Proposed Ordinance - 2/22/20241
SALT LAKE CITY ORDINANCE
No. _____ of 2024
(An ordinance amending Section 21A.34.020 of the Salt Lake City Code and
amending the adopted design standards for residential and multifamily structures pertaining to
the regulation of windows in the H Historic Preservation Overlay District.)
An ordinance amending Section 21A.34.020 of the Salt Lake City Code and the adopted
design standards for residential and multifamily structures pertaining to the regulation of
windows in the H Historic Preservation Overlay District pursuant to Petition No. PLNPCM2023-
00444.
WHEREAS, on November 2, 2023, the Salt Lake City Historic Landmark Commission
(“Landmark Commission”) held a public hearing to consider a petition submitted by Mayor Erin
Mendenhall (Petition No. PLNPCM2023-00444) to amend Section 21A.34.020 of the Salt Lake
City Code and the adopted design standards for residential and multifamily structures pertaining
to the regulation of windows in the H Historic Preservation Overlay District; and
WHEREAS, at its November 2, 2023 meeting, the Landmark Commission voted in favor
of transmitting a positive recommendation to the Salt Lake City Planning Commission
(“Planning Commission”) and the Salt Lake City Council (“City Council”) on said petition; and
WHEREAS, on January 10, 2024 the Planning Commission held a public hearing on said
petition; and
WHEREAS, at its January 10, 2024 meeting, the Planning Commission voted in favor of
transmitting a positive recommendation to the City Council on said petition; and
WHEREAS, after a public hearing on this matter the city council has determined that
adopting this ordinance is in the city’s best interests.
NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah:
2
SECTION 1. Amending the text of Salt Lake City Code Subsection 21A.34.020.H. That
Subsection 21A.34.020.H of the Salt Lake City Code (Zoning: Overlay Districts: H Historic
Preservation Overlay District: Standards for Certificate of Appropriateness Involving New
Construction or Alteration of a Noncontributing Structure) shall be, and hereby is amended to
read as follows:
H. Standards for Certificate of Appropriateness Involving New Construction or Alteration of
a Noncontributing Structure: In considering an application for a certificate of
appropriateness involving new construction, or alterations of noncontributing structures,
the historic landmark commission, or planning director when the application involves the
alteration of a noncontributing structure shall, using the adopted design guidelines as a
key basis for evaluation, determine whether the project substantially complies with each
of the following standards that pertain to the application to ensure that the proposed
project fits into the established context in ways that respect and contribute to the
evolution of Salt Lake City’s architectural and cultural traditions:
1. Settlement Patterns and Neighborhood Character:
a. Block and Street Patterns: The design of the project preserves and reflects the
historic block, street, and alley patterns that give the district its unique character.
Changes to the block and street pattern may be considered when advocated by an
adopted city plan.
b. Lot and Site Patterns: The design of the project preserves the pattern of lot and
building site sizes that create the urban character of the historic context and the
block face. Changes to the lot and site pattern may be considered when advocated
by an adopted city plan.
c. The Public Realm: The project relates to adjacent streets and engages with
sidewalks in a manner that reflects the character of the historic context and the
block face. Projects should maintain the depth of yard and height of principal
elevation of those existing on the block face in order to support consistency in the
definition of public and semi-public spaces.
d. Building Placement: Buildings are placed such that the project maintains and
reflects the historic pattern of setbacks and building depth established within the
historic context and the block face. Buildings should maintain the setback
demonstrated by existing buildings of that type constructed in the district or site’s
period of significance.
e. Building Orientation: The building is designed such that principal entrances and
pathways are oriented such that they address the street in the pattern established in
the historic context and the block face.
2. Site Access, Parking, and Services:
3
a. Site Access: The design of the project allows for site access that is similar, in
form and function, with patterns common in the historic context and the block
face.
(1) Pedestrian: Safe pedestrian access is provided through architecturally
highlighted entrances and walkways, consistent with patterns common in the
historic context and the block face.
(2) Vehicular: Vehicular access is located in the least obtrusive manner possible.
Where possible, garage doors and parking should be located to the rear or to
the side of the building.
b. Site and Building Services and Utilities: Utilities and site/building services (such
as HVAC systems, venting fans, and dumpsters) are located such that they are to
the rear of the building or on the roof and screened from public spaces and public
properties.
3. Landscape and Lighting:
a. Grading of Land: The site’s landscape, such as grading and retaining walls,
addresses the public way in a manner that reflects the character of the historic
context and the block face.
b. Landscape Structures: Landscape structures, such as arbors, walls, fences, address
the public way in a manner that reflects the character of the historic context and
the block face.
c. Lighting: Where appropriate lighting is used to enhance significant elements of
the design and reflects the character of the historic context and the block face.
4. Building Form and Scale:
a. Character of the Street Block: The design of the building reflects the historic
character of the street facade in terms of scale, composition, and modeling.
(1) Height: The height of the project reflects the character of the historic context
and the block face. Projects taller than those existing on the block face step
back their upper floors to present a base that is in scale with the historic
context and the block face.
(2) Width: The width of the project reflects the character of the historic context
and the block face. Projects wider than those existing on the block face
modulate the facade to express a series of volumes in scale with the historic
context and the block face.
(3) Massing: The shape, form, and proportion of buildings, reflects the character
of the historic context and the block face.
(4) Roof Forms: The building incorporates roof shapes that reflect forms found in
the historic context and the block face.
5. Building Character:
4
a. Facade Articulation and Proportion: The design of the project reflects patterns of
articulation and proportion established in the historic context and the block face.
As appropriate, facade articulations reflect those typical of other buildings on the
block face. These articulations are of similar dimension to those found elsewhere
in the context, but have a depth of not less than 12 inches.
(1) Rhythm of Openings: The facades are designed to reflect the rhythm of
openings (doors, windows, recessed balconies, etc.) established in the historic
context and the block face.
(2) Proportion and Scale of Openings: The facades are designed using openings
(doors, windows, recessed balconies, etc.) of similar proportion and scale to
that established in the historic context and the block face.
(3) Ratio of Wall to Openings: Facades are designed to reflect the ratio of wall to
openings (doors, windows, recessed balconies, etc.) established in the historic
context and the block face.
(4) Balconies, Porches, and External Stairs: The project, as appropriate,
incorporates entrances, balconies, porches, stairways, and other projections
that reflect patterns established in the historic context and the block face.
6. Building Materials, Elements and Detailing:
a. Materials: Building facades, other than windows and doors, incorporate no less
than 80% durable material such as, but not limited to, wood, brick, masonry,
textured or patterned concrete and/or cut stone. These materials reflect those
found elsewhere in the district and/or setting in terms of scale and character.
b. Materials on Street-Facing Facades: The following materials are not considered to
be appropriate and are prohibited for use on facades which face a public street:
vinyl siding and aluminum siding.
c. Architectural Elements and Details: The design of the building features
architectural elements and details that reflect those characteristic of the district
and/or setting.
7. Windows: Windows and other openings are incorporated in a manner that reflects
patterns, materials, and detailing established in the district and/or setting.
a. Window installation depth: Window reveals shall be a minimum of three inches.
b. Prohibited window material: Vinyl windows are not considered to be historically
appropriate nor durable, and are prohibited for use where they are readily visible
from the street (public and private).
8. Signage Location: Locations for signage are provided such that they are an integral
part of the site and architectural design and are complementary to the principal
structure.
5
SECTION 2. Amending the text of “A Preservation Handbook for Historic Residential
Properties & Districts in Salt Lake City”. That the adopted design standards for residential
structures in the H Historic Preservation Overlay District set forth in the manual titled “A
Preservation Handbook for Historic Residential Properties & Districts in Salt Lake City” shall
be, and hereby is amended to revise Chapter 12 in the section pertaining to “Windows” that
begins on page 12:13 thereof to read as follows:
Windows
Window openings often provide a considerable degree of modeling to the building facades,
with a distinctive recess (window reveal) of the plane of the window from the plane of the
wall. This characteristic enhances the visual strength of a facade, conveying a sense of the
depth and solidity of the wall, and distinct areas of shadow which change with the time of
day and the season. This recess also helps to shelter the window and the window frame.
Windows also provide a medium for fine detail and craftsmanship, using decorative pattern,
lead and often stained glass.
12.20 Windows with vertical emphasis are encouraged.
• A general rule is that the height of a vertically proportioned window should be twice the
dimension of the width in most residential contexts.
• Certain styles and contexts, e.g. the bungalow form, will often be characterized by
horizontally proportioned windows.
• See also the discussions of the character of the relevant historic district (PART III) and
architectural styles (Ch.4, PART I).
12.21 Window reveals should be a characteristic of most facades.
• This helps to emphasize the character of the facade modeling and materials.
• It should enhance the degree to which the building integrates with its historic setting.
• It also helps to avoid the impression of superficiality which can be inherent in some more
recent construction, e.g. with applied details like window surrounds.
• Typical historic window reveals are 3-4” in depth.
12.22 Windows and doors should be materials that appear similar in scale, proportion
and character to those used traditionally in the neighborhood.
6
• Double-hung windows with traditional reveal depth and trim will be characteristic of most
districts.
• Window profiles should project from the plane of the glass creating a distinct hierarchy of
detail for the window opening and the composition of the facade.
• Durable window frame construction and materials should be used.
• Window frame finish should be of durable architectural quality, chosen to complement the
building design.
• Wood, clad wood, and fiberglass are generally appropriate window materials.
• Vinyl should be avoided as a non-durable material in the regional climate.
• Vinyl windows, on rear and secondary facades, where they are not readily visible from the
street (public or private), will be considered on a case-by-case basis.
• See also the rehabilitation section on windows (PART II, Ch.3) as well as the discussions of
specific historic districts (PART III) and relevant architectural styles (PART I, Ch.4).
SECTION 3. Amending the text of “Design Guidelines for Historic Apartment &
Multifamily Buildings in Salt Lake City”. That the adopted design standards for apartment and
multifamily structures in the H Historic Preservation Overlay District set forth in the manual
titled “Design Guidelines for Historic Apartment & Multifamily Buildings in Salt Lake City”
shall be, and hereby is amended to revise Chapter 12 in the section pertaining to “Windows” that
begins on page 12:57 thereof to read as follows:
WINDOWS
Of the many architectural characteristics of the design of a building façade, the design of the
windows is perhaps the most important. Window openings provide a considerable degree of
modeling and detail to the facades, with the window reveals creating a distinctive recess of
the plane of the reflective window from the plane and texture of the wall.
Window reveals enhance the sense of visual strength of the facade, conveying an impression
of the depth, solidity and permanence of the wall. The difference in plane between window
and wall surface also creates distinctive light, shadow and reflection which will change with
the time of day, and also with the season. This recess also helps to shelter the window and the
window frame, and helps to moderate solar gain.
Window openings and design are the focus of finer frame detailing and craftsmanship, in the
past using classical frame profiles, decorative subdivided or leaded lights and often stained
glass. The form, the subdivision and the profiles of the window framing, their finishes and
7
colors, play a major role in creating the modeling, detailing, quality and richness, and
consequently the perceived scale of the building.
Design Objective
The design of a new multifamily building should include window design subdivision,
profiles, materials, finishes and details which ensure that the windows play their
characteristic positive role in defining the proportion and character of the building and its
contribution to the historic context.
12.71 Windows should be designed to be in scale with those characteristic of the
building and the historic setting.
• Excessive window scale in a new building, whether vertical or horizontal, will adversely
affect the sense of human scale and affinity with buildings in the district.
• Subdivide a larger window area to form a group or pattern of windows creating more
appropriate proportions, dimensions and scale.
12.72 Windows with vertical proportion and emphasis are encouraged.
• A vertical proportion is likely to have greater design affinity with the historic context.
• It helps to create a stronger vertical emphasis which can be valuable integrating the design
of a larger scale building within its context.
• See also the discussion of the character of the relevant historic district and architectural
styles (PART I).
12.73 Window reveals should be a characteristic of most facades.
• These help to express the character of the facade modeling and materials.
• Window reveals will enhance the degree to which the building integrates with its historic
setting.
• A reveal should be recessed into the primary plane of the wall, and not achieved by
applying window trim to the façade.
• This helps to avoid the impression of superficiality which can be inherent in some more
recent construction, e.g. with applied details like window trim and surrounds.
• A hierarchy of window reveals can effectively complement the composition of the
fenestration and facades.
• Typical historic window reveals are 3-4” in depth.
8
12.74 Windows and doors should be materials that appear similar in scale, proportion
and character to those used traditionally in the neighborhood.
• Window profiles should project from the plane of the glass creating a distinct hierarchy of
detail for the window opening and the composition of the facade.
• Durable window frame construction and materials should be used.
• Window frame finish should be of durable architectural quality, chosen to complement the
building design.
• Wood, clad wood, and fiberglass are generally appropriate window materials.
• Vinyl should be avoided as a non-durable material in the regional climate.
• Vinyl windows, on rear and secondary facades, where they are not readily visible from the
street (public or private), will be considered on a case-by-case basis.
• Aluminum storefront windows may be appropriate at the ground floor where there is a
commercial use or amenity space associated with a multi-family building, and will be
considered on a case by case basis.
• Dark or reflective glass should be avoided.
• See also the rehabilitation section on windows (PART II, Ch.3) as well as the discussions of
specific historic districts (PART III) and relevant architectural styles (PART I).
SECTION 4. 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 ______ day of ______________,
2024.
______________________________
CHAIRPERSON
ATTEST AND COUNTERSIGN:
______________________________
CITY RECORDER
Transmitted to Mayor on _______________________.
9
Mayor’s Action: _______Approved. _______Vetoed.
______________________________
MAYOR
______________________________
CITY RECORDER
(SEAL)
Bill No. ________ of 2024.
Published: ______________.
Ordinance amending window regulations new construction in historic districts (final)
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date:__________________________________
By: ___________________________________
Paul C. Nielson, Senior City Attorney
January 26, 2024