating the established character of ‘'
the historic context and area. ,,t. 'A
Design for a similar scale of window and The collonade establishes the importance of
• the entrance court and the entrance.
window spacing.
Ulliblicri-
• Reflect characteristic window proportions, .r. - _
spacing and patterns.
r -'.' Ili . i
• Design for a hierarchy within the fenestration p,;.t
pattern to relieve the apparent scale of a larger -
facade,and especially if this is a characteristic --E .
I
of the context. ,f- . __
• Arrange and/or group windows to complement Fenestration character and detail carried into the
the symmetry or proportions of the entrance court.
architectural composition. _ -
• Emphasize the fenestration pattern by distinct
windows reveals.
I�
• Consider providing emphasis through the ✓j 6 1. ., 'i
detailing of window casing, trim,materials, - r,. I `/�
and subdivision,using mullions and transoms, - I ,
as well as the profiles provided by operable/ '
opening windows.See also guideline 12.71-74
on window detailing. or 1 . 1 —
The masonry structure here t ,. t •
frames the fenestration pattern ' t
and carries the rhythm of the 1'
facade to define and support ilk. __
screened terrace space above. ,`.-
Design Guidelines for New Construction PART II 12:49
PART II Design Guidelines •
BALCONIES, PORCHES & EXTERNAL
I 1 ESCAPE STAIRS
1 - A key characteristic of many historic apartment
buildings is the arrangement of individual outdoor
1 •, space as private balconies. These take many forms,
A
but are often designed as a principal architectural
,, ,, ) element of the building, either as a rising tier
i il.q .N1--
I _ __ _ - . , of balconies supported by a Classical Order of
columns,or as tiers of individual balconies behind a
full height colonnade.
• I In other instances, the balconies may be designed
�� as a vertical or alternating sequence of individual
projection/s,punctuating the primary and secondary
,, facades as a major element of the architectural
composition.In a few cases,they combine to create a
Historically,the projecting balcony has been continuous linear horizontal outdoor space. Larger,
a focus for design embellishment and intricate early double-loaded corridor apartment buildings
detailing. often provide few or no external balconies on the
primary facade.
%i While the design of a new multifamily building
i0
- / li:: is less likely to frame apartment balcony space
using such a thorough expression of architectural
-. ` . language and style, balconies remain a significant
`�J a design feature of both the primary and other facades
•
i,;, in creating residential amenity. Balcony form and
- l design will provide creative ways to complement
_ = the composition and the visual emphasis of the
building facades, and to integrate the design and
scale of a new building with its context.
111-1111111.11.1111e: _- -
-2-__.,t- ::::,--11", I ;
IS
iiish-
The design of a projecting balcony
arrangement should still provide the
opportunity for architectural creativity and
detail.
12:50 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
The entrance porch,stoop or portico is a characteristic
of most early multifamily buildings, a function of ",
a raised first floor to light basement space, and a
key design element in building scale, type or style, /
and composition. The entrance helps to mediate / ,'"
between the scale and form of single family and
multifamily buildings. The design of a new multi- -
family building should similarly recognize the
importance of this key architectural element in the
focus, form, detailing and legibility of the primary
entrance, and the differentiation it helps to provide
between public and private.
In contrast,most secondary and escape stairs should
remain an element that is located towards the rear of
the building, and one which should not be readily
visible from the public way.
Design Objective Column arrangement and design becomes a
medium and a focus of stylistic definition.
The design of a new multifamily building in a
historic context should recognize the importance of
balcony and primary entrance features in achieving
a compatible scale and character.
iii .
�' : .j;t . .: lMir Ell —
.—__
a
kik.,Pl,a.lik—'..- - ___'__1_4.1 1411•41414
tc-� . __..
r. iiiik
1
]yyy wr
.. II
•,y2,_. ,0
-ail 111111' "'7..'.-- I i,.
,7)'t�
A
Porch and balcony design and detailing can play A corner balcony here also helps to articulate the
a major role in the articulation of the facade,and facades and to identify the entrance below.
in defining private outdoor space.
Design Guidelines for New Construction PART II 12:51
PART II Design Guidelines
12.64 Balconies,encouraged as individual semi-
public outdoor spaces,should be designed as an
integral part of the architectural composition and
language of the building.
• Use projecting and/or recessed balcony forms
I to complement and embellish the design
! I composition of the facades,and to establish
•
-- ,, visual emphasis and architectural accent.
! pattem
i • Use a balcony or a balcony arrangement to echo
and accentuate the fenestration of the
building.
I
l tI
t t • Design balcony forms to be transparent or
.i semi-transparent,using railings and/or glass to
avoid solid balcony enclosures.
t— i IL
• • Select and design balcony materials and
r details as a distinct enrichment of the building
facade/s.
The recent addition of individual alternating
projecting balconies has been used effectively to 12.65 An entrance porch,stoop or portico should
redefine and articulate the character and interest of
the warehouse facade. be designed as a principal design focus of the
composition of the facade.
• • Design for greater stature to enhance visual
A.
focus,presence and emphasis.
�, ' • Design for a distinct identity,using different
0 1,.►� wall planes,materials,details,texture and
■ color.
t 9 h. • Consider designing the name of the apartment
I A • building into the facade or the porch/stoop.
ss 12.66 A secondary or escape stairway should
i be planned and designed as an integral part of
the overall architecture of the building,and
I positioned at or towards the rear of the building.
Porch and balcony are jointly defined here,and
introduce outdoor terrace space above.
12:52 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
BUILDING MATERIALS,WINDOWS,
ELEMENTS&DETAILING
Architectural detailing, window design and
building materials combine to create the intricate
visual interest inherent in the design of a facade. of
Much of the character of a building resides with the
■m•■
variety and composition of architectural details,the •••Ns :;`
design of the windows and palette of materials,and - I IN �= r1
is used with great effect in the spectrum of historic - T N - .
apartm
ent across `xture, color
zand visual interest helps to define the architectural l
individuality of the building, and is usually an
effective combination to enhance the compatibility .�iP:•C�RC,
of the design and scale of the building. I
The functional role of many traditional design
elements and details should be borne in mind when The considered detail inherent in the
brick and tile work,as well as the window
designing a new multifamily building.A cornice, designs,create a vibrant street facade.
projecting coping or depth of eaves for example,
inspired by traditional architectural language,
provides embellishment of the design and helps _
to shelter the facades of the building.While the /
transience of architectural fashion may continually ,,- 1�•I-
change, the essential functional role of many ` 1
architectural features remains. j
r. _ ilt
f1�--, ç tI
-
t I I
}
r
J
; ,
Design articulations,fenestration patterns,
materials and their detailing,frame balcony spaces,
doors and garage entries in a varied and interesting
street facade sequence.
Design Guidelines for New Construction PART II 12:53
PART II Design Guidelines
MATERIALS
aaaa Ilk Ilk
-
Successful, creative, contemporary design in a
historic context does not rely upon the use of new
or more recent materials, innovative or otherwise.
itipah�. ,. � � :- Many of the most effective and compatible recent
.,_ _. buildings make imaginative and creative use of a
•• palette of traditional building materials.
�. - _
• Q The choice of materials, and the waytheyare
f !� � 1� .:
• _- used, can help to reflect the sense of human scale
_ "1' inherent in a historic context. The individual brick,
- - _ or block of stone, can be instinctively perceived as
the dimensional unit with which we are all familiar.
Brickwork and natural stonework, which can be
r - • ' ;
chosen or finished to exhibit infinite variations in
color and/or surface texture, help to accentuate a
sense of place, human scale, design character and
individuality of the building. The pattern or"bond"
A palette of brick,stone,roof tile and wood are
chosen and detailed to establish both architectural in the construction of masonry materials is also an
stature and elegance. integral aspect of this design detail,simultaneously
providing a spectrum of architectural richness, and
an affinity with the older buildings in any given
setting.
In the context of historic three dimensional form,
the additional dimension of time is something
we inherently read and interpret in a historic
hd. The materials playa role in creating
an
greaterneighbor senseoo of permanence fora new building in
f a historic setting,helping to establish and express its
age and maturity.
I Materials should have the capacity to weather
gradually,and in so doing,to mature over time,thus
_ contributing in architectural terms a patina of age,
- and a sense of the historic evolution of the building
• ,,..r _.r..�,e_ � and setting. Materials should be chosen for their
durability and quality, and detailed to ensure that
a new building endures, and can gradually mellow
Metal window framing and textural detailing into the'historical narrative'of the district.
of the facade brickwork can achieve both visual
strength and enrichment.
12:54 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
A new multifamily building should be a significant
addition to the urban quality and character of the j .r _v .���� ,_
city, and consequently should be designed as a , ''.M = ��
'permanent' or long term element of that context, ;;
,.;.�as''-: ,fr
drawing inspiration from the best of the city's •-�z • =� �
established architectural character. The palette of s ' •so_J..v-- - " s8
-.as i�
�OM ,fir �¢:r �i
building materials, which is characteristic of the ^., --•,�o a
immediate setting and the historic district as a whole, y :+� '.:� r
AA • �'`:-
rci a--
provides a spectrum of essential design reference in -vr� s
• wrv'desi nin a com atible new multifamil buildin �� "' s�-' � '`Nsg g p Y g esi � �" :r �,_..r
Design Objective ogr"�ems ��. '''' r10, `P
The design of a new multifamily building should 'c V ' "'
recognize and reflect the palette of building materials - . ��ir . w s■• -
which characterize the historic district, and should 41 . '•,• Ao '=.' s
help to enrich the visual character of the setting, ��
in creating a sense of human scale and historical �s� 'I. �"
sequence.
Creative attention to the detailed design of windows,
brickwork and decorative panels identify one of the
12.67 Building materials that contribute to the city's most impressive historic apartment buildings.
traditional sense of human scale and the visual 1
interest of the historic setting and neighborhood •
(' 1
should be used.
N
• This helps to complement and reinforce the
palette of materials of the neighborhood and
the sense of visual continuity in the district. , \ kl\\
f
• The choice of materials,their texture and color, •
their pattern or bond,joint profile and color, ,``
will be important characteristics of the design. 1 \ �� I
• Creative design,based on analysis of the _ t
context,will be invaluable in these respects. — Q Or,
' „I
IL_ ii i .
oftiii ir
Historic brickwork provides the inspiration for the
use of complimentary brick as the principal material
for recent construction.
Design Guidelines for New Construction PART II 12:55
•
PART II Design Guidelines
I 'k 12.68 Building materials that will help to
reinforce the sense of visual affinity and
continuity between old and new in the historic
� o
setting should be used.
• Use external materials of the quality,durability
I `\ and character found within the historic district.
Nvli
ec :` 12.69 Design with materials which provide a
"ri, y, r'. ..
solid masonry character for lower floors and for
the most public facades of the building.Consider
the following:
• • Use brick and/or natural stone,in preference to
less proven alternatives for these areas.
• Limit panel materials to upper levels and less
public facades.
• Where panel materials are considered,use high
quality architectural paneling with a proven
Reading the texture of a brick wall conveys a record of durability in the regional climate.
sense of permanence,durability and construction,
as well as the detail provided by the patterns of • Synthetic materials,including synthetic stucco,
coursed and arched brickwork and projecting sills. should be avoided on grounds of limited
11 r1 \ , ��� durability and longevity,and weathering
t> r: characteristics.
011
12.70 Materials should have a proven durability
for the regional climate,as well as the situation
and aspect of the building.
• Avoid materials which merely create the
-
f superficial appearance of authentic,durable
it! materials.
• The weathering characteristics of materials
become important as the building ages, in that
they should compliment rather than detract
from the building and historic setting as they
weather and mature.
• New materials,which have a proven track
•�..� record of durability in the regional climatic
r conditions,may be considered.
Brickwork employed as a decorative expression
of architectural style,and effectively conveying a
sense of human scale within a taller building.
12:56 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
WINDOWS6shir :...
Of the many architectural characteristics of the
design of a building facade, the design of the i
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. — _ 1
Window reveals enhance the sense of visual IY
strength of the facade, conveying an impression I v. = ...N. ,,u
of the depth, solidity and permanence of the wall. _ , . '1 1,III : r.: , MIN
ji11 _.
The difference in plane between window and wall ;
surface also creates distinctive light, shadow and —erg i
reflection which will change with the time of day, F-a- -
and also with the season. This recess also helps to Ill shelterI:the window and the window frame, and ii.1 , r
helps to moderate solar gain. Window reveals and frame detailing designed as
Window openings and design are the focus of finer part of the facade composition.
frame detailing and craftsmanship,in the past using
classical frame profiles, decorative subdivided or
leaded lights and often stained glass.The form, the
ii... ._11;:
subdivision and the profiles of the window framing,fini
shes nishes and colors,play a major role in creating
the modeling, detailing, quality and richness, and
consequently the perceived scale of the building.
Design Objectivei,Lit
� ti., L
The design of a new multifamily building should - ' -``•'• ' .?
include window design subdivision, profiles, := �
f-, t;:.� f
materials, finishes and details which ensure that '11 •.; t: _`.
the windows play their characteristic positive role '
in defining the proportion and character of the , ` �' xm ,
building and its contribution to the historic context. -r
Window design and detailing here helps to identify
the building's primary entrance on the corner.
Design Guidelines for New Construction PART II 12:57
PART II Design Guidelines
12.71 Windows should be designed to be in scale
\ with those characteristic of the building and the
1 historic setting.
' •`' • Excessive window scale in a new building,
t y., '�1� whether vertical or horizontal,will adversely
t •" ` •• r affect the sense of human scale and affinity
4.lilt•• �, ±1�;' • ..'� ., . 1 with buildings in the district.
l • l' �1 ., • Subdivide a larger window area to form a
r •
'�i • ,:I I , group or pattern of windows creating more
;, .�.
1. ,;v t-4 AE appropriate proportions,dimensions and scale.
'nil i','.'1., t:;..e.-
,L. .: j..! t• t; it, 12.72 Windows with vertical proportion and
_ tir r#;;; emphasis are encouraged.
• A vertical proportion is likely to have greater
design affinity with the historic context.
The design of the facade can effectively employ • It helps to create a stronger vertical emphasis
a hierarchy of windows reducing in stature on
the upper floors,and establishing the actual or which can be valuable integrating the design of
symbolic importance of levels and spaces. a larger scale building within its context.
• See also the discussion of the character of the
relevant historic district and architectural styles
(PART I).
II � � ti
!t— • a
Pz.. �:. I ,
a .z _'is ! t
.,1 l \
4 i
- a ; ‘EL 4 * . . •t 4,,,,,,::,17 ,. ,
_. ,. ,
. i. _"[,1J1- Ili
t .
_______
. ill
� - , itit
, 4
1.
I
i ,,1,
, 1!..
ri „ h
II
1 fll 'I '' ' . I It 1.,.i.r• ! 1 . 1 I
- -----\. a 1 . 4 i 1 , , s, ,;
Contrasting fenestration providing'hole in
Window proportion and detailing are the wall'definition in one facade,and framed
accentuated by rising,projecting balcony tiers, by decorative sculptural brickwork in others.
and their decorative structural ironwork.
12:58 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.73 Window reveals should be a characteristic
of masonry and most public facades.
• These help to express the character of the
facade modeling and materials.
III4
• 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 ►p
window trim to the facade. tr
.
• This helps to avoid the impression of I
superficiality which can be inherent in someII r
more recent construction,e.g. with applied 1
details like window trim and surrounds.
• A hierarchy of window reveals can effectively
complement the composition of the fenestration I '
and facades.
tone win'ow revea ;an, mu ion
12.74 Windows and doors should be framed in subdivision contrast with the dark
materials that appear similar in scale,proportion brickwork of the facade wall.
and character to those used traditionally in the
neighborhood. I ,„� ,'
...:,
• Frame profiles should project from the plane
of the glass creating a distinct hierarchy of 1 '�
Illi ''�
secondary modeling and detail for the window
lir
opening and the composition of the facade. Ill. ;14;11
• Durable frame construction and materials
111
should be used.
IIIIIIIIIIII.i 111
• Frame finish should be of durable architectural
quality,chosen to compliment the building -~
�
design. I ,_
• Vinyl should be avoided as a non-durable
Deeply recessed windows and doors on lower floors create a
material in the regional climate. strong sculptural base for the articulation of the facade above.
• Dark or reflective glass should be avoided.
• 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).
Design Guidelines for New Construction PART II 12:59
PART II Design Guidelines
ARCHITECTURAL ELEMENTS&DETAILS
k` The detailing of a facade has a major role in
. conveying a sense of human scale and in creating
an affinity with the character of the context and
�Y historic district.The existing historic fabric of single
;r family and apartment buildings is rich in detailed
r= embellishment, sometimes obvious, sometimes
'f��J • subtle,but always there.
t •
�''_ =': : ., This is a particular characteristic of historic
r \ apartment and smaller multifamily buildings,;; = and one which helps to draw attention and visual
- ..r.' ?'. , ?=s_ II appreciation away from the building mass and
- -- --. -- scale, to focus on more intricate composition details
b`I - ' -z f and textures at first,or perhaps second,glance.
Sensitively integrating a new multifamily building
Cornice and balcony profiles and decorative in a historic setting will depend upon attention to
brackets tie together the design detail of this finer grain level of the design, especially so
railings,windows and brickwork. where there is a notable increase in scale. Creative
interpretation of traditional elements and details
y 1.; �� should enhance the individuality of the character of
='.�, \ the building.
t=j i Design Objective
II �', The design of a new multifamily building should
(I reflect the rich architectural character and visual
$ .
111 '
qualities of buildings of this type within the district.
: IIIT. .
`', K
i
- ,;'i pro Dark red metalwork embellishes entrances,
apr
IN: ,TKO t"..' windows,railings and balconies within a brick
ifi,.irt '}�•� • �'' _ . r• facade,helping to convey the structural strength
in of the frontage.
12:60 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
12.75 Building elements and details should
reflect the scale,size,depth and profiles of those
found historically within the district.
• These include windows,doors,porches, 0.0010 A
balconies,eaves,and their associatedMr'
decorative composition,supports and/or 1.1. . w�.
details. `"� 0.' :`.' k,;
12.76 Where used,ornamental elements,ranging ;r, , ° ;�;
from brackets to porches,should be in scale with - • - 4.'<:`<�LI _ ;p„
similar historic features. _ .. �,,....
• n
• The scale,proportion and profiles of elements, - `== '` r =�
such as brackets or window trim,should be I_�(.JJ ~ " �'_
functional as well as decorative. . •/ _
�. -
12.77 Creative interpretations of traditional _� ,, �=`� - :.. ,
01
details are encouraged.
• New designs for window moldings and door Brickwork,windows and symbolic motif combine
surrounds,for example,can create visual to create a facade of intricate design character and
interest and affinity with the context,while visual vitality.
conveying the relative age of the building.
• The traditional and characteristic use of __ '
awnings and canopies should be considered ' _ -...:
as an opportunity for creative design which 1 t
can reinforce the fenestrationpattern and �!
4fr H
architectural detail,while being a sustainable T-� I1 i
shading asset in reducing energy consumption.
See also PART 1V on Sustainable Design.
I
_________:
.
4--p..---- .... _.
- itialst
New construction using dark metal framed vertical
window bays set within a complimentary and
contemporary decorative brickwork facade.
Design Guidelines for New Construction PART II 12 :61
PART II Design Guidelines
SIGNS - PRINCIPAL & OTHER
II -:-'0 01' - USES
'". ri
' ' ---•
Signs and other graphics are a characteristic of
I' `: `'. 4 Y ""'`".•`' most multifamily buildings,whether they are solely
• • ••';
,, .;.
1!"' , ' , -�: . r residential or include other commercial uses such as
'/ 1'' `I I, 4 a ground floor café or restaurant.
_: 1 i �.
( . , , -, The design of signs should reflect the nature of
the use they identify. They should be creative and
l avoid significant illumination, communicating in
IIII 11
I� fLI z an effective yet subtle way.Individual lettering and/
141;"`' LW p �' or graphic symbolism should integrate effectively
II with the architecture of the building, and therefore
!'i'rit i, -= should be an early consideration in the design
process.
The compatible design and expression of signs
A later neon sign identifies the principal within a historic district will invariably be more
entrance. subtle and restrained than the code maximum.
Design Objective
p .I r, Signs for a new multifamily building, and for any
Ikir I:,
'1 non-residential use associated with it, should
I compliment the building and setting in a subtle and
- - creative way,as a further architectural detail.
I— ,.,,, 12.78 Signs should be placed on the building or
1 ALCHEMY the site where they are traditionally located in the
L N historic context.
L 12.79 Identify a non-residential use with a sign
I iiirk
location,placement,form and design,which
- i relates directly to the'storefront'and window
design.
dill
• See also the Design Guidelines for Signs in
MIL Historic Districts in Salt Lake City.
Sign panels designed to identify a sequence of • See the Design Guidelines for Historic
commercial frontages,integrating street use
Commercial Buildings and Districts in Salt
with residential above.
Lake City.
12 :62 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12.New Construction in Historic Districts
12.80 Signs and lettering should be creatively r•
designed to respect traditional sign scales and _ i i
forms.
12.81 Signs for the primary and any secondary "PARTME"5 3 r — l
use should be designed as an integral part of the 1`•'' `�' 1 4' I� fa
architecture of the facade. P --+r:.?__
• Lettering or graphic motif dimensions should 'Y ' ' t;!
be limited to the maximum required to identify
the building and any other use/s.
• Creativity and subtlety are objectives of the
design of any sign for a new multifamily Freestanding shield signs identify a pair of historic
building in a historic setting. apartment buildings.
12.82 Signs should take the form of individual
lettering or graphic motif with no,or minimal,
illumination.
12.83 Any form of illumination should relate
Li
discretely to the sign lettering,and avoid any
overstated visual impact upon any residential use ... islj'
or historic setting.
• The light source should not be visible. PI
• Internally illuminated lettering and sign boxes 4 1
should be avoided. �,J
• Internally illuminated lettering using a
transparent of translucent letter face or returns A shared entrance and lettering design establishes
should be avoided. related apartments on two street frontages.
• Where illumination might be appropriate,it
should be external and concealed,or in'halo'
form.
• Banner or canopy signs are not characteristic
and will not be appropriate.
Iy . i
Design Guidelines for New Construction PART II 12:63
PART II Design Guidelines
, 12.84 Sign materials should be durable and
of architectural quality to integrate with the
1..-• j................
building design.
' j
12.85 Power supply services and associated
fittings should be concealed and not be readily
visible on the exterior of the building.
f r i°--..
—" 12.86 Refer to the City's Design Guidelines for
Or ø Signs in Historic Districts for more detailed and
.; !� ' I extensive advice.
NOmis
TTAN CENTER
A considered canopy sign.
kiimin,i4.1.40mi
C . .
I 'i .\1
_1 qv._ _ N
_ NI ' 7-Ar-------
III
Sign lettering and motif are both used here as decorative Viibit'r II
detail to embellish the facade.
i
1
alIWP I
i`i.
4r,
Creative and complimentary use of design,materials
and textures.
12:64 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
Design Guidelines for New Construction PART II 12:65
PART II Design Guidelines
12:66 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
Chapter 12. New Construction in Historic Districts
Design Guidelines for New Construction PART II 12:67
PART II Design Guidelines
•
12:68 PART II Design Guidelines for Historic Apartment&Multi-Family Properties&Districts
( , . --;_ ..r:}- z a
4- -2
- .• e -----rt.-.... -A*1 ii
t .ar.i.-_,, s , `- : 6 .--
III
HISTORIC DISTRICTS
Apartment
Sz
Multifamily
Development
PART III Historic Districts
APARTMENT & MULTIFAMILY DEVELOPMENT
CH.13 THE AVENUES 13:1-6
CH.14 CAPITOL HILL 14:1-6
CH.15 CENTRAL CITY 15:1-4
CH.16 SOUTH TEMPLE 16:1-8
CH.17 UNIVERSITY 17:1-2
CH.18 WESTMORELAND PLACE 18:1-2
Salt Lake Cihj
Historic Districts - Apartment and Multi-family Development
Ch.13 THE AVENUES Victorian Urbanization Period, 1880-1908
While the majority of these resources are single-
A HISTORY OF APARTMENT AND family dwellings, this period also represents the
MULTI-FAMILY DEVELOPMENT first extant examples of multifamily housing stock,
commercial and institutional buildings.
The following background on the historical
development of apartment and other multifamily Multiple family housing began to appear in the
buildings in The Avenues draws directly from the
district in the early 1890s. According to one report,
reconnaissance level surveys of the district in 2008 in April of 1888, there was a "scarcity of rentable
and 2013. (Broschinsky) houses and a great demand for them," particularly
four-room cottages for small families. Row houses,
small apartment buildings (mostly four-unit
Statement of Significance
blocks)and double houses(i.e.duplexes)were built
The Avenues Historic District is architecturally throughout the district during this period. A few
significant for its richness of architectural character multi-story walk-up apartment blocks were built
and range of architectural diversity. Although
toward the end of this period.
the area functioned primarily as a middle-class
suburb for the downtown commercial district, the Forty of the contributing buildings of this period are
Avenues Historic District represents contributing double house/duplexes.The majority are the Double
architectural types and styles built over more House A or Double C House types as described
than a century. The district features vernacular by Carter and Goss (PART I Section 4). There are
twenty-four examples of other multifamily housing
adobe dwellings built by the first residents, as
well as palatial mansions designed for the city's types, including four unit block, row houses,
Falk ups, and a few double loaded corridors. The
titans of industry and commerce by Salt Lake's
most notable architects. Throughout the district larger buildings are between two to four stories,
are small tracts of Victorian Eclectic cottages, built built of brick, with most exhibiting elements of the
Victorian Eclectic style. The large-scale blocks are
mostly by small-scale speculative developers for
the city's professionals, artisans and laborers. The found closer to the downtown business district.The
neighborhood includes an impressive collection Caithness Apartments, built in 1908, are an early
of late-nineteenth and early-twentieth century example of the Prairie School style.
duplexes and walk-up apartment blocks for the A
middle and working class,built along streetcar lines _ _ Z
11
for easy access to the downtown business district. •*_' ,tt•F _
dK ~
•
Caithness Apartments
Historic Districts PART III 13: 1
Bungalow and Period Revival Cottage
Infill Period,1909-1931
The need for housing stock close to the city during
tionfieri 4• I I this period is indicated by the relatively high
- ll I number of multi-housing units constructed between
I
1910 and 1931. By the time Salt Lake City passed
Mrfp, .,----z-_-i
1 its first zoning ordinance in 1927, this increased
AN" r.r density was reflected in zoning that allowed for
9
i multifamily dwellings and commercial uses on the
i I
most trafficked intersections.
111
1 I Most of the apartment blocks built during this
period were three to four-story walk-ups and
double-loaded corridors decorated in popular styles
I i
Hillcrest Apartmentsof the period,for example,the Hillcrest Apartments
on First Avenue (Neo-Classical, 1915), or the Piva-
Quincy-Ontario blocks at 156-162 "I" Street(Prairie
School, 1917). By the late 1920s, the period revival
•' - -- -- cottage duplex was the most popular multi-housing
;7 ,." !at property type in the Avenues.
i1'�` °v: o��, L The fifty-seven multifamily residences from this
le` period are divided more evenly than the previous
r
•^izir�`�y�� period, between twenty-three double house/
,F, ..,( • duplexes and thirty-four larger apartment blocks.
\,44 The duplexes are mostly period cottage styles
n.
from the mid to late 1920s and many are located at
r3: rA
the corner of blocks. The apartment buildings, in
�
. ten
�_ particular the double-loaded corridors, include an
impressive range of styles such as Neo-Classical,
_.aAwr1 Prairie School, Mission, Spanish Colonial and
ni s ire tins •partmen s
Jacobethan Revival.
There are a few historic carports and garages that
are associated with both large and small multifamily
" buildings.
I ; , _I_ JJ
, r ' :.: ;
1 r
1
1st Avenue
13:2 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Depression and War Domestic •
--
Adaptation Period, 1932-1946 -
During the 1930s,the period-revival style continued r
, , iir ii '
to be popular for individual residences, duplexes "
I
and small apartment blocks. There is a lot of
variation in the individual styles. Although rare,
the handful of Art Moderne buildings, such as the I Al 1
I
fourplex at 604 First Avenue built in 1936-1937, are I
. 1 ,
exceptional examples of the style. �`' I I, It \�.
_/ I � � l�
i ,
There are a number of apartment blocks built in ' , i
this period, mostly eclectic in type and style, and ,
therefore difficult to categorize as a whole. It is I 71.
significant to note the relatively high number of I i
-
multi-car garages associated with apartment blocks - , r--1 .
from this period.
Post-War Infill, Multi-Family Conversion Castle Heights Apartments
and Apartment Block Period,1947-1965
Prompted in part by a post-war housing shortage,
numerous apartment blocks were constructed in
the late 1950s and early 1960s. The building type ..�— j1''. ..
depended on the amount of available land. In some -tl �-j
cases, an undivided lot or several contiguous lots ';of-- I r �,.,
were purchased, the existing houses razed and a 14, *al e3 .. • lik '
two or three storyfour-unit block with a central � s,• _ ...
interior entrance was built (mostly 1950s). Where , • 'Itt
onlyone or two narrow lots were available,a boxcar S
1.4
type apartment block was built. Boxcar apartments 4-1 •• ' -,
are typically two-story narrow buildings with • +- �" '
exterior stairs/doors and the narrow end facing the q
pi`�street(mostly 1960s). r
;.
Arlington Apartments
Historic Districts PART III 13:3
There are 124 (7 percent) contributing resources Decline &High Density Development,
built during this 1945 to 1967 period. As with 1966-77
the previous period, there were few vacant lots
Construction slowed dramatically in the Avenues
in the area and most new construction followed
after 1965. The majority of buildings constructed
demolitions of older homes. The remaining
during this period were apartment blocks,
resources are divided fairly evenly between single-
including several high-rise structures between four
family and multifamily residences.There is a bump
and eight stories. These high-density buildings
in construction in the late 1940s,which slows down
have been decried as "inconsistent with the scale
through the 1950s. A second rise in construction
of the surrounding buildings. The emergence of
occurs at the end of the period in the 1960s with an
these over-scale buildings and the demolitions
upsurge in the construction of apartment blocks.
that preceded them was part of the impetus for
There is a noticeable increase in the number of the preservation and revitalization movement that
multifamily housing units built during this period. began in the late 1970s.
In the 1950s, the trend was toward two-story four-
This period of high-density development is
unit blocks with a wide facade, a central entrance
represented by 53 resources (3 percent), all
and an interior corridor. The boxcar apartment
non-contributing. Most were mid to large-scale
block first appears in 1953,but increased quickly in
apartment blocks with very few single-family
popularity to a peak in the mid-1960s. There were
dwellings. This period is remarkable as the peak
twenty seven built in the district between 1953 and
period of conversion of older houses to multiple
1963.The boxcar,with its perpendicular orientation,
apartment units.
could be easily adapted to the narrow lots of the
Avenues. The most common examples are two-
stories with exterior entrances facing the driveway. Broschinsky,Korral Avenues Historic District RL Survey 2007-8
Low-slope hipped roofs were popular on the Broschinsky,Korral Avenues Historic District RL Survey 2013
apartment blocks of the 1950s, giving them a Post-
War style. However, by the late 1950s, the trend
was toward flat roofs and more modern styles.
By the early 1960s, decorative concrete block was
as popular as brick for the construction of the r-• `= .b 1 - •►.;11 �;fiIM..,. ,
apartment block. There are several good examples ®P
of the Post War Moderns le built during �'� • +'; a
style this : . . . _ j
period. •• UM.'
Ek,
1st Avenue
13:4 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Ch. 14 CAPITOL HILL Residential Infill,Apartment Blocks and
Apartment-Conversion Era, 1912-1929
A HISTORY OF APARTMENT AND The 1920 census enumeration indicates that the
MULTI-FAMILY DEVELOPMENT proportion of rental units in the Capitol Hill
neighborhoods had increased,nearly outnumbering
The following background on the historical
owner occupied households., However, the
development of apartment and other multifamily
neighborhood was relatively stable.
buildings in Capitol Hill draws directly from the
reconnaissance level survey of the district in 2006. An important trend which began in the 1920s was
the conversion of single-family dwellings to multi-
(Broschinsky)
family housing. Census records,city directories,and
building permits illustrate that this mainly occurred
Victorian Urbanization Period, 1890-1911
in the form of basement apartments in older houses.
By the time of the 1900 census, approximately a The need for housing stock close to the city during
third of the households were occupied by renters. this period is indicated by the relatively high-
Multiple family housing began to appear in the number of multi-housing units constructed during
district in the early 1890s. According to one report, this period. Several double house bungalows
in April of 1888, there was a "scarcity of rentable were also constructed during this period. The best
houses and a great demand for them," particularly examples are located at 265-267 West 400 North,
four-room cottages for small families. Row houses, 324-326 West 600 North, 263-265 West Bishop Place
small apartment buildings (mostly four-unit and 708-710 North 300 West, all built of brick in the
blocks) and double houses (i.e., duplexes) were 1920s.
built throughout the district during this period.
Several apartment complexes were also built during
Examples include, 106 W Clinton Avenue (built
this period. The Lorna Apartments, a six-unit
1903), 424 N Quince Street (built circa 1907), 230-
walkup located at 776 North 300 West and built in
232 W 300 North(built circa 1900)and 415-417 Wall
Street(built 1909). 1913, is one of the best preserved. The Hollandia
Apartments, an eight-unit complex located at 376
The 2006 survey identified 349 resources from this North 300 West, was built in 1925. The twin Kesler
period. This accounts for 46 percent of contributing Apartment blocks at 264 and 258 N State Street,built
resources. While the majority of these resources are during the construction of the capitol, commanded
single-family dwellings, this period also represents a view of both the capitol grounds to the north
a sharp increase in multifamily housing stock, and the cityscape to the south. The Kensington
commercial and institutional buildings. Apartments, a multi-story apartment block with an
interior court, was built in 1916 at the corner of 200
North and Main, a short walk from the downtown
commercial district. The first zoning ordinances
were implemented in Salt Lake City in 1927, and at
the time, the Capitol Hill area was tending toward
higher densities and more rental units.
Historic Districts PART III 14:1
According to the 1920 census, the railroad was Adapting American Domestic
still the most important employer in the area. For Architecture Period,1930-1961
example,all six household heads living in the Lorna
The Capitol Hill Neighborhoods did not experience
Apartments worked for the railroads. However,
a precipitous economic decline during the
there was a sense of decline because the railroads
depression years. The ever-present railroad and
attracted fewer immigrants as the economy slowed.
related manufacturing to the west, employment
A number of automobile related jobs were found in
opportunities in the downtown area,and property
the 1920 census. There were four repairmen,two
salesman,and a dozen truck drivers,mostly for the ownership rates (both owner-occupied and local
landlords)account for much of the stability. The
laundry and candy company.
types of employment noted on the 1930 census are
The historical development of the Capitol Hill very similar to the previous decade with a slight
Neighborhoods provided a mix of housing stock. rise in the service industry sector.
Long-time residents, professionals and business
The ratio of rental units versus owner-occupied
owners lived in the larger homes,while numerous
dwellings was also very similar. However,there is
office and service workers,lived in the older homes,
a movement toward converting whole residences
cottages, basement apartments and apartment
to rental housing, as opposed to the basement
blocks.
apartments of the previous period.
There are 155 resources from this period. The
In general,the houses of the early part of the period
resources can be divided into four main categories:
are smaller than in previous period. Houses built
83 bungalows, 21 traditional and 8 transitional
in the 1930s and 1940s are generally found as infill.
period-revival cottages,30 duplexes and apartment
During the 1930s,the period-revival style continued
blocks,and 21 miscellaneous types.
to be popular for individual residences, duplexes
Nineteen of the multifamily residences from this and small apartment blocks. There is a lot of
period are double houses,scattered throughout the variation in the individual styles.
district with highly individualized architecture.
Salt Lake's suburban boom of the 1950s had little
During this period, the Double House Type with
effect on the Capitol Hill neighborhoods. Most of
a pitched roof was slightly more popular than the
the vacant lots had been built upon. On the slopes
flat-roof Type C. There are no Type B examples
of the Marmalade district,ranch-style houses and
from this period. Most stylistically represent the
mid-size apartment blocks were squeezed on a few
Victorian or Bungalow era,but there are also two
vacant lots, and on lots where older homes were
examples of the Period Revival double house. Four-
tom down.
unit blocks, walk-ups,and other apartment types
are also represented.(See PART I Section 4).
14:2 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
The flatter land and current zoning practices
also encouraged multifamily development. For :..
example,on the southwest corner of 300 North and
200 West,a two-story adobe house built by the first
ri 7
pioneer homesteader in 1848 was torn down in 1951
9 I
and four duplexes built in its place. These stacked
'pH .
duplexes have separate exterior entrances for each I'
unit,a departure from the early twentieth-century
type that had an interior stair to the upper unit.
Several four to eight-unit apartment blocks were f
built scattered through the Capitol Hill area. Some _.J
have Minimal Traditional details, such as 227 N '/`'�I �f
Center Street(1951). A later example at 510 N Main II` e I
Street(1957)is in the Post-war Modern style. I IAF
Approximately twenty percent of resources (154) Mechem Apartments,300 North
are from this period. The contributing resources
vary greatly from period cottages to modernistic
residences and apartment blocks.
There is a noticeable increase in the number of multi- �(jj •
w j,,„
family units built during this period,particularly in
the flatter West Capitol Hill Neighborhood. Several r , .''
groups of stacked duplexes with exterior entrances , I IIII11IIIt
(circa early 1950s)were built in the 200 and 300 West i7 ,-----
area. Some were built as infill,but with an increase j
in demolition during this period,many were built fit
on lots previously occupied by older homes. 0 IIIIIIIIIII'
In the 1950s, the average number of units in an .. C"
apartment block rose from four to eight.During this _-- .__
period,the broader ranch-style walk-up apartment Laren Apartments,300 West
blocks appeared on several comer lots within the
district. On a few of the narrower lots,boxcar-type
apartments were built with the narrow end to the
street and exterior entrances. These apartment 'fr
blocks range in style from Minimal Traditional to
Modernist.In 1961,the first high-rise,the Panorama t 1
Apartments,was built on Arsenal Hill. !"A
N Wall Street
Historic Districts PART III 14:3
•
Decline & High-Density Development While the Marmalade Neighborhood was
Period, 1962-1984 removed from the commercial and light industrial
encroachment occurring on the west side of the
In the two decades between 1962 and 1984, fewer district, high density zoning at the south end of
than ten single-family residences were constructed the district resulted in the construction of high-
in the Capitol Hill neighborhoods. Most of the
rise apartments and condominiums that altered
construction was concentrated in larger apartment the character of the historic district. The first was
complexes. Eleven condominium complexes were the seven story Panorama Apartments built in
built in the area. 1961 at the southwest corner of the Arsenal Hill
Several large apartment complexes were built in the Neighborhood. The largest complex was the two
inner blocks between 200 and 300 West. The largest thirteen-story towers of Zion's Summit, built in
of these were the Americana with 100 units built in 1973. The Zion's Summit complex dwarfed the
1970, and the Pioneer Apartments with 250 units surrounding residential buildings and blocked
built in 1982. most of the view shed from the Capitol Hill
neighborhoods to the downtown business district
and beyond. Neighborhood protests against these
structures did not prove effective.
Over-scale apartment projects, rising gas prices,
I and increased interest in historic preservation in
_.,f,:.,•._ ='>a• the 1970s,prompted city officials and others to take
�, '��
r �t '� � ' a look at the unique architectural resources of the
_ I �',' Capitol Hill Neighborhoods.
_} 'Itil This period of high-density development is
l
I.11' i r
represented by 71 resources. The majority of these
v„ resources (51) are multifamily buildings, including
��1 • i many large complexes of 50 to 100 units. These
it' �� 1 larger complexes did much to alter the historic
600 North character of the district. On Arsenal Hill, several
high-rise structures visually isolated the historic
'r Marmalade district from the rest of the city. In West
Capitol Hill, several inner block historic residential
- courts were destroyed for lower,broader complexes.
fi ,k; , I These large complexes were more automobile
+ oriented and have made the neighborhood less
,,?',::': ,_.
- t
friendly for pedestrians. Smaller apartments were
} `�' -^ - —I' shoe-horned into the district. A group of stacked
•`'7 ----., _; duplexes were built at the northeast corner of the
- -
'• � district.
N Center Street
14:4 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Design Review &Renewal Period, 1985- Ninety-six percent of contributing resources(or 723)
2006 are residential.Seventy-seven percent of those(580)
were single-family dwellings. Nineteen percent
Public policies and market forces have contributed
(140) were multiple family dwellings, primarily
to the general renewal in the Capitol Hill Historic
duplexes.
District.Much of the neighborhoods were down-
zoned in the mid-1980s and again in 1995 during a
city-wide review of zoning practices. In addition,
long commute times on crowded freeways have
Broschinsky,Korral Capitol Hill Historic District RL Survey 2006
helped entice higher-income families back to the
city center.
There have been a few apartment/condominium
projects in the area, but for the most part the
over-scale and high-rise intrusions have been
avoided. One early example is the Capitol Heights
Condominiums at the comer of Zane and Wall
Streets,built in 1983. A more recent example is the
Almond Street Townhouses at 269-289 N Almond - \
Street.
It
Types • --
There are several four-unit blocks,as described by d
Carter and Goss,in the district. During the 1950s,a 'Kt '
new duplex type was introduced:a stacked duplex
with exterior entrances. There are numerous N Main Street
examples in the Capitol Hill Historic District. The
building permit cards indicate that several homes
that appear as single-family dwelling were actually _
built with basement apartments.The Capitol Hill1 I
area includes several examples of two to three-story �
apartment blocks that feature interior entrances i 1
similar to early twentieth-century walk-ups, but st
much broader,probably a nod to the popularity of s-
a `
the ranch house during this period. - - .y;l7•+. '
N Main Street
Historic Districts PART III 14:5
'd1110 • /
Kensington Apartments
/ I = .
,, ( `IIII��III
1
/ ��.\ t '� fit, l'�}_ �
I tic
,.
..,.
- . •,...
,--,,, ,t,
..
N Quince Street
14:6 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Ch. 15 CENTRAL CITY Mature Community (1900-1922)
On one hand, single-family housing construction
A HISTORY OF APARTMENT AND boomed as more residents flooded the
MULTI-FAMILY DEVELOPMENT neighborhood. Larger lots were subdivided and
platted subdivisions were built out. Residential
The following background on the historical courts consisting of multiple attached single-family
development of apartment and other multifamily dwellings also became popular in the area, as did
buildings in Central City draws directly from the residential courts of small,detached bungalows.
reconnaissance level survey of the district in 2013.
On the other hand, a slow exodus of single-family
(Certus 2013) homeowners also began during this period. This is
evidenced, in part, by the increase in the number
Transition (1870-1899) of single-family dwellings being used as rental
Multifamily housing increased in number in the properties(Giraud 2001).
area as population density increased along with the .
Construction of multifamily housing, particularly
easy transit access to employment in downtown Salt in the form of multi-story apartment buildings,also
Lake City and elsewhere in the valley. Residential
increased during this period. These apartments,
buildings became more diversified, larger, and along with the residential courts, served to increase
more permanent during this period. the population density of the neighborhood.
Ninety-three buildings estimated to date to this True expressions of Period Revival styles can be
period are present in the Central City district. found in the Central City district on multifamily
As with all periods, the building stock of this
dwellings, particularly walk-up apartments, or
period is dominated by residential properties, and in other types of multifamily units, such as hotel
specifically by single family dwellings.The walk-up courts. The Neoclassical style apartments at 68
apartments from this period are primarily located in South 500 East and the Spanish Colonial Revival
the northern portion of the district. style hotel court at 614 East 600 South—designed
by architect A.O. Treganza—are good examples of
the application of Period Revival styles to buildings
in the district. Walk-up apartments dominate the
apartment forms of the period,though an occasional
=- -- early double-loaded corridor apartment,such as the
4��� North Park apartments at 577 South 500 East, can
lti; r,, k; also be found in the area.
•
tt, A C
Cornell Apartments
Historic Districts PART III 15:1
Depression and Decline (1923-55) During the early post-war period, several of the
In Central City and surrounding neighborhoods,
older homes in the neighborhood were demolished
such as the Avenues and the Bryant neighborhood,
to make way for new single-family and multi-family
numerous single-family homes were renovated dwellings.
to contain multiple apartments or turned into Among the residential properties, single family
boarding houses (Giraud 2001). Such apartments dwellings dominate the building stock of the early
and boarding houses became increasingly popular part of the period while multi-family apartment
during the 1930s, while the city writhed in the complexes dominate the residential construction
throes of the Great Depression. Stand-alone, during the latter part of the period.
multi-story apartment building construction Many multi-family dwellings were constructed
also increased dramatically during this period, in the Central City neighborhood during this
particularly during the 1920s,with at least 10 major period. Most are apartment complexes, though a
apartment buildings,and many smaller ones,being few duplexes and triplexes are also present. In the
constructed in the Central City survey area alone. early part of the period double-loaded corridor
apartments and corner entrance apartments were
• the most common form used, and these properties
often exhibit Period Revival styles. Examples
include the Colonial Revival style Armista
apartments at 555 East 100 South,a second Colonial
Revival complex at 125 South 600 East, and the
English Tudor Revival style Park Manor apartments
at 841 South 500 East. Later in this period, other
(undefined) apartment forms appeared in the area,
AMP. and these took on the stylistic designs of the 1940s
and early 1950s—Minimal Traditional and Early
- ' Ranch styles. Examples of such properties include
•
Minimal Traditional style apartments at 607 East
100 South and 633 East 200 South, and the Early
Ranch style apartments at 511 East 700 South.
/19
100 South
15:2 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Erosion of Residential Character Residential properties in the Central City district
(1956-1995) from this period are almost exclusively multi-
family dwellings. No single family dwellings were
The trend away from owner-occupancy toward
identified. The multifamily dwellings comprise
rental housing continued in the Central City
apartment complexes exhibiting Ranch/Rambler
neighborhood during the 1960s, 1970s, and 1980s.
and Post World War II style during the early part
An increasing number of historical single-family
of the period and general Late 20th Century and
dwellings, particularly the larger homes in the
Mansard styles in the latter part of the period,
northern part of the neighborhood,were subdivided
after 1970. Unlike the apartment complexes of the
into multiple apartments and converted to rental
late 1800s and early 1900s, the complexes of this
properties. Redevelopment and affordable housing
period typically incorporate off-street parking
projects saw the demolition of numerous historical
areas, including carports and similar vehicle
residences to make way for new apartment
shelters.Examples of ca. 1960s Ranch/Rambler style
buildings.
complexes can be seen at 564 East 600 South and 615
Seventy-eight buildings documented during East 700 South.
the Central City survey are estimated to date to .
this period. The majority of these buildings are
commercial structures and multifamily apartment
units, many constructed as part of redevelopment rti
"and affordable housing projects. Most of the new rp, 1-1-1construction during this period occurred in the
central and southern portions of the neighborhood,
south of 300 South. In several cases, such as that r, I�_�
of four houses along 400 South and at least three d•w''ii=1
houses along 300 South, the new construction -
I[llli'
resulted in the demolition of historical buildings. ,' _ i i iI
500 East
r .• __ fi • tom'.
L '' i$ L..'.?1: kl f, ,..."
..a1111 Jar. ; . 1
i
aiii06 .
600 South 600 East
Historic Districts PART III 15:3
Preservation Vs Progress (1996-2013) Architectural Types and Styles
As it has been throughout its history, the pre
New housing construction has also occurred in
the area, primarily in the form of multifamily modern era building stock (i.e., built during or
apartment and condominium complexes built before 1968) of the Central City district remains
upon lots once occupied either by historical single primarily residential. Of the 551 historical primary
family dwellings, such as the case of Vernier Court buildings in the district, 93% were built as, and are
(335 South) where eight Victorian-era residences still used as, residential properties. Of these, 75%
were demolished for the construction of a new were constructed as single family dwellings, and
apartment/condominium complex. However, a 18% were constructed as multifamily dwellings—
small number of new single-family dwellings and mostly duplexes or apartments. Among the
attached single-family residential courts (primarily buildings constructed as single family dwellings,an
comprised of condominiums)have also appeared in estimated 2% have been converted to multifamily
the area in recent years, primarily in the northern units.
portion of the neighborhood. Certus Environmental Solutions Central City RL Survey 2013
Thirty buildings documented during the Central `•
City survey are estimated to date to this period. aI ..
Nearly all of the buildings constructed during this
period are commercial structures, though a few are
residential properties. Of the residential properties
11,4
constructed during the period,all but two are multi- O r'' _
0
family dwellings comprising multi-story apartment1
courts or condominium courts.
The multifamily dwellings from this period include rir-r
d
Ilii
modern revivals of the historical U-plan concept as 11 I
well as simple "block" apartments. One example ter•:,
of a U-plan development can be found at 335-343 IIII U IIIIIII�'' _ 'I'
South 500 East,where a row of Victorian era single fit.
family homes along Vernier Court were demolished
Armista Apartments
to make way for the Emigration Court development.
Other new developments include the townhouse/ ,-3' .,
condominium tract at 625 East 200 South.
i „..
; y
l.
v em
, ` 11,11 I
____ ____,
Bell Wines Apartments
15:4 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Ch.16 SOUTH TEMPLE Municipal zoning changes strongly influenced the
twentieth century development of South Temple
allowing commercial and multi-family usage of
A HISTORY OF APARTMENT AND
the existing structures as well as demolitions and
MULTI-FAMILY DEVELOPMENT new construction for the new uses. South Temple
The following background on the historical remains an exceptional street in Utah with its
development of apartment and other multifamily buildings of architectural and historical significance
buildings in South Temple draws directly from the and is still a preferred address in Salt Lake City.
reconnaissance level survey of the district in 2007 The South Temple Historic District continues to
and 2013. (Lufkin 2013) contribute significantly to the historic resources of
Salt Lake City.
Statement of Significance Summary Historically based period revival styles were
The South Temple Historic District was designated fashionable in Utah from 1890 to as late as 1940.
as locally significant for its collection of houses While small period revival cottages were the most
and other buildings built by prominent architects popular house type in Utah in the 1920s and 1930s,
in the finest styles for the political, religious the period revival style multifamily buildings from
and commercial leaders of nineteenth and early this era include English Tudor apartments, an
twentieth century Utah when it was nominated English cottage duplex house, a Spanish Colonial
to the National Register of Historic Places in 1978. Revival duplex, and a Colonial Revival apartment
The district continues to be locally significant for building. Bernard O. Mecklenburg, a prominent
its association with the people who influenced Utah architect who designed other significant
the history and early development of the State of hotels, churches and apartment houses on South
Utah. It also remains significant for its collection Temple in earlier periods,built the Colonial Revival
of mansions, elegant houses, social clubs and Federal Heights apartments at 1321 in 1929.
apartment blocks, many of which are the epitome The Minimal Traditional (World War II-era) style
of their style, built by the major architects of Utah. began to appear in the 1930s and was the major
The latest survey amendment extends the period style in Utah in the 1940s and 1950s for residential
of significance from 1928 to 1964 to include the buildings. An early example of the style is the 1938
multifamily residential and commercial buildings red brick duplex on Haxton Place.
constructed during this era. The Bonneville Tower,
the first apartment tower and a major building on
the street was constructed in 1964, and the period
of significance is extended to 1964 to include this s •
build ng. - 1_
The street was built out by the 1920s, and 1111 , i
construction since that time, was infill or toft y f 2[f; r '1
replacement of existing buildings. L � - : 1.
v` r
Bellona Apartments
Historic Districts PART III 16:1
Architectural Styles, Types and Materials Residential construction consisted of three
from 1928-1963 duplexes, six apartment buildings and one
dormitory. All three duplexes were built at the
The major change on the street during the period
start of the period in the 1930s. The first, 1204
from 1928 to 1964 was the move away from the
E South Temple, was built in 1934 in a stucco-
construction of single-family dwelling units to
covered vernacular Spanish Colonial Revival style
that of multiple family dwellings and commercial
in a single story. Two brick duplexes were built on
buildings.
the corner entrances of Haxton Place in 1938, both
with their garages underneath the living space.The
striated brick English Cottage style example at 926
E South Temple/4 Haxton Place is on the south side,
across the street from the striated brick Early Ranch/
Minimal Traditional style duplex at 3/7 Haxton
Place.
Three apartment buildings were constructed before
the United States involvement in World War II
began in 1941:the Prairie School/Modern style brick
and cast concrete Commodore Apartments at 1107
E South Temple in 1930, the striated brick Federal
Heights Apartments at 1321 E South Temple in 1930,
4.;-, . . - ^='5.t and the brick English Tudor style Barbara Worth
_ '% �- apartments at 326 E South Temple in 1932.
In the postwar period, three modern apartment
x
buildings were built;the red brick Post War Colonial
' tO
,!,l LH Revival style building at 1007 E South Temple
4, . 0 in 1947, the simple World War II era Minimal
Traditional style striated brick building at 848 in
�� 1951,and the Bonneville Tower with 115 units on 15
WI ,;,At I ��! floors, the pioneer apartment tower on the street at
.§,,,F'•4" ,>¢i • ,„riE 777 E.South Temple in 1964.
;';; �4 _ ter - --
� i /s The era from 1965-2013 is outside of the period
A�+l!!' I _ of significance; however, a few illustrations of
77:-
{ - ' L _ IL
�i - structures from this time have been added for
,s W -- - M informational purposes. The 337-unit Brigham Apartments at 201 E South Temple from 1997 have
1 � IIIlk .
4.,..., ., ..., .
i„.0 horizontal massing. New construction continues
t 'j to fill in any previously vacant lots like the Lotus
� �
Apartment building at ca.338 E South Temple.
Federal Heights Apartments
16:2 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
The Grand Boulevard:Mansions and
Churches(1890-1909) Mak
Salt Lake City's population more than doubled
. �
from 44,843 in 1890 to 92,777 in 1910.During this
time of rapid growth,the elegant residential area .14.madV._-_�! r
expanded outward to the east along South Temple .. _
in what is now the South Temple Historic District
111
,and as well as to the south outside of the district.In
addition to mansions and churches,the increasing
urban character of Salt Lake City was seen in the
development of a few stylish apartment buildings -
as well as large single family houses. - --
Land use along South Temple began to change k
as a number of urban apartment buildings were
constructed to accommodate the development
of Salt Lake City as an urban center in the 1890s-
1930s period,and its rapid population growth.The Mayflower Apartments
oldest extant apartment building in the district,
the Commodore Apartments,was built in 1902 at
1107 E South Temple and remodeled in 1930.The
Bungalow Apartments at 15 S 300 East followed in
•1909.They are an example of a basic walk up type :+i` t 5 �.411
*Zi
of apartment building. ` - -.
Via,+a .
•
q11411
t � t.
likW' . !,0 _1
lu •
s 1 Vi j - III' •
0415.i
Maryland Apartments
Historic Districts PART III 16:3
Apartments and Club Houses (1910-1929) The one and two family residential zone,A,covered
Growth was slow during the early portion of this the east end of the district and extended from M
period as the economic effects of World War I from Street to Virginia Street, and from 165 feet west
1914-1919 retarded construction and economic of 1100 East to University Street. The largest area
growth. The introduction of the income tax law which included one and two family residential,
in 1913 inhibited the accumulation of the great as well as apartments and hotels, zoned B and B2,
wealth needed for the construction of South Temple extended on the south side from 300 South to 165'
mansions. The postwar 1920s economy recovered, west of 1100 East, and on the north side from A
Street to M Street. Retail stores were allowed in the
leading to a boom in construction and the increasing
use of automobiles for transportation. Many of the C, or commercial, zoning area which was found on
building permits in this era were for garages. The the east and west sides of E Street. The previously
population of Salt Lake City increased from 92,777 single family residential quality of the street began
in 1910 to 140,267 in 1930. to change as the new zoning ordinance took effect.
The Planning and Zoning Commission was The increasing urbanization of Salt Lake City was
established to determine land use policy and evident as a number of elegant multistory apartment
regulate growth for Salt Lake City in 1924. As a buildings were constructed in this era. The extant
result of its efforts, a zoning ordinance was passed examples from this period are: the Knickerbocker
in 1927 with the stated intent "to preserve the at 1280 E South Temple in 1911-2, The Maryland/
character of the city." At the time of the ordinance Mecklenberg at 839 E South Temple in 1914, the
,the majority of properties along E South Temple Neoclassical style Ritz Apartments at 435 E South
Temple in 1923, the Hugo at 20 S 1300 East in 1926,
were single family residential dwellings.
the Slack Winbum-designed Mayflower Apartments
Higher residential density was encouraged, at 1283 E South Temple in 1927, the Piccadilly at 24
however, as no part of the street was zoned for S 500 East,and the Federal Heights by Mecklenberg
only single family .residential use. There were
at 1321 E South Temple,both in 1929.The remaining
basically three types of zoning areas on east South construction,the majority of the buildings from this
Temple in this era: the least dense, one and two period,consisted of single family residences.
family residential; greater density, residential with
apartments and hotels;and commercial.
16:4 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Zoning Changes and Adaptive Reuse The population of Salt Lake City grew by almost
(1930-1961) 60,000 in this period,swelling to 189,454,the highest
population for the city on record to date. New
Zoning changes described above encouraged
construction was primarily multifamily housing.
the growth of offices, clinics, dubs, apartment
buildings and nursing homes both through new This period saw the construction of twenty
construction and adaptive reuse of existing single structures or resources,or fifteen percent of the total
family houses. In 1935, the zoning ordinance was in the district. Some residential construction did
amended to enlarge the area available to retail occur,mostly in the early part of the era.It consisted
stores and offices from only E Street to along both of one single family house, three duplexes, four
sides of South Temple from E Street west to State apartment buildings and one dormitory.
Street. The 1943 Salt Lake City Master Plan defined Before World War II, two duplexes filled in the
land uses for the city and attempted to anticipate remaining lots on Haxton Place in 1938 at 3-7
the predicted postwar surge in population for Salt Haxton Place and the corner of 4 Haxton Place and
Lake City. Their efforts encouraged greater density 926 E South Temple. Another single story duplex
for the South Temple area although the expected went up to the east at 1204 E South Temple in 1934.
population surge did not take place. There were two apartment buildings constructed
Additional zoning changes in the 1950s provided a before the World War II began in 1941: the Prairie
distinct school zone for Wasatch School on R Street School Commodore Apartments at 1107 E South
and its playground to the south on South Temple Temple in 1930,and the English Tudor style Barbara
as well as two residential zones, R6 and R5. The R6 Worth apartments at 326 E South Temple in 1932.
zone permitted greater density and different land The last single family house was a Colonial Revival
uses by allowing residences as well as boarding at 23 Virginia Street in 1938. In the postwar period
houses, medical clinics and nursing homes. It two modern apartment buildings were built at 1007
extended from the eastern edge of the retail and E South Temple in 1947,and 848 in 1951.
offices zone at E and 500 East to 0 and 165 feet west Holy Cross Hospital built four-stories of dormitory
of 1100 East. The remainder of the street to the east housing for their nurses, the Moreau Building,
was zoned R5 to allow boarding houses and other in 1949 at 1002 E South Temple. The liberal
residential uses. interpretation of the new zoning ordinance was
A number of existing houses were adapted for reuse evident in the construction of the Federal Heights
in accordance with the new zoning changes. In Apartments at 1321 E South Temple in 1929,and the
response to a concern over adaptive reuses in the R6 Commodore Apartments at 1107 E South Temple
zone, a new category of R-7 zoning was established in 1930 in the area zoned for one and two family
in 1956 to allow office buildings. This action ended residences.
up encouraging the demolition of existing houses
and construction of large office, medical clinic and
apartment buildings.
Historic Districts PART III 16:5
Demolition vs. Preservation (1962-2006) In 1961, zoning was changed along South Temple
Development pressures on the South Temple area from R6 to R7 from Eighth to Ninth East and from
K to M Streets to allow for office buildings. Zoning
increased during this period. South Temple Street
changes were made again in 1972 to encourage
was a desirable address and people again wanted
the construction of apartment buildings in the
to live and work near the downtown area, close
to offices and cultural attractions. Population for Residential R7 district, rather than office buildings.
Adaptive reuse of the older houses continued and
the city remained relatively stable during the era,
although it decreased slightly in the surrounding a number became nursing homes, clinics, office
buildings,and in the 1980s,bed and breakfasts. .
neighborhoods.
_,� �:\ The demolition of buildings along South Temple,
t' laTill
,oo
1 in particular the Walter Ware-designed 1899
IliGreek Revival Cosgriff Mansion (also known as
F� the Thomas Weir mansion) for the construction
���''' i of the Steiner Corporation Building at 508 East
• '! ` South Temple in 1967, was the spur that led to the
0
l ,i j development of a preservation movement in Salt
_ Mail it Lake City.
� By 1962, few vacant lots were available so the
ril buildings from this period (30 buildings or 18
• ylii percent) were constructed on land previously
occupied by older, single-family residential
buildings. Zoning changes encouraged the new
__ construction that was primarily for medical
clinics, multifamily housing and office buildings.
Ritz Apartments Bonneville Tower with 115 units on 15 floors was
:_ the pioneer apartment tower on the street at 777
4`. _ .. \ -' E South Temple in 1964, followed by the 14 story
.,:l I
'� ,;�: Governors Plaza condominium tower in 1981 at 560
E South Temple.
i, The 1925 Jacobethan Revival V.R. Madsen
' r, , ,.
• house at 1259 E South Temple was converted to
I condominiums in 1995, and two new buildings
.l�� constructed nearby for more condominium
'• apartments(at 1263 E South Temple).
ti , !r
Lufkin,Beatrice South Temple RL Survey 2013
Commodore Apartments
16:6 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Ch.17 UNIVERSITY While the period of significance for the district
ranges from c.1883 to 1941, the majority of historic
buildings(75%)date from the 1905-1925 period.The
A HISTORY OF APARTMENT AND tree-lined streets, grass parking medians, sidewalks
• MULTI-FAMILY DEVELOPMENT and uniform set-backs in the neighborhood are
The following background on the historical distinctive features that enhance its character. The
development of apartment and other multifamily district retains a high degree of its historic integrity
buildings in the University district draws directly with 82% of the buildings contributing to the
from the reconnaissance level survey of the district historic association and feeling of the area.
in 1995.
Multiple Family Dwellings
General Description Historic apartment buildings that contribute to the
The University Neighborhood Historic District area include the University Apartments (c.1907) at
is located on a bench of the Salt Lake valley 201 South 1300 East, the Cluff Apartments (1911)
approximately two miles east of the central (National Register, 1989), at 1270-1280 East 200
business district of Salt Lake City and immediately South, the Commander Apartments (c.1928) at
west of the University of Utah campus. The area 147 South 1300 East, and the Edgehill Apartments
contains several original square 10-acre blocks as (c.1928) at 227 South 1300 East. A complex of
well as a number of half-size rectangular blocks. apartments buildings on 100 South between 1100
It is primarily a residential neighborhood with a and 1200 East was built c.1955, and although then
commercial strip of two blocks in the east/central out of period (Survey 1995), maintains the historic
part of the district. Out of the 586 buildings in quality of the street. The infill of newer structures
the district, 452 buildings are contributing, 71 are has included only a few large apartment buildings,
non-contributing due to alterations, and 63 are with residences of similar scale and materials
out-of-period structures. There are also two sites comprising the majority of out-of-period structures.
(grass medians and a park) and one structure (the
reservoir)within the district.
'.11admillitiklat . - '' -
C- E .
PiI M I IT' ' '. 'f in ll 11 .. . •_.
•
fit _ �r
�� � _- = .L + . 1 -L — -1
wilie.
Commander Apartments University Garden Apartments
Historic Districts PART III 17:1
Several urban apartment buildings in this area
= .,�',y.
were built close to the University primarily during '.'� ,' s�>A. - • /` �` v
the early twentieth century. Urban apartments Ai
are significant for their association with the rapid
�,; , : - . ..i1C14.1
Y: t� I '
urbanization of Salt Lake City during the 1890-
1930s. Apartments document the accommodation . .t.
of builders and residents to the realities of crowded �; j
ll ! I L. 10
living conditions and high land values. The j
apartments in the University Neighborhood Historic l
District fall within the two periods of construction, oil .
1
1902-1918 (University and Cluff Apartments) and .i
1922-31 (Edgehill and Commander Apartments), _ 1 11
a break in building that was caused by WWI.
Dwellers in apartments are more transient in nature `
than suburban homeowners and reflect this area's -`` +►
need for some short-term living accommodations CluffApartments
in a predominately single-family dwelling
neighborhood. ,,
The need for large numbers of apartments and •
student housing did not occur until after World War
33 .
II. X II -
, R I. •,., k
At that time,many of the residences were converted e — y . ',,iinto rental units to accommodate the increasing _ =�,.. "_ 3 1 ;1 t 1
student enrollment. Most of those houses have k' F, i _ _ _
maintained rental status, although, since the mid- " • •___--
1990s, a number of homes west of 1300 East have _ T
been restored to single family dwellings. Meldrum House(previously University Apartments)
tii *
' 1 fir-
Utah Division of State History University Neighborhood Historic .
District National Register of Historic Places Nomination 1995 Hugo Apartments
17:2 PART III Multi-Family&Apartment Design Guidelines
Historic Districts - Apartment and Multi-family Development
Ch.18 WESTMORELAND
PLACE
A HISTORY OF APARTMENT AND
MULTI-FAMILY DEVELOPMENT
The following background on the historical
development of apartment and other multifamily
buildings in the Westmoreland Place district draws
directly from the reconnaissance level survey of the
district in 2010. (Lufkin 2010)
The Westmoreland Place Historic District is a
small residential neighborhood located on the East
Bench of Salt Lake City, Salt Lake County, Utah. It
is located 13 blocks south and 15 blocks east of Salt
Lake City's business center.Its 69 primary structures
are entirely residential. Single-family houses
predominate, but there are four duplexes scattered
along the perimeter of the subdivision. Uniformly
sized mature shade trees line the streets in the
parking strips creating an urban canopy with their
branches. Concrete curbs, gutters and sidewalks
are found throughout the district. The houses have
uniform setbacks and the garages are primarily
located at the rear of the lots.All of the houses in the
district were built in the period from 1913 to 1952;
the majority in the then popular bungalow and
period revival cottage styles. Westmoreland Place
was designated a local historic district by Salt Lake - -
City in 2010 and is protected by restrictive zoning
ordinances. •'.
•
t au
. -
- 74ir
1500 East
Historic Districts PART III 18:1
Westmoreland Place was developed by the Dunshee
brothers, Earl and Clark 0.,who moved to Salt Lake
City from Iowa in the late nineteenth century. The
Dunshees worked in the newspaper business for the
Salt Lake Herald in Salt Lake City before they began
their career as real estate developers. Earl Dunshee
was known for having built the first restricted
residential area in Salt Lake City, Westminster
Heights.The Dunshee brothers filed the plat for the
Westmoreland Place subdivision in May of 1913.
The Dunshee-built houses date only from the first
decade of the subdivision. The brothers left Salt
Lake City for Los Angeles in the 1920s, and other
builders completed the subdivision.
All of the primary buildings surveyed were
residential, and Westmoreland Place is almost
exclusively single-family residences. There are four
duplexes.The majority of the contributing buildings
have a single story (45 or 75%); 10 have 1.5 stories
(17%). There are five contributing buildings (2%)
with two full stories.
Exclusive Street Car Subdivision (1913-
1939)
Two duplexes date from the end of the period.
These are 1516 East Westmoreland/1321 South 1500
East from 1939,and 1337/1341 South 1500 East from += ".. t11 C if
✓
71 r `� , . J�1
1937. •
World War II and Midcentury Infill 1940- . '•
1965) `
Two duplexes date from this period. The house at
1526/1530 East 1300 South was built in 1940 and the
one at 1373/1375 South 1500 East in 1950. L
Harrison Avenue
Lufkin,Beatrice Westmoreland Place RL Survey 2010
18:2 PART III Multi-Family&Apartment Design Guidelines
{
644
F - _! - 1
I,
{ 4 .
th*_ r: ,ter •
IV
Design Principles
Guidelines
for
Sustainable
Development
Design Principles & Guidelines for Sustainable Development
DESIGN PRINCIPLES & BACKGROUND
GUIDELINES FOR SUSTAINABLE APPLICABILITY 3
DEVELOPMENT SUSTAINABLE DEVELOPMENT
-A DESIGN APPROACH 4
BACKGROUND EMBODIED ENERGY &LIFE CYCLE COSTS 5
The older neighborhoods and historic districts in ENERGY CONSERVATION & EFFICIENCY 6
Salt Lake City are the foundation of the community's RENEWABLE ENERGY PASSIVE&ACTIVE 7
most sustainable form of development. They
combine an urban residential density, character EXISTING BUILDINGS&NEIGHBORHOODS 9
and walkability with a spectrum of small scale URBAN FORM 9
commercial enterprise, and proximity to the civic TRADITIONAL BUILDING FORM&CONST 11
and commercial heart of the city. This is in stark
ENERGY CONSERVATION 15
contrast to the post-war patterns of suburban
development. NEW CONSTRUCTION 16
This compact traditional form of development was SETTLEMENT PAF1 ERN 17
encouraged by, and now helps to sustain, patterns SITE PLANNING 17
of mobility that evolved without, and which rely SITE LAYOUT&ACCESS 17
much less on the use of the car. The development
patterns,mature landscape, spectrum and diversity LANDSCAPE&PLANTING 18
of residential scale, type, architectural form and LIGHTING 18
expression, create the 'livability' which helps to BUILDING DESIGN 19
attract residents and business alike. This livability
encourages their consequent investments in the city ADDITIONAL INFORMATION 21
and its more historic neighborhoods.
I_r p a - - -
Effectively therefore, the unique character of each •u .
-, r ■ rI
of these older neighborhoods embodies much of i 7
the essence of the economic sustainability, the II ■-
cultural and social sustainability, as well as the
environmental sustainability,of Salt Lake City. A4,
■
jori
■I i ■
■
■ r ■__
imi 11=■ r-• -S
THESE DESIGN PRINCIPLES AND S r� MO
1 - -
GUIDELINES ON SUSTAINABLE
DEVELOPMENT PRACTICE ARE A typical city settlement and street pattern,with its hierarchy
ADVISORY O N LY,A N D WILL NOT BE of primary and secondary streets and shared alley access,
creating an intricate,varied and concentrated layout of blocks,
USED IN DESIGN REVIEW. lots,access and buildings;a human scale pattern and character
that is complex,rich,walkable and inherently sustainable.
Design Guidelines for Sustainable Development 1
Historic preservation is effectively the wise use,the It is equally essential that new construction,whether
conservation of and the investment in our existing a new building,a new addition or improvements to
resources, including the spectrum of economic, an existing building,make the most effective use
social, cultural and environmental resources. It of both traditional and contemporary wisdoms,
can also be thought of as the stewardship of the technologies and best practices in reaching decisions
"record"of the many roles and activities of all who on situation,construction,energy efficiency and its
have come to Salt Lake City to invest in,and to build renewable generation.
this culture and community over the last 170 or so A successful approach to ensuring a more
years.This includes the many thousands of cultural sustainable and energy efficient form of
and family networks,as well as all of the individual development (including energy conservation and
decisions which are manifest in the character of our
generation)in our existing older buildings and in
older neighborhoods today. new construction,will rely upon an understanding
Although the policies and goals of environmental of four interrelated principles.
sustainability are usually defined at the scale of the
city,the region and beyond,they can only really be Embodied energy and life cycle costs.
achieved at the micro level.Their realization will This is the energy already invested in the
be through the many small decisions which have construction of our current neighborhoods
a cumulative positive effect on the conservation, and buildings, and the costs associated with
wise use and generation of energy resources, the construction or production of a building or
and upon atmospheric quality. This community component,its expected life span costs,including
consciousness,at the point of individual choice and those costs associated with maintenance,repair and
decision,really continues the traditions which are disposal.
responsible for the City's attractive urban residential Passive energy and climate control characteristics
character today. and measures.
hi a setting and a climate which bring their own These include building materials, thermal mass
distinct environmental issues and challenges, and insulation,room volumes,operable windows,
including temperature variation, air quality and
natural ventilation, porchways, eaves and other
water resources,it is essential that city and regional forms of building shading.
policy ensures that the stewardship of our historic
architectural and cultural resources is a central Active mechanical measures.
part of policy goals and practice in environmental Active measures include traditional ceiling fans,air
stewardship. conditioning and heating systems,heat exchangers
In turn,environmental stewardship depends upon and emerging smart technology to monitor and
our understanding of the environmental assets and automatically calibrate use patterns,and to make
advantages of traditional development patterns, adjustments for energy management and savings.
neighborhoods and buildings.Equally,that we use
this understanding to ensure that these assets are
not lost to ill-considered, short-term expediency,
and an unconsidered assumption that somehow
"new"is always"better".
2 Multi-Family&Apartment Design Guidelines
Design Principles & Guidelines for Sustainable Development
Renewable sources of energy generation. . Z lim
m.These tap and harness the natural ressources we : w= �. _1 �` i :1 II 7
have, and include geothermal heat pumps, solar +gyp j1! ,p.■IiI ZIUh• :+IM
collector panels and cells, wind and water turbines,
and arguably biomass heating. !. ■ _;
Our recent focus on purchasing short-lived • •— E' -� 1y.-.
replacement building components which are
�� �� �� �� ;,■'r�
marketed as'energy efficient upgrades'has clouded iI/ 1 t; I ■I+� mk'a t -
or obscured our understanding of the inherentII �-i� +�+ -t I.
411 .!
environmental advantages of our traditional w i Iliad a + 1
buildings and their construction. Such knowledge The concentrated plan of small street blocks in the Avenues
was once much more universally understood and make it one of the most livable and desirable of city residential
appreciated,and not just by designers and builders. neighborhoods.
A clear understanding of these characteristics and
assets is however essential to achieving sensitive . '�! ` . •` • •
- and sustainable solutions for both our existing . < ,t.•.: <n�.,I e ,
buildings and new development. °" N` E `is
APPLICABILITY * `• o;. ...• - ' '
These design principles and guidelines on Y ', ,s . `�
sustainable development practice are advisory ,. ' • ,' . ,,• -''•`� �`�
a. .
only. They provide guidance on the consideration �.`?: •rr� z, , ti
of site works, the maintenance, repair and .` "
rehabilitation of our older buildings, and to the . '— __- -��
planning and development of a new addition — _ _ t►
or building, whether it be single or multifamily Mature tree cover and landscaping temper the urban
temperature extremes with much needed shade,filter and
residential,mixed use,commercial or institutional. renew air quality,while creating attractive street character.
..,:, i (i N ` r
._, mw. e
- .., a .. II
i1 II ' YY''
_ >� 3'r s.
The traditional characteristics of the thermal mass of solid
materials,natural ventilation and the south facing shade
provided by a shared arrangement of balconies,combine to
moderate the extremes of climate without mechanical means.
Design Guidelines for Sustainable Development 3
A DESIGN APPROACH IN
- 'ail SUSTAINABLE DEVELOPMENT
I.
we.;irk
_,:� : .; An approach to sustainable design for a building
and for the community should:
•: IL! • Evaluate the building and look at the
- — ' ;
neighborhood,its settlement and street pattern,
*r " " -- - its urban form,accessibility,walkability and
livability.
Alit • Understand the investment in the existing
The past and current investment in a traditional neighborhood neighborhood, the site and building,
embodies many of the characteristics and principles of a
sustainable form of development. economically,culturally,environmentally-in
0.014 I fact all definitions of energy investment.
r
i ._ ," • Understand the flexibility and adaptability of
• .41
traditional building forms and fabric,and the
WM- -- +a, f advantages of their continuing use.
t /ws • • - _ - 1lit
• Understand the structure,construction and
r-- I - 1� materials,and the inherent climate control
1 rr ' ' ` 1 'UI characteristics and dynamics of an older
' Y
t building.
13 j j h • • Gauge energy improvements and efficiency
' I'..,' in the context of the original buildin , and not •
n __ g
•: •�+' against the potential performance of a new .
:-=^,-- • it - building which would ignore the life cycle
costs associated with demolition and new
. Adaptation of an early industrial building construction.
to new residential units reinvests in the
original building,its history and the culture
of the city.
PI" -I- '...Aidit
r.
.t
1 -
le -..- _ II
Reused historic sandstone paving.
4 Multi-Family&Apartment Design Guidelines
•
Design Principles & Guidelines for Sustainable Development
EMBODIED ENERGY &LIFE CYCLE Life Cycle Cost
COSTS Life Cycle Cost and cost analysis in this context is
Two principal measures of sustainable development, an analytical measure of the initial and subsequent
on which our existing historic development patterns costs of acquiring and operating a building across its
and building stock score highly, are "embodied life span. Our more historic buildings score highly
energy"and "life cycle costs". in various respects in such an analysis, largely due
to characteristics such as:
Embodied Energy • The quality and durability of initial
Embodied Energy can be defined as the sum total construction,materials and craftsmanship,
of the energy invested in the initial construction • The fact that older buildings can be readily
and subsequent investment in the building to date, maintained and repaired at low cost,
and encompasses many facets. Embodied Energy •
That they are not constructed from limited
Investment will include:
life-span component parts,which have to be
• The initial subdivision design and layout. replaced in their entirety at notable cost when
• The associated site grading and preparation. they fail,and
• The sourcing,cutting,grading,moulding, • The inherent advantages of older building
firing and preparation or manufacture of the fabric,in terms of its adaptability and its energy
construction materials. efficiency,especially when these advantages
Their transport to site. are supplemented by informed upgrades.
• Given their durability, longevity and low
• The construction of the building including the
time,skills and labor involved. maintenance costs, the life cycle cost of traditional
materials will be very low when set against
• Subsequent building improvements and the energy savings achieved by replacement
additions,and components and materials, which in most cases
• Periodic maintenance and/or repairs. have a built-in obsolescence factor and limited life
With the demolition of the building the embodied span.
energy is lost. Cost would include the initial construction,
its component elements and fitting out of the
building, in terms of raw and finished materials,
their associated waste products and pollution. The
durability and longevity, the potential life span,
of an older building, will be determined by the
periodic attention and maintenance it receives,
coupled with usually minor repairs assuming it has
not been neglected. It will not be determined by
the failure of various manufactured components,
at much greater replacement cost. Maintenance
costs will be very low if the building is monitored
periodically.
Design Guidelines for Sustainable Development 5
Disposal of the building, or components of the ENERGY CONSERVATION&
building, with either full or partial demolition, EFFICIENCY
also comes with significant costs. These include
Energy conservation and energy efficiency
the negative impacts of demolition waste,land fill
characteristics in an older building derive in major
requirements and the associated and sometimes
part from what can be described as the passive
highly toxic pollution arising from various methods
climate control advantages of traditional layout
of disposal. and construction.Plan layout, inherent insulation
By contrast, an older building, of traditional and values of wall mass, interior volumes, natural
robust construction, does not have a life span ventilation, shade characteristics and materials
determined by the designed operational life of its are all components.At the basic level, buildings
components,nor the inflexibility of its design and provide shelter from,the extremes of heat,cold,rain
construction methods, but, alternatively, by the and wind,and ideally beyond that,a comfortable
understanding and informed periodic minor care it working or living environment,including adequate
receives,usually at minimal cost insulation and ventilation.
Buildings also account for the majority of our
111 energy consumption. Energy use and efficiency
are consequently significant concerns, whether
measured in day to day running costs,or the costs
II I I to the global environment.Life cycle cost becomes a
IIt 3 N 'ar major factor in this consideration.
-� Traditional construction,design and materials rely
3 roii • upon a time-honored understanding and techniques
of interior and exterior shelter and climate
Recent multifamily construction which includes a variety of management and control. Building shelter and
sustainable characteristics as well as sensitive context design. shade are directly influenced by orientation,mature
tree cover and landscape,and are also afforded by
porches, stoops,eaves and window reveals. Roof
forms and building massing also have a role to play.
Traditional contruction materials,such as masonry,
have a thermal mass which absorbs heat and cold
slowly, and have a regulating, moderating and
'capture' effect on temperature extremes. Unless
allowed to deteriorate, masonry is also very
effective at dealing with rain and frost,continually
The architectural character of the building incorporates a absorbing and allowing the evaporation of degrees
variety of traditional design characteristics such as external of moisture in the form of rain,snow and ground
porch,deep eaves,natural ventilation and solid masonry water.
construction,ensuring efficient energy management and
conservation.
6 Multi-Family&Apartment Design Guidelines
Design Principles&Guidelines for Sustainable Development
Traditional wood, whether used as a cladding RENEWABLE ENERGY—PASSIVE&
material, building structure or for sections of a ACTIVE
masonry building, e.g. porches, windows, doors,
Renewable energy generation is a component of
fascia and eaves,is usually from old growth trees
sustainable development which does not deplete
and milled to appropriate dimensions. With its
natural resources or cause pollution in generating
tighter grain, it is a denser, tougher and more
energy. Renewable energy sources can be both
resilient material than the recently harvested wood
currently available. passive and active. While they are harnessed to
provide large scale industrial and community
Interior room volumes and operable windows energy,they also have a role to play at the more
jointly play a notable role in interior climate control, intimate scale of the individual building and in the
natural ventilation and comfort,as well as ensuring form of development
a healthy circulation of fresh air.Coupled with low
key mechanical intervention,such as ceiling fans, Passive Energy Management
these assets can be employed to their maximum.
Passive energy measures play a significant role
Understanding how these characteristics and in climate control, and can be as simple as heat
dynamics are designed to work will ensure that absorbing materials,such as masonry,which absorb
energy efficiency enhancement strategies are heat during a warmer day, releasing it through
designed to be complementary,capitalizing on these the cooler night. The effect works equally well
advantages,while accentuating their attributes and providing a cooling effect in hot weather.The high
efficiency. density,temperature-capture and storage properties
of masonry help to moderate extremes of heat and
cold,and act as a passive energy source.
!!" Window glass transfers both heat and cold, and
can be a very effective source of interior solar
. 1?till 17711 heat gain in cold weather, reducing the burden
I
on other mechanical systems.Operable windows
also have passive energy generating and control
characteristics in providing air circulation and
ventilation.The double-hung sliding sash window
in particular is designed to pull in cooler air below
as it affords escape for warmer air above.
In a hot summer climate, shading a building
to reduce solar gain will be critical. This can be
achieved through situation, orientation, balconies
or porches, fenestration and architectural shade
Historic wood windows,enhanced with a elements. It can also be achieved using planting
traditional design of external storm window,
will generally outlast and outperfom a and tree cover, where mature deciduous trees in
replacement window. particular provide the benefit of effective summer
shading with reduced shade to permit greater solar
Design Guidelines for Sustainable Development gain in the colder winter months. 7
Active Renewable Energy Generation
Active renewable energy generation systems have
been much studied, and have made significant
technological strides in recent years.
Geothermal sources are perhaps the lower end of
the technological spectrum. Circulating liquid at
a specific depth below the ground surface can tap
the constant temperature of the ground, both for
• residual heat and a residual cooling effect. Using
heat exchangers, this type of system can notably
reduce the burden on or need for heating and
•
cooling systems.
The concept behind biomass energy is that heat is
created by the combustion of a fuel source which
`' '" can be continually grown, or produced as waste,
..�- and although requiring more attention, it is also
�;t'C more immediately deployable when required.
1.4
r ) _'r, Wind and water turbines have a long-standing
historical pedigree, providing a source of power at
LIMIT
both a small and a large scale. Smaller turbine units
have been developed to deliver greater efficiency
than their historic counterparts,and at a scale which
Small scale solar panels and their can be deployed for an individual building, site or
adaptability.
narrow water channel.
Solar collectors are either thermal, where the
sun directly heats water in a closed grid, or
photovoltaic, where the energy from the sun is
converted to electricity through a series of chemical
cells. Solar collectors for urban building use are
usually in the form of panels, although becoming
increasingly available in the form of smaller units,
\ r'
solar laminates and roofing shingles.
�. �i• � V.
Solar collector panels are becoming increasingly affordable and
are being developed in a variety of forms and scales,with this
installation on a traditional apartment buillding.
8 Multi-Family&Apartment Design Guidelines
Design Principles&Guidelines for Sustainable Development
EXISTING BUILDINGS AND Street Pattern and Settlement Pattern
NEIGHBORHOODS S.1 Maintain and design to compliment the
It is essential to understand your building and its current and historic street pattern and settlement
situation,in terms of local and regional climate and pattern.These elements include:
micro-climate, and established urban settlement • Streets,lanes,alleys,squares.
patterns. Knowing the dynamics of traditional
• Sidewalks,footpaths,trails.
construction and materials, their advantages and
•
response to exposure and seasonal conditions,will Lot density,arrangement,size&configuration.
ensure that the building will endure,and furnish • Access points to streets,alleys,trails and open
shelter,comfort and a healthy living environment. space.
Energy efficient aspects of the original building,its
S.2 Create or enhance access points wherever
site and current setting should be retained and if
possible.
necessary enhanced.
URBAN FORM Building Orientation,Situation and
Proximity
The urban form of our historic and traditional
neighborhoods is a critical component in Understand and plan to maximize energy
the sustainable development of the city. The efficiency in building orientation,situation and
combination of a tighter urban grain (buildings proximity in maintenance,repairs,alterations
and streets), complex hierarchy of the street and and additions,and in the siting and design of a
access patterns, concentration and proximity of new building.In the context of local topography
residential and commercial buildings to each other consider the following:
and to the central core of the city(reduced energy • Solar and wind exposure.
and cost in travel),access to public transit and a
• Rain and frost exposure.
choice of options for walking and cycling,mature
•
tree cover and landscaping,combine to create an Seasonal variations and extremes.
attractive,mature and durable form and character, • Prevailing solar and wind exposure.
encompassing most of the prerequisites for a
sustainable form of development.The care taken
with their layout,design and construction,coupled
with the seasoned maturity of these neighborhoods,
should help to ensure they continue as the most
livable of city locations. ", .
J1
Urban form here reflects proximity to the Downtown with
a sequence of historic apartment buildings providing good
urban density,livability and varied architectural interest and
character.
Design Guidelines for Sustainable Development 9
:-r -vrtnximil Landscape, Ground Cover and Trees
P. �: �' . S.3 Retain mature landscape,including ground
. �:;� 17 ' ,'-'. '" cover planting and trees.Consider the following:
.. It`s:�,j I'`s�4v i- ,
?) ::: .,'' • Aspect and shelter.
_ • �: • Proximity to the structure.
li
) .�p, sw` ,r • Seasonal variations-weather and micro-
'o,,,,"` ' - .• ' climate.
, '._y1 .' * . , '
l+: •`' • Plan maintenance and new planting with
‘ "' an understanding of their seasonal role and
' performance in providing shelter, shade and
solar access,as well as decorative impact.
S.4 Consider the design of new landscaping to
The characteristics of mature deciduous manage,conserve and reuse water,and to recharge
tree cover help to moderate the extremes
of the seasons,while enhancing ground water.Consider the following:
atmospheric quality. • Grading and landscaping to collect water and
to disperse the flow.
-. , ,,- 'y`;. • Collection of rainfall for irrigation use,using
•
_ =1, bio-swales, rain gardens,water barrels,etc.
.-%L ar; 4' iii, -`4- • Select new native planting to conserve water
L ems.- ;: :1-
` �� - �`.a and reduced irrigation requirements.
' • Minimizing impermeable hard surfaces.
• There may be State regulations on the
harvesting and use of rainwater.
The city's historic parkways and park strips combine
mature neighborhood landscape,open space and identity,
with an attractive,walkable character. Site Planning
6 t 9 S.5 Minimize site work that would adversely
affect mature trees or disrupt mature layout and
=` : 'j .r planting on this or adjacent sites.
illj t_ • Retain historic or early site features and
`� t`' accessory structures.
—
• Maintain shading and shelter of the building
111011,
Itt and parking areas.
• Plan improvements to enhance shade and/or
The landscaping of this historic garden apartment
development combines cultural and environmental, shelter as appropriate to complement climate
sustainable development characteristics with a unique control.
residential atmosphere.
10 Multi-Family&Apartment Design Guidelines
Design Principles & Guidelines for Sustainable Development
r-s.. ,,4• ..— -r-
f" � TRADITIONAL BUILDIN FORM
• -= ,f,.w..or i. , - _3 & CONSTRUCTION
M....A. ' .,i��,a,
4,00 �6- " "' Knowledge and appreciation of the characteristics
• J.4 ma's-.:
•
fi•t^ ,
,,.;� ;.;�0;,, �•� and performance of original building materials,
, ' =,:y> -�"` details and craftsmanship in building maintenance,
Nth .R •
t.. -.Y• ,.., repairs and alterations will simultaneously achieve
isok. I preservation, conservation and sustainability
_ objectives. Older buildings, designed and
. �' • . ..'.. constructed with integral advantages in passive
internal climate control,have distinct characteristics
%;" v`�.-f which are inherently sustainable. Understanding
r•jy� '
�rs�ls' i these characteristics and dynamics makes sound
Wee. - -sr' :
--7 • ,� I scientific sense and this understanding is a
-- =.ram
''is. ; _ prerequisite of maximizing energy conservation
- and efficiency.
itjllpprio, ‘Z.Z
9 l fli
or.
' --:-.---1(.'-- ""
'''L '''' -..:-: ' lir .. ..
i .,.... _ L
Historic masonry and recessed windows here combine Solid masonry,projecting eaves and
natural materials,thermal mass and shade with natural natural ventilation with original
ventilation to enhance energy conservation,management windows combine with other sustainable
and efficiency,while creating some of the best examples of characteristics.
the city's historic architectural character.
Design Guidelines for Sustainable Development 11
• A further point on historic character is that original
and early materials have a patina of age and
a
maturity which does not compromise their integrity
or performance.It adds immensely to the historic
character of an older building and neighborhood.
It is a characteristic defining time, history and
maturity that should be retained.
Historic and Traditional Materials
;aed
S.6 Retain historic and traditional materials for
ut their durability,low maintenance requirements
•� and character-defining properties.
Projecting eaves provide protection from
precipitation and solar exposure. S.7 Plan for a periodic maintenance review
and attend to potential issues,including the
following:
• Identify and resolve any causes or issues of
potential water damage.
• Caulk or fill any open joints and cracks.
215 • Repaint or repair woodwork rather than
replace it.
• Repoint masonry with a compatible
mortar to maintain the integrity of the
,G• component or the facade.
S.8 Ensure any external materials are allowed to
• breath.
An exterior storm door revealing the
detailing of the original behind. • Avoid sealing in moisture by over-cladding
with new materials.
- • Do not paint masonry which has not
been painted and avoid sealants in most
t circumstances.
r l
t . -:. f-� 1,
Consider paint removal from masonry if it can
t i_ f be achieved with the necessary care to avoid
1 7. 1 1 t ' r damaging the masonry.
A decorative choice of materials,detailing and textures
combines thermal mass with low maintenance.
12 Multi-Family&Apartment Design Guidelines
Design Principles&Guidelines for Sustainable Development
S.9 Retain the historic character and appearance MAINTAIN
of original materials and finishes,and repair or
replace only where necessary. S.10 Maintain and retain the materials,
craftsmanship,glass and hardware of original or
• Historic character includes a'patina of age.' early windows.
• Mature historic materials do not need to look • Consider the orientation of windows and doors
new. in relation to wind,shade or solar gain.
• Most masonry cleaning is unnecessary,and can • South and west facades are the most exposed
permanently damage historic materials if not to solar ultra-violet light and prevailing winds
handled with great expertise. and rain.
Windows and Doors • Replace cracked or loose putty/glazing
compound,and repaint before moisture
Understand the energy efficient and sustainable gradually damages the framework
characteristics and advantages of older windows
•
and historic doors.They are inherently maintainable Retain and maintain opening windows and
and repairable, while their capacity to outlast their hardware.
replacement windows and doors is echoed by their REPAIR
capacity to match them in energy management
terms. With minimal maintenance, restoration or S.11 Repair to restore the integrity of an original
repair they can last as long as the building itself. or early window frame.
Inexpensive weatherization, such as caulking and • Retain as much of the original frame as
weatherstripping, coupled with an interior or possible,since this is likely to be very durable
exterior storm window or door,should ensure that material.
they approach or match replacements in energy • Only replace materials or parts which are
and acoustic efficiency. Furthermore, they will beyond repair,reducing associated cost at the
not need to be replaced again when they fail,in same time.
total or in part.Where they no longer open as they • Repair where required to ensure the windows
were designed to do,they can be readily repaired can assist with internal climate control and
at minimal cost to restore their role in providing provide natural ventilation.
natural ventilation and internal climate control. - -
Refer to the Additional Information section at the -
end of this chapter for further data.
lil
u11
External storm windows combined with the original windows
can outperform replacements in acoustic and energy terms.
Design Guidelines for Sustainable Development 13
UPGRADE S.13 In most cases,avoid using sealed double-
paned replacement glass in an original wood
S.12 Retain and upgrade the energy and acoustic window frame.
perfomance of an early or original window using
a related series of measures. • The original frame and hardware will usually
be unable to carry in excess of double the
• Weatherstrip to reduce air infiltration and
weight of the original glass,consequently
eliminate drafts around the framework.
damaging the framework.
• Caulk also around the sub-frame jambs and
• Evaluate slim profile double-pane units if the
trim to eliminate drafts.
frame is sufficiently durable.
• Consider the addition of storm windows or
• A sealed double-pane glass unit has a life
• doors on the interior or exterior to enhance
limited to the integrity of the seal,and will'fog'
thermal and also acoustic performance.
with condensation when this fails.
• Consider the use of a solar film applied to
• The inert gas between the two panes has a high
window glass or storm window glass.
embodied energy impact.
• Where original glass is missing,consider low-e
• Consider using an external or internal storm
replacement glass,which can often be achieved
window,since this can match or exceed
without a notable change in tint,color or
the energy and acoustic performance of a
reflection.
replacement,with no prelimited life span.
S.14 Consider the internal shade and insulation
advantages of curtains,blinds and shutters.
• Prioritize importance in relation to the most
exposed faces of the building.
404
r 1 Elements of Shading-Porches, Stoops,
Eaves, Window Reveals, Window and
1 1 Door Canopies
S.15 Retain shade elements,or repair or reinstate
where appropriate.
• Retain the original materials,craftsmanship
and details.
• Review and consider their reinstatement where
previously lost,prioritizing to address the
facades with the greatest exposure.
Rehabilitation of the building here involved • Consider the addition of external canopies to
retaining,repairing and upgrading the original enhance window shading.
steel framed windows.
14 Multi-Family&Apartment Design Guidelines
Design Principles & Guidelines for Sustainable Development
ENERGY CONSERVATION S.20 Avoid adverse impact on the historic character
Most historic buildings have distinct energy efficient of the building, site or setting while choosing a
characteristics. Evaluate priorities for energy site.
upgrades with these advantages informing the S.21 Consider the use of solar thermal panels.
program of work. Similarly, work with the historic S.22 Consider options and configurations of
and architectural character of the building, site and geothermal heat source in relation to ground
setting when arriving at decisions on investing in conditions and site constraints.
renewable forms of energy generation.
S.23 Consider wind (and water) turbines, which
INSULATE increasingly are small enough to be both versatile
and unobtrusive.
S.16 Install or upgrade insulation.
The attic,basement and crawl space are the S.24 Consider the use of solar photovoltaic
• priorities to reduce loss of heat. panelling.
• These are now available as panels of differing
S.17 Original or early windows and doors should sizes,solar laminates and shingles,and are
be retained,maintained,and where necessary adaptable to a variety of circumstances.
repaired.
• With a roof mounted location choose a
• Weatherstrip and insulate,using storm situation which will maximize energy
windows/doors,solar film,curtains and blinds. generation without adverse visual impact upon
S.18 With mature landscaping,retain and architectural character.
maintain trees,shrubs,ground cover and enhance • Consider solar panel location on accessory
where appropriate. buildings or in free standing arrays where they
• In paved areas,maximize natural ground cover would adversely affect the character of the
to absorb and retain water for subsequent use, building.
and to avoid excess run off. • Avoid a situation which would prompt the
removal of mature tree cover or vegetation,
S.19 Plan new landscaping to enhance mutually
with their environmental advantages.
beneficial solar relationship,provide shelter from
wind exposure,and capitalize on rainwater,snow • Consider the impact of reflection upon
neighboring buildings and streets.
management,and water reuse.
• Consider options and configurations of a
ENERGY GENERATION- RENEWABLE _ geothermal heat source in relation to ground
SOURCES conditions and site constraints.
Similarly, work with the historic and architectural
character of the building, site and setting when
arriving at decisions on investing in renewable
forms of energy generation.
Design Guidelines for Sustainable Development 15
NEW CONSTRUCTION
Existing residential neighborhoods and buildings
in the city have distinct advantages in the forms
of sustainable development they provide. Site
Nitplanning and building design for new construction
can learn much from these traditions and patterns
of development.More recent research and practice
h�l��� in assembling a more thorough and integrated
i='!'u' approach to sustainable development can build on
these.
Salt Lake City also has a strong tradition of
apartment living. Apartment buildings from the
later nineteenth and earlier twentieth centuries
provide some of the most characteristic and
impressive historic architecture in the city.
Traditional methods of providing solar
shading remain just as effective today. Today, they provide a type of housing that
ILa 'I! immediately achieves a sustainable urban density.
t- t Plan form, structure, materials, balconies and
operable windows are inherently sustainable
characteristics of these buildings. Many of these
advantages should inform what we build today if
we are to continue this tradition in the interests of
l"IIIIIIIIISil
the economically and environmentally sustainable
development of the city.
These design guidelines advise on a number of
matters which should help to enhance an integrated
Drive strips or wheel strips are a historic solution to the
contemporary issue of reducing impervious surface and runoff consideration of best sustainable development
practice in a historic setting.
• .,�4/.4 ='fin" -- •
A new house in the Avenues historic district designed to
respect its historic setting and to be the first certified"passive
house"in Salt Lake City.
16 Multi-Family&Apartment Design Guidelines
Design Principles & Guidelines for Sustainable Development
SETTLEMENT PATTERN AND SITE PLANNING
SITUATION
S.29 Retain and reuse historic or original site
S.25 Reuse the existing building,or parts of it, features and materials.
wherever possible.
S.30 Deconstruct and repurpose these wherever
• Retain and repurpose the original building possible,if they cannot be retained and reused.
and/or materials.
S.31 Work closely with the existing topography,
• Recycle materials,deconstructing the original
maximising landscaped open space across the site.
as necessary.
S.26 Plan for regional and local climate and SITE LAYOUT AND ACCESS
associated weather patterns,to moderate and S.32 Design primarily for pedestrian and bicycle
capitalize upon these characteristics.
use and access.
• Identify prevailing wind and solar impact,and
• Minimize hard impervious paving.
design to maximize advantages,yet minimize
extreme exposure. • Maximize landscaping and permeable paving.
• Orient and design to maximize shelter,shade, S.33 Minimize vehicular hard paved drive area
seasonal solar gain and sheltered external space and parking surface.
(both common and private). • Grade for sheet flow and dispersal of water to
S.27 Plan for easy access to public transit, adjacent landscaped spaces.
walking and cycling. • Place parking underground and minimize open
• Retain or create rear alley,lane or secondary parking areas.
street space,both public and private. • Use water-permeable paving.
• Plan for direct access to streets and trails. S.34 Plan for a variety of public and private
• Retain or create rear and side access points. spaces which are landscaped,shaded and
sheltered,and common gardening space where
S.28 Plan and design for a variety of private and
possible.
common/public spaces.
• Provide versatile and flexible arrangements for S.35 Plan and landscape for efficient water
both shade and solar access. management and conservation.
• Consider all surfaces across the site, including
those of the building/s.
Design Guidelines for Sustainable Development 17
S.36 Design and configure surface parking for S.40 Maximize landscaped areas while
shade and renewable energy generation.Where minimizing utility areas.
surface parking is unavoidable: • Where appropriate consider the roof areas of
• Design any surface parking as a shaded the building as part of the site landscaping, and
landscaped amenity for the residents and energy and water management strategy.
immediate context. • Design landscaping and planting with a view
• Design solar arrays to provide shade for to tempering excess heat or cold.
exposed surface parking bays. • Design and choose plant varieties to allow for
solar gain and ventilation.
LANDSCAPE AND PLANTING
• Design building footprint and landscaping to
S.37 Retain mature landscape and trees,and manage water in dispersed areas across the site,
configure building siting,layout,design and including swales and rain gardens.
grading accordingly. • Choose indigenous plant species to maximize
water conservation,and consider aspect and
S.38 Plant new street trees in the public right of p
way where these are missing. climatic extremes.
• Plan for communal/shared garden space/s.
S.39 Plant new trees across the site.
• Choose species and situate to maximize LIGHTING
seasonal shade in hot weather and solar gain in
cold weather. 5.42 Minimize the need for external artificial
lighting,while accounting for safety and a sense
of security.
• Avoid sources of light pollution.
• Design and site external lighting to avoid light
spill and glare.
• Consider the use of solar powered lighting
wherever possible.
zi'":�'..,� n' • Use low energy light sources where possible.
•
•
-- .. IA
Greening an urban courtyard need not be limited by site area
or to ground level landscaping.
18 Multi-Family&Apartment Design Guidelines
Design Principles & Guidelines for Sustainable Development
BUILDING DESIGN S.50 Design for adaptability and flexibility in
future layout and use.
S.43 Design the building to maximize passive
•
energy management.Consider the following: Learn from the adaptability of older buildings.
•Design the fenestration to take advantage of Anticipate the future reuse of the building in
• building aspect. the form and construction of the interior.
• Design to take advantage of the shading S.51 Design to reduce indoor water use.
provided by aspect,window reveals, recessed • Make use of captured outdoor water where
entrances,canopies and awnings. practicable.
S.44 Design windows to open for natural S.52 Consider color schemes with solar
ventilation,interior atmosphere and a healthy reflectivity as well as urban setting in mind.
living and working environment.
S.53 Design with sustainable and durable
• Avoid window construction with a high
materials.
inherent obsolescence record in the extremes of
the Utah climate. • Evaluate the energy management advantages
of the thermal mass of denser more durable
S.45 Design to provide the shade afforded by the materials.
articulation of building facades and the depth of
• • Choose materials for their stability and low
the eaves.
emissivity characteristics.
S.46 Design for variable massing to create upper • Avoid experimental or synthetic materials -
terrace outdoor spaces and landscaped areas. which have no track record of durability.
S.47 Provide porch and stoop semi-public/private • Avoid experimental or synthetic materials
shaded spaces for their climatic moderating which produce pollution or toxic waste in
advantages. their manufacture or disposal,or create
environmental damage or disfiguration in their
S.48 Plan for external balcony space for each unit. extraction.
S.49 Wherever feasible provide green roof cover
to enhance temperature and water management,
and ecological diversity. _ ^ •
• Investigate roof type and potential maximumlf
loadings to check suitability. ' -
• Design as part of a landscaped roofscape `_`' " 0L- o lo; ,s, ,
amenity. • C
Recent multifamily design composed with varied volumes and
massing,private and communal open space,and constructed
using solid,durable materials.
Design Guidelines for Sustainable Development 19
_ S.54 Plan and design for renewable energy
' -F
�'� generation,including solar,geothermal,wind/
�_.I % ;> Y; water as appropriate for the building,the site and
rits setting.
_! I • Consider what options will best suit building
and situation.
f� Minimize visual impact from the street and
f�
;I. (��1rli from adjacent buildings.
•� I!I' • Consider siting on and off the building.
Li' 1 • Design as part of the roof layout and
i
landscaping.
;: �,; • Consider the use of solar shingles and solar
PO laminates,as well as solar panels for different
roof configurations.
If '
Durable materials frame and support the
shade and shelter provided by both deep
window reveals and fixed canopies for the
sidewalk use and and street level retail.
1 i ;; im.
ar
a I ,
tj
f -\
Irii To iii i!1), - i •
I ' :_-..
�_
, i.41t,„,, ..,..._
J. 1
Contemporary multifamily development Recent apartment design creatively using traditional materials,
affording shaded private balcony space and resident open space and natural ventilation.
first floor level windows.
20 Multi-Family&Apartment Design Guidelines
Design Principles & Guidelines for Sustainable Development
Additional Information Randl,Chad.Preservation Brief 44:The Use of Awnings on
Historic Buildings:Repair,Replacement and New Design.2005
GENERAL http://www.nps.gov/tps/how-to-preserve/briefs/44-
awnings.htm
National Park Service.Technical Preservation Services.
Sustainability
www.nps.gov/tps/sustainability.htm
National Institute of Building Sciences Whole Building Design
National Park Service.Technical Preservation Services.Energy Guide-Historic Preservation
Efficiency http://www.wbdg.org/design/historic_pres.php
www.nps.gov/tps/sustainability/energy-efficiency.htm http://www.wbdg.org/resources/sustainable_
hp.php?r=historic_pres
National Park Service.Technical Preservation Services.New
Technologies
WWW.nps.govItps/sustainability/new-technology.htm
US Green Building Council. LEED for Neighborhood
National Park Service.Technical Preservation Services.Case Development&Historic Preservation.2013
Studies http://www.usgbc.org/sites/default/files/ND_Historic_
www.nps.gov/tps/sustainability/case-studies.htm#fuller- Guidance.pdf
paint
National Park Service.Technical Preservation Services.
Research National Trust for Historic Preservation.Weatherization
www.nps.gov/tps/sustainability/research.htm http://www.preservationnation.org/information-center/
sustainable-communities/buildings/weatherization/#.
National Park Service.Technical Preservation Services. UxUER2eYZpo
Resources
www.nps.gov/tps/sustainability/resources.htm National Trust for Historic Preservation.Sustainability
National Park Service.Technical Preservation Services. Older,Smaller,Better 2014
Sustainability Standards&Guidelines http://www.preservationnation.org/information-center/
sustainable-communities/creating/#.U-1 RaWdOzc1
The Secretary of the Interior's Standards for Rehabilitation& http://www.preservationnation.org/information-center/
Illustrated Guidelines on Sustainability for Rehabilitating Historic sustainable-communities/green-lab/#.U-1RrGdOzc1
Buildings. 2011 http://www.preservationnation.org/information-center/
http://www.nps.gov/tps/standards/rehabilitation/ sustainable-communities/buildings/#.U-6XuWdOzcO
sustainability-guidelines.pdf
The Greenest Building 2011
National Park Service.Technical Preservation Services. Energy http://www.preservationnation.org/information-center/
Efficiency&Management sustainable-communities/green-lab/Ica/The_Greenest_
Building_lowres.pdf
Burns,John A.,Energy Conserving Features Inherent in Older
Homes 1982
www.nps.gov/tps/sustainability/greendocs/conservation-
features-older-homes.pdf Historic Scotland.Changeworks,Resources for Life.
Hensley,Jo Ellen and Aguilar,Antonio.Preservation Brief 3: Energy Heritage 2008
Improving Energy Efficiency in Historic Buildings.2011 http://www.changeworks.org.uk/uploads/83096-
http://www.nps.gov/tps/how-to-preserve/briefs/3-improve- EnergyHeritage_onlinel.pdf
energy-efficiency.htm
Renewable Heritage
Park,Sharon C.,AIA.Preservation Brief 24:Heating,Ventilating, http://www.changeworks.org.uk/uploads/Renewable_
and Cooling Historic Buildings:Problems and Recommended Heritage_Online.pdf
Approaches.1991
http://www.nps.gov/tps/how-to-preserve/briefs/24-heat-
vent-cool.htm
Design Guidelines for Sustainable Development 21
Tenement Fact Sheets Fisher,Charles E.Windows 2: Installing Insulating Glass
http://www.changeworks.org.uk/downloads/projects/ in Existing Steel Window.Preservation Technical Notes.
Tenement_Fact_Sheets.pdf Washington,DC:Technical Preservation Services,National Park
Service,US Department of the Interior. 1984.
Improving Energy Efficiency in Traditional Buildings www.nps.gov/tps/how-to-preserve/tech-notes/Tech-
http://conservation.historic-scotland.gov.uk/inform- Notes-Windows02.pdf
energy-efficiency.pdf
Fisher,Charles E.&Muckenfuss,Laura A.Windows 7: Window
Awnings. Preservation Technical Notes.Washington,DC:
English Heritage. Energy Efficiency in Older Houses Technical Preservation Services,National Park Service,US
http://vvww.english-heritage.org.uk/your-home/saving- Department of the Interior.1984.
energy/energy-efficiency/ http://www.nps.gov/tps/how-to-preserve/tech-notes/Tech-
Notes-Windows07.pdf
Fisher,Charles E.Windows 11: Installing Insulating Glass
WINDOWS Weatherization,Energy Efficiency& In Existing Wooden Sash Incorporating the Historic Glass.
Management Preservation Technical Notes.Washington,DC:Technical
Preservation Services,National Park Service,US Department of
National Trust for Historic Preservation. the Interior.1984.
http://www.preservationnation.org/information-center/ www.nps.gov/tps/how-to-preserve/tech-notes/Tech-
sustainable-communities/buildings/weatherization/ Notes-Windowsll.pdf
windows/#.U-6XRGd0zc0
www.preservationnation.org/information-center/ Rand,Chad.Windows 19:Repairing Steel Casement Windows.
sustainable-comm unities/buildings/weatherization/ Preservation Technical Notes.Washington,DC:Technical
windows/#.U-568md0zc1 Preservation Services,National Park Service,US Department of
the Interior.2002
Saving Windows,Saving Money 2012 www.nps.gov/tps/how-to-preserve/tech-notes/Tech-
http://www.preservationnation.org/information-center/ Notes-Windows19.pdf
sustainable-communities/green-lab/saving-windows-
saving-money/#.U-6VkWd0zc0 Staveteig,Kaaren R.Windows 22:Maintenance and Repair
of Historic Aluminum Windows.Preservation Technical Notes.
Washington,DC:Technical Preservation Services,National Park
Service,US Department of the Interior.2008
National Park Service.Technical Preservation Services. Www.nps.gov/tps/how-to-preserve/tech-notes/Tech-
www.nps.gov/tps/sustainability/energy-efficiency/ Notes-Windows22.pdf
weatherization/windows-doors.htm
wwvv.nps.gov/tps/sustainability/research.htm
www.nps.gov/tps/sustainability/resources.htm
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Design Guidelines for Sustainable Development 23
24 Multi-Family&Apartment Design Guidelines