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007 of 2017 - adopting design guidelines for the Westmoreland Place Historic District 0 17-1 P 17-2 SALT LAKE CITY ORDINANCE No. 7 of 2017 (Adopting design guidelines for the Westmoreland Place Historic District) An ordinance amending the document"A Preservation Handbook for Historic Residential Properties & Districts in Salt Lake City"to adopt design guidelines for the Westmoreland Place Historic District pursuant to Petition No. PLNPCM2015-00162. WHEREAS, the Salt Lake City Historic Landmark Commission held public hearings on June 4, 2015 and September 3, 2015 on an application submitted by Mayor Ralph Becker ("Applicant") to amend the document "A Preservation Handbook for Historic Residential Properties & Districts in Salt Lake City" to adopt design guidelines for the Westmoreland Place Historic District (Petition No. PLNPCM2015-00162); and WHEREAS, at its September 3, 2015 meeting, the historic landmark commission voted in favor of forwarding a positive recommendation to the planning commission and city council on said application; and WHEREAS, the Salt Lake City Planning Commission held a public hearing on October 14, 2015 on said application; and WHEREAS, at its October 14, 2015 meeting, the planning commission voted in favor of forwarding a positive recommendation to the city council on said application; and WHEREAS, after a hearing before the city council, the city council has determined that adopting this ordinance is in the best interest of the city. NOW, THEREFORE, be it ordained by the City Council of Salt Lake City, Utah: SECTION 1. Adopting Design Guidelines for Westmoreland Place. That the document "A Preservation Handbook for Historic Residential Properties & Districts in Salt Lake City" is hereby amended to adopt residential design guidelines for the Westmoreland Place Historic District,which guidelines shall comprise Chapter 18 thereof,and which shall read and appear as provided in Exhibit"A"attached hereto. 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 21st day of February , 2017. CHAIRPERSON ATTEST AND COUNTERSIGN: CITY RECORDER Transmitted to Mayor on February 22, 2017 • Mayor's Action: Approved. Vetoed. MAYOR CITY RECORDER .? ...... t'3: .1h APPROVED AS TO FORM ; },l � � Salt Lake City Auomry's Office (SEAL) R C'p=1CQ Date poRA't'E`'ti' By:. Bill No. 7 of 2017. "'" '* ci C.Niels , nie,City Attorney Published: March 14, 2017. HI3_ATTY4150278-v I.Ordinnce_adoptina Wesonnreland Place iidelines.DOCX This ordinance was originally transmitted to the Mayor's office on February 22, 2017 and was not executed or returned to the City Recorder. This provided for the ordinance to become effective on publication without the Mayor's signature. Pursuant to Utah State Code 10-3B-204(4) An ordinance, tax levy, or appropriation passed by the Council takes effect upon recording as provide in Chapter 3, Part 7, Municipal Ordinances, Resolutions, and Procedure, if: (b) the mayor fails to sign the ordinance, tax levy, or appropriation within 15 days after the council presents the ordinance, tax levy, or appropriation to the mayor. City Recorder Staff proceeded with publication.The City Council Chair signature was obtained but the Mayor's signature was never obtained. EXHIBIT "A" Draft Design Guidelines for Westmoreland Place Historic District To be inserted as Chapter 18 in the Preservation Handbook for Historic Residential Properties & Districts in Salt Lake City Chapter 18 Westmoreland Place t k e t C. ,� C • • - — r'P. '.=scr}i:•,i,ear PART III Historic Districts T Dm 1300 1/ CI Ei n_r- -"- ..n.. — _. 1 ._ ._ EEii II I. Q olP" Ucri L� uDnocc, 0 1 C II] ��a ���❑ ... 2 1 /�v 1�l 1 1 1 1 i 1, I to E El? ED Li 1, ❑ { v ❑ Ll El — ETh—j— i ❑ Harrison 11 0 C i u Li c i ____Li__ n D ci o ❑ El o : ' Hop P Si" Ei D s - D ri Browning Z i N WESTMORELAND PLACE LOCAL HISTORIC DISTRICT •- --• WESTMORELAND PLACE NATIONAL HISTORIC DISTRICT The Westmoreland Place National Register boundary coincides with the Local Historic District boundary except where separately defined. NB THESE DESIGN GUIDELINES APPLY TOTFIE WESTMORELAND PLACE LOCAL HISTORIC DISTRICT ONLY .4,4),.t. A , :,. „..,..„„;,.._ ...,..,..,49 fe- I. 11 0, ri''L — ;• • . • ,• • I Wi' 1".1 t �'� r l� 77� i r jy _R -Y 18:2 PART III Salt Lake Cihy Chapter 18 Westmoreland Place Historic Architectural Character I I1:,I Ors'EC A R .I I11 ft r L.RA t. I tAR A,_ i t•,: 13 Westmoreland Place was was laid out as an exclusive DIA I( c_Th\IF \1 I RI>.pc, i residential subdivision in 1913 on the East Bench of FI,v RAC'i.•i<i'- i R-,,t'rt•vi 1:I 1 vti l.;1.-._.v\D vi .� the city. The developers were the brothers, Earl and (,O\i c,!-oR i I(, I)ISTRJLI ; n Clark O. Dunshee, who had previously platted the ,iR[FIS,:::vI't. E1-,A1CRlS 1` first restricted residential area in Salt Lake City as AR.HI ITC!l R.\E E t.:\1-t RES i'1 '- the nearby Westminster Heights. They adopted this t t7("II approach again for Westmoreland Place. .t)[\c.t�.N:NI '.t\Ds:� 7,(=,�t (. The Dunshee brothers drew inspiration from the t'UT<Ctlt.y I-- work of architects Greene & Greene in Pasadena, Ft_( .I 1'�L:<<< Roo] \1 1;L I:i'\i i California, and their creative development of the ADD1l'1ON 1,1 1ii Craftsman bungalow style infused with Japanese architectural influences.The name of Westmoreland •---- • - ---..- -- --•-• - - Place it seems was also inspired by the Pasadena setting of their seminal Gamble House . The subdivision was laid out with distinctive r ,<. '� ' granite gatehouses framing the diagonal •• '��`'.- :wwc-11i••'^ �"` ' IA. Westmoreland Drive access at the north west �; t, t ,, •�I; ': ..fcorner. The gatehouses, with their associated areas . FY F,ip ' it,Ole of open space, effectively identify and distinguish ,.*i'S. '''' this district from its surrounding neighborhood . . ,1 with a creative and interesting departure from its s street grid setting. _ iLi..-- s Within the subdivision the centralized street pattern �. „ a __-_i is roughly square, enabling it to integrate with the P. _ �r - - _ _-_ grid layout to the east and the south, yet creating ;� - _ its own sense of exclusive enclave. The original ,. . c • d subdivision plat and marketing of the development , included 10 ft wide alleys and tennis courts, a-�i, :,�• ��' �• although neither materialized. �.x,' c 'i•0'= •,"f, '4 Single, unattached residential houses, on at leasttis ;�AP 50 ft wide lots, with a uniform 25 ft setback, and at _ A./' --- ` a minimum cost of $3000, would be constructed. `n r '' i ., Garage construction was only permitted on �! 1 • .,tc.2', . - ' �completion of the house. Landscape design for the , go- a .we.' ' development was conceived to establish and to - _ '-' �` enhance its gentility, with tree planting including - up to 500 maple trees, uninterrupted by utilty lines Westmoreland Place Streetscape which were sited to the rear of the lots. A Preservation Handbook for Historic Residential Properties&Districts PART III 18:3 PART III Historic Districts With a city streetcar line along 1500 East, the The Dunshee brothers' departure for Los Angeles in location could be advertised and sold as being 1922 marked a break from the early coherent phase within 18 minutes of Downtown Salt Lake City.The of development. This coincided with changing streetcar continued to provide service and attract architectural fashion and opened up Westmoreland residents through to c.1940, when it was replaced Place to its second development phase, focusing by bus service on the same route. primarily on the then popular period cottage styles Exercising fairly detailed control of all aspects of across the 1920s and '30s. These include English the early development, the sites were successfully Tudor, English Cottage and a number of Colonial marketed to a range of the city's prominent citizens. Revival types, introduced by Clipped Gable The other key players in the early development cottages. While some of these maintained the initial single to one and a half story scale, an increasing of Westmoreland were William and Eric Ryberg who as contractors built the majority of the first number of two-story houses were constructed residences. during this period. This first phase of the development of Westmoreland Architects include Evans & Wooley who helped Place included many examples of the bungalow to popularize the Prairie style in Utah, and who design concept, with both Craftsman and Prairie designed the early Colonial Revival house at 1353 School examples. Rare for Utah, there are examples Filmore Street in 1922. The late 1930s saw the of the California and Airplane Craftsman bungalow construction of two duplex houses,contrasting with subtypes, with the houses at 1576 East Harrison the previous exclusively single-family character. Avenue and 1347 South Filmore Street being Infill construction in the 1940s and 1950s took the respective examples. These were built for and form of the simpler Minimal Traditional type, occupied by the Dunshee brothers. completing the spectrum of the development of There are some 23 examples of bungalow types(38% Westmoreland Place. Many of these examples, of the total)in Westmoreland Place,personifying the including two duplexes, were constructed around fashionability of this residential type at its height. the fringes of the subdivision. Some are outside the Early bungalow development was characterized by boundaries of the City's designated local historic the use of few materials and by a shallow pitched district (although inside the National Register roof ridge parallel to the street, usually with cross Historic District.) gabled projecting front porch and deep eaves lines. Westmoreland Place was designated as a Salt Lake This cohesive relationship helps to establish the City Local Historic District in August 2010, and as a primary character of Westmoreland,despite its later National Register Historic District in 2011. and more varied architectural expression. .. �.,.•+ �-r /.,4 _ - A concentration ' '=_fi ce ,,• ► - NW y_ �,yr� ar.. and variety of -' _ `. ,i..•• y 14 I. _ t bungalow designs r'f'„ ���! l . N; , typifies the ,. i�� . •, earliest phase of c, ' development ins . Westmoreland "^`-"'y___ .� ' Place. 18:4 PART III f Salt Lake Cihj Chapter 18 Westmoreland Place Development Trends Characteristics of the Westmoreland Westmoreland Place is an established and fully Place Historic District built-out residential neigborhood, thus future The following is a summary of key characteristics of significant change is likely to be limited.Proposals the district: for alteration and perhaps additions are anticipated, • Westmoreland Place is initially defined by as owners develop objectives to restore or enhance the'exclusive'distinguishing character of its their living space.Alterations and additions have in formal diagonal entrance gatehouses,and most cases been sensitive to the particular character associated areas of open space.Beyond,this of the buildings and the context.Future proposals approach focuses on the diverging Fi[more should continue to be designed to respect the special Street and Sherman Avenue helping to frame character of the building,its immediate setting and the central street block.While Westmoreland its Westmoreland Place context. is directly connected with the street pattern beyond,the sense of enclosure and'enclave' character maintain the original impression of the exclusivity of the devlopment concept. • Closely spaced'avenues'of mature street trees contribute to the individuality and cohesion of the neighborhood.A sense of shared mature tree canopy and landscape helps to integrate 101/41 the sequence of private open spaces as an asset for the neighborhood,creating an atmosphere 4114 • of sophistication and tranquility,while Ah. ~' M'` reinforcing a coherent streetscape character. • The low,deep eaves lines of the sequence of '- bungalows,orchestrated by a common setback line,help to emphasize a horizontality and A shared front setback line helps to harmonize a spectrum of also a cohesion in the streetscape,even as the front porch forms and designs defining the street frontage. subsequent architectural form becomes more varied. • Drive width to rear garages tends to be limited, periodically taking the form of wheel strips, s helping to integrate vehicle hardscape with t lawn and planting.Front path walkways are Inp • r— also an inherent characteristic,punctuating ..a'`. _ - - - streetscape views. • Westmoreland Place was designed as a single family residential district and,despite limited The second development phase provides contrasting period later duplex construction,generally retains this revivial designs and often an increase in building height. character. A Preservation Handbook for Historic Residential Properties&Districts PART III 18:5 PART III Historic Districts • The character of the core of the neighborhood Streetscape Features is defined by its physical and phased sequence of single-story bungalows,interspersed with Street Pattern, Landscape & Site Design occasionally taller period revival cottages. Features • The spectrum of individual and architecturally The street pattern of the core of the district significant bungalow designs help to define effectively defines a central roughly square street the primary character of the district and to block, accessed from the northwest by the diagonal establish its unique qualities. approach through the two granite gatehouses.To the • The visual emphasis inherent in the bungalow north, the neighborhood is defined by 1300 South, designs creates a pronounced horizontality, and to the west by 1500 East. Harrison Avenue cuts contrasting with the more vertical emphasis through the southern part of the district, linking it and proportions of the subsequent period with 1500 East and 1600 East, and the surrounding cottages. street grid. Because most streets terminate within • Later buildings maintain the sense of human the neighborhood, they help to create the sense of scale,while simplifying the palette of materials, detachment and intimate enclosure associated with architectural forms and details from the first Westmoreland Place. two decades of development. The stature of the tree canopy is a critical element of the character of the district and the maturity Goals for the District of the neighborhood. This has been spared the Goals for the Westmoreland Place Historic District ravages of utility pruning. Much of the character of center upon retaining, maintaining and enhancing Westmoreland Place centers on this street pattern its distinctive historic architectural and landscape and the features of this streetscape. Substantial tree character. Major change is not anticipated. cover and established planting across the sequence Alterations and additions should be planned and of private yards help to create this sylvan character. designed to retain and respect character-defining It also provides a complimentary context for the features and the original architectural character of initially varied, low profile bungalow forms and the building, reflecting historic design advice in designs, with their horizontal lines established by this chapter, and the other design guidelines in this shallow roof pitch, deep eaves and visually aligned Residential Handbook. front porches. The grading of individual sites varies across the neighborhood, with buildings increasingly situated c z'rr «� r above street level towards the south and west.While ' this changes to a degree the sense of continuity from .,, public to private space, the same continuity remains +i;, i"= an important streetscape feature. Areas of retaining wall, and access steps to front entries, become a :Na . characteristic. A continuity of open space and mature landscaping helps to unify varied architectural expression. 18:6 PART III Salt Lake City Chapter 18 Westmoreland Place 18.1 The mature street tree canopy should be Architectural Features retained as a principal characteristic of the neighborhood. Building Form, Mass and Scale • Future City management of these trees should Architectural form, massing and scale tends adopt this objective and be phased accordingly. to reflect the evolution of the neighborhood. • Similar varieties should be used where Consequently these characteristics tend to be incremental replacement proves necessary. important in establishing the development sequence and the overall character of the district. 18.2 The sense of openness and continuity across private front yards should be retained where this The initial phase from 1913 demonstrates the is a characteristic of the streetscape. ambitions of the developers, and is represented by a number of fine examples of the bungalow type, • Avoid or restrict the extent of fencing in the ranging from variations on the Craftsman through front yard. to Prairie School forms. Building profiles and roof • Consider recessing the demarcation of a front pitches are consistently low,even where they rise to yard with fencing to the rear section of the yard an additional level. Characteristically, architectural to maintain a sense of continuity to the front. lines and proportions are horizontal, emphasized • Keep fencing low and transparent. by deep projecting eaves, creating an affinity with the landscaped open space. Plan form is usually 18.3 Retaining walls should be designed to avoid rectilinear,with either an integral or projecting front abrupt and significant changes in level and to porch. Massing and composition tend towards the reflect the materials of the context. assymmetrical, resulting in interesting intersecting • Use terracing to reduce the height of any shallow roof profiles and an interplay of gables and individual section of wall. roof planes. • Match the palette of materials of the house and/ The second phase of the development of or the context. Westmoreland Place is represented by the period- revival cottage styles. The cottages contrast notably 18.4 Historic common setback lines,which help with the earlier character,with their steeper profiles, to unify the varied sequence of building forms gables and roof pitches creating a distinctly vertical and styles,should be maintained. emphasis. Building plans tend to more compact, • The setback line is variously defined by a and a number of buildings rise to include a second projecting porch or the front building facade. story, departing from the largely single story bungalow phase. Building form is increasingly irregular, manifest in assymetrical massing and >4 • sw.' steep intersecting gables. Fenestration, as well as - , • I- } • 4.• principal articulation, tends to be more vertical in proportion. A gradual transition from public to private • open space is often gently defined by front yard • - landscaping and planting. A Preservation Handbook for Historic Residential Properties&Districts PART III 18:7 PART III Historic Districts The final phase of the development of the Porches neighborhood includes infill housing around the Front porches vary with the architectural style of fringes of the district.The simpler forms and absent the house, ranging from the genteel and discreet eaves of the Minimal Traditional types contrast front door arch, through to the variety of wide with the earlier decades. Medium pitch roof low deep porches and verandas of the individual forms and spare embellishment characterize this bungalows. They period and the conclusion of the development of introduce the building, and create an important architectural and social interface with Westmoreland. the street, while establishing and emphasizing the Although the architectural character of the district particular architectural style or type. The form, can be categorized by these sequential phases, the profiles, details and palette of materials are usually variety and individuality of the design of each all important in defining this architectural character. building is also essential to the character of the The bungalows bring a variety of porch forms,from neighborhood. It should be the primary design reference point for the consideration of alterations the Prairie horizontal eaves, through to the open and structurally framed gables of the Craftsman and to an existing building, taking into account the • California styles.They are features of significance in relationships defined by the context. terms of the individual building,in the street facade 18.5 The individual design of the building and its and in defining the character of the district. style should be the primary context and reference Where it is used, the period cottage porch, point for the form and design of alterations. while more limited in scale, is still an important • Design in character with the building, then the introduction to the building, and visual emphasis style and context. for the front entrance. Again, they are usually a significant focus of the architectural composition 18.6 Original architectural features should be and interpretation of the style, with an opportunity retained in the planning and design of any to be creative with stylistic reference and motif in alterations. defining the individuality of the building. • These include gables,roof forms, porch 18.8 The character of the original porch should be profiles,eaves and details,and dormer windows. retained in any proposed alterations. • The historic integrity and the individuality of • The porch is often the most public element in the design of the building will be the essential the building design. considerations. • Retain all elements of the porch,including the palette of materials,profiles and detailing. 18.7 Chimney stacks, as a key character-defining element in many buildings,should be retained. 18.9 The open porch should not be enclosed. • Avoid reducing the height of the stack. • The open porch is an important element • Plan for repair and reinstatement if necessary. in passive energy management, tempering extremes in temperature and weather. • Repair to match existing character,materials and detailing. Consider restoring an open porch where this has been enclosed in the past. 18:8 PART III Salt Lake City Chapter 18 Westmoreland Place 18.10 Match the framework and molding profiles, - = '_ details and materials in any porch repair or alteration. 1 I I • Avoid altering the profiles of rafter-tails,beams, s II purlins or molding details,when considering ` , re-roofing,or planning for gutter installation. ; Building & Roof Materials °"r The palette of building materials, their qualities, o integrity, textures, tones and detailing, are essential _ " to the character of the individual building, and to ji-:- y 1,1:t:A ' Westmoreland Place as a whole. ' i [Y ��iii .� ,? - t•,- , Alikr Brick is a predominant building material, often in - _,, combination or embellished with stone or concrete. The design detail and materials of Stucco is also characteristic, and draws from the the porch frequently help to define architectural character and style. range of Arts and Crafts finishes such as'roughcast' which were in vogue in the first two decades of the MV ,- tr.-• ..I• `,.•. • development of the neighborhood. -• , •-•. ,,•`r ... (♦ � Cedar shingle siding is a key characteristic of the , ,Y• Ff-41*. Craftsman bungalow style and is widely used in 1 IN ' t:: . Westmoreland to decorative effect, often double- Z.:11 • lapped, to quietly embellish the principal facades. •— _ Rock-faced sandstone,concrete block and river rock/ ,` .` cobblestone are also a characteristic of a number — `= _ ih.. of houses, helping to define their individuality as • `` ., .- -_ well as their stylistic reference points. Retaining ., „. original materials, and maintaining a continuity .- C•. with the original palette of materials in any repairs ' .1 or alterations, are important to the integrity and i - - ` , character of the individual building and the district. •/ ,,.= Roofing in the district is now largely in asphalt 1 `pi y� shingles, although there are examples of cedar at <<+II�) .- - `�. shingles and bartile. Cedar shingles, once a ; characteristic of the roofing as well as the siding • ,j •' 1•.,. of many buildings, continue to complement the r-- = , granite gatehouses either side of the entrance to lt,: ' ' •- . - ' + ..,;,f Westmoreland Place. Specific attention to the choice of construction materials and their detailing are an inherent characteristic of the Arts and Crafts design philosophy defining early Westmoreland. A Preservation Handbook for Historic Residential Properties&Districts PART III 18:9 PART III Historic Districts 18.11 Maintenance,repairs and alterations . 1.419R ;. should adhere to the palette of original materials employed in the design of the building. `4 • This is of particular importance to buildings of Arts and Crafts character where the choice and r - the expression of materials were central to the r r construction of the design. i.i, • Avoid substitute materials or finishes. - • 18.12 The characteristics of each material,and its profiles and details,should inform planned +;. I j �� maintenance and repair. -• _ - T• a• x i��� • A regular maintenance program will reduce or �` ,, avoid a need for many repairs or replacement. • Retain and repair wherever possible. • Match the original material where it is beyond a<'r repair,and replacement is unavoidable. I ,,- -- - \lit Additions r 1.:1,2 ~ ` a =`- r Designing a compatible addition in the context of a "' ! smaller lot and low rooflines of the bungalow forms /y ! '�I S ' can present special challenges, and will need to be `' —I considered in the context of the form and design of ;, , . .;ter '• the individual building. The detailing as well as the palette of materials play a key role in defining the individual character of each of the buildings. 18.13 Plan an addition to be compatible with the scale,height and design of the building. a - 'c•; .'s> -' Z.t * r-44 y • This becomes a greater challenge with the ,�r1.,:, "'' "-, • I. shallow roof planes and profiles of the _# ' • r bungalow. T .' • An addition should not detract from or • - ..•., F compete with the original building. • .. .`' ---- _ 18.14 An addition should be placed to the rear of Y � *+ ` R`; #; the original building,and avoid increasing the height of the building. Horizontal lines and low roof profiles are a key characteristic of 18.15 See also the Design Guidelines on the bungalow styles and prompt designing an addition within and behind these profiles. Additions in Chapter 8. 18: 10 PART III Salt Lake City