Transmittal - 2/22/2024ERIN MENDENHALL DEPARTMENT of COMMUNITY
Mayor and NEIGHBORHOODS
Blake Thomas
Director
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 404 WWW.SLC.GOV
P.O. BOX 145486, SALT LAKE CITY, UTAH 84114-5486 TEL 801.535.6230 FAX 801.535.6005
CITY COUNCIL TRANSMITTAL
________________________ Date Received: _________________
Rachel Otto, Chief of Staff Date sent to Council: _________________
______________________________________________________________________________
TO: Salt Lake City Council DATE: February 15, 2024
Victoria Petro, Chair
FROM: Blake Thomas, Director, Department of Community & Neighborhoods
SUBJECT: Petition PLNPCM2023-00444 –
Window Requirements for New Construction in the City’s Local Historic
Districts
STAFF CONTACT: Lex Traughber, Senior Planner
(801) 535-6184 or lex.traughber@slcgov.com
DOCUMENT TYPE: Ordinance
RECOMMENDATION: The Historic Landmark Commission and the Planning Commission
both voted to forward a positive recommendation to the City Council for consideration.
BUDGET IMPACT: None
BACKGROUND/DISCUSSION:
Proposal Snapshot: The proposed text and guideline amendments impact properties subject to the H
Historic Preservation Overlay which includes properties within local historic districts and landmark
sites. Salt Lake City currently has 14 local historic districts and approximately 150 Landmark Sites.
The proposed changes add clarity to existing processes in terms of appropriate window materials,
window location, and window installation in new construction projects. The following summarizes
the proposed changes:
Proposed Changes/Additions:
•Adds a section to 21A.34.020(H) to clarify prohibited window material (vinyl) and
window location, as well as a minimum window installation depth (3”).
__________________________
rachel otto (Feb 22, 2024 15:08 CST)02/22/2024
02/22/2024
• Adds additional language to the Residential and Historic Apartments & Multi-family
Design Guidelines to clarify historically appropriate window materials (Wood, clad
wood, and fiberglass) in new construction, the appropriate location and use of
vinyl windows in new construction, and the use of aluminum storefront windows
at the ground floor where there is a commercial use or amenity space associated
with a multi-family building.
Issue Origin: Like many historic districts throughout the United States, new infill construction
is a regulated design subject to review by local municipalities. In many cases, cities have created
design guidelines that help define common elements of historic buildings that should be reflected
in new construction. Many cities and towns also have specific ordinance standards addressing
new construction as opposed to standards for the treatment of historic structures. This is the case
for Salt Lake City. The approach to the design of alterations to historic structures, where it is
critical to incorporate and conserve historic materials, forms, and details naturally vary from
approaches toward new construction, in which the primary goal is to integrate the new building
into the surrounding historic environs that create the character of the historic property or district.
Salt Lake City has followed many of its peers in creating a dual set of standards for historic and
new buildings in its historic districts, as well as creating design guidelines to specifically address
new construction. A rudimentary set of standards were included in the city’s first preservation
ordinance in 1976, with most design reviews of new construction reviewed by the then Historic
Landmark Committee informally using unadopted, externally developed guidelines, usually
developed based on national thinking at the time. In many cases, standards for additions were
adapted for new construction. Issues of consistency raised their heads at times. Efforts to
standardize both the approach and processes used by the HLC culminated in a new set of
standards set forth in the 1995 zoning ordinance rewrite, shortly followed by published design
guidelines completed in 1998, which included an extensive section on new construction.
Consistent application and interpretation, particularly regarding design details such as window
design, continued to be a problem. This factored into a larger reexamination of the city’s
preservation program, in which clear and consistent, easy-to-understand standards and guidelines
were cited as a goal by stakeholders including residents, developers, and policymakers. In 2012,
the city rewrote its design guidelines for residential buildings, greatly expanding the guidelines
for new construction. Guidelines for multi-family residential and commercial new constructions
soon followed in 2015. Later, the city updated its ordinance standards for new construction,
again with the goal of increased clarity and consistency.
This evolution has gradually improved the success of projects, both in design and length of
review processes and required design revisions. In particular, the new ordinance standards in
21A.34.020.H provide vastly improved clarity for applicants, planning staff, and the members of
the HLC in the course of evaluating new construction. While the concepts of the earlier
ordinance remain, the new standards elaborate on these concepts and provide clearer standards of
approval that can be tied to adopted design guidelines.
Evaluation: While broader issues such as building scale, massing, form, and primary materials
are being successfully addressed with recent changes, it is increasingly apparent that the
standards and guidelines could be improved for clarity when it comes to the design details of
new buildings. In particular, issues have emerged in how the existing ordinance standards and
guidelines are applied in the case of windows on new principal buildings (single and
multifamily), particularly in terms of window material and the manner in which a window is
installed.
Issues with Current Standards and Design Guidelines: In general, there is ample direction in
the city’s standards and guidelines regarding window size, shape, types, fenestration pattern, and
location. All of these attributes are clearly apparent in the building design when it is submitted
for review. Planning staff is able to make findings for the HLC, who can then determine whether
the project meets these standards and determine whether the windows are appropriate.
At present, inconsistencies arise in review in terms of window material and window installation.
The issue is actually three fold:
• First, the current design standards and guidelines somewhat dance around the use of vinyl
as an appropriate window material. The design guidelines “discourage” the use of vinyl
windows as they are not considered to be a historically appropriate nor a durable material,
but they do not outright prohibit their use. There is little guidance toward consistency in what
determines an appropriate window material, other than discouraging the use of vinyl as a
non-durable material, and encouraging the use of “durable materials” (presumably wood,
metal clad wood, composite, etc). As a result, the HLC has required wood or metal clad
wood windows on some projects, fiberglass or composite on others, has approved vinyl in
many instances, and in rare cases not addressed a window material at all in their final
approval.
• Second, design standards and guidelines are somewhat vague regarding the requirement for
windows to be set back from the primary wall plane. Section 21A.34.020.H(6)(c) of the
zoning ordinance states, “Windows and other openings are incorporated in a manner that
reflects patterns, materials, and detailing established in the district and/or setting.” This is
based on traditional building patterns and is also intended to provide variation in the wall
plane, creating visual interest, and again references traditional design and construction
methods. In response to this zoning requirement, planning staff has typically asked
developers to include a minimum 3” window reveal and the HLC has approved this window
installation detail many times. That said, nowhere in the design standards and guidelines is
the depth of a window reveal outlined or stipulated.
• Finally, the manner in which the issue of appropriate window materials and installation in
new construction projects is not consistent between the various design guideline documents
(Residential and Historic Apartment & Multifamily Buildings), and therefore they cause
confusion and uncertainty. The Historic Apartment & Multifamily Building Guidelines are
in fact more extensive and descriptive than the Residential Design Guidelines in terms of
windows in new construction, however both documents could be ameliorated to provide
more clarity. Consistency and clarity is needed between these documents, as well as the
zoning ordinance, to further address windows in new construction projects.
Scope and Severity of Problem: The problem outlined here is most apparent in large-scale
multi-family residential projects which take up more and more time on each HLC agenda.
Again, this is not a new phenomenon; ordinance revisions, new design guidelines, and process
changes dealing specifically with window approvals are evidence that the HLC has wrestled with
this many times before. However, the HLC is wrangling with an approach to windows in a
broader building climate in Salt Lake City that has seen a record number of large-scale,
multifamily residential projects proposed throughout the city. Logically, it also follows that the
larger the building, the more windows the building will have. The window cost in multifamily
buildings typically takes up a larger proportion of the overall budget than in smaller projects,
making it an attractive line item on which to make changes or opt for less expensive, often vinyl,
windows.
Likewise, current design trends tend toward the use of materials that do not create a change in
depth between the face of the wall plane and the face of the window. While the design
guidelines call for materials that “provide a solid masonry character for lower floors and for the
most public facades of the building.” (Guideline 12.69) it is typical to use another material such
as siding or stucco on the upper stories of a large multifamily building, particularly those in
which several levels of stick-built construction sit on a two or three-story concrete framed base.
It is much more difficult to place a recessed window in these types of walls. Problems such as
those enumerated above are much more common on these upper stories, and it is in these
locations where problems are most apparent.
Taking the observational or anecdotal data as well as the data analysis above into account, it is
apparent that a goal for further reviews of new construction is to:
• Ensure that the ordinance standards and design guidelines are met with regard to windows
installed in new construction projects;
• Provide consistency in windows approved for new construction projects; address the
specific use of vinyl windows and window installation.
Adopted Policy:
Preservation Policy: In November, 2011, the Salt Lake City Council adopted a Preservation
Philosophy (Resolution 53 of 2011) to guide the City’s Preservation Program. Some of the
policy directives from this document relate directly to the current project, namely:
• Achieve a successful city-wide historic preservation program by clearly conveying historic
preservation objectives, opportunities, and benefits while consistently interpreting and
applying the City's adopted standards and efficiently administering the process.
• The Historic Preservation Overlay District standards are to be used as the basis for decision
making when considering applications for Certificates of Appropriateness. Apply standards
in a reasonable manner, taking into consideration economic and technical feasibility.
The proposed amendments aim to make standards clear and predictable to improve applicants’
understanding of the requirements and decision makers’ ability to efficiently administer the
zoning ordinance.
Community Preservation Plan: Another significant guiding document for Salt Lake City’s
historic preservation program is the Community Preservation Plan (2012). This document adds
context, detail, and direction in implementing the broad outlines of the city’s adopted
preservation philosophy.
The Community Preservation Plan has a number of policies related to the proposed amendments.
The proposed amendments include new language to clarify appropriate and inappropriate
window materials, placement/location, and installation in new construction projects in the City’s
local historic district. The following policies outlined in this plan are relevant to the proposed
amendments:
Policy 4.2b: Improve user-friendliness of the decision-making
process. The City will work to make participation in the
preservation program as clear, predictable, and as easy as
possible. This will be achieved through developing
informational resources and making necessary procedural
changes.
Policy 4.2c: Ensure informational resources are available to
assist applicants in knowing the requirements, and timeframes
for each step to help them successfully navigate the process.
Policy 6.1c: Encourage the use of sustainable building
practices that comply with adopted policy, guidelines and
regulations relating to historic preservation in the renovation
and maintenance of historic structures.
Policy 6.1d: Ensure adopted guidelines and regulations allow for the appropriate use of green
building practices as they emerge.
Policy 6.1e: The incorporation of green building practices is encouraged whenever they are
compatible with best historic preservation practices.
Plan Salt Lake: Finally, preservation is mentioned
as a specific objective of Plan Salt Lake (2015), Salt
Lake City’s citywide master plan with the guiding
principle of “maintaining places that provide a
foundation for the City to affirm our past.”
Additional context and guidance are given to this
citywide objective through a series of initiatives,
many of which directly relate to and support the
proposed changes.
• Preserve and enhance neighborhood and
district character.
• Retain areas and structures of historic and architectural value.
• Integrate preservation into City regulation, policy, and decision making.
• Balance preservation with flexibility for change and growth.
• Improve education and outreach about the value of historic preservation.
The purpose statement for the H – Historic Preservation Overlay District is as follows:
In order to contribute to the welfare, prosperity and education of the people of Salt Lake City, the
purpose of the H historic preservation overlay district is to:
1. Provide the means to protect and preserve areas of the city and individual structures and
sites having historic, architectural or cultural significance;
2. Encourage new development, redevelopment and the subdivision of lots in historic
districts that is compatible with the character of existing development of historic districts
or individual landmarks;
3. Abate the destruction and demolition of historic structures;
4. Implement adopted plans of the city related to historic preservation;
5. Foster civic pride in the history of Salt Lake City;
6. Protect and enhance the attraction of the city's historic landmarks and districts for tourists
and visitors;
7. Foster economic development consistent with historic preservation; and
8. Encourage social, economic and environmental sustainability.
The proposed amendments, in clarifying and updating language to incorporate new development
criteria that are critical to the implementation of the city’s Historic Preservation Program are
fully consistent with these purposes.
Commission Recommendations: The Historic Landmark Commission reviewed this application
on November 2, 2023, and voted unanimously to forward a positive recommendation to the City
Council for consideration.
The Planning Commission considered this application on January 10, 2024, and subsequently
voted unanimously to forward a positive recommendation to the City Council for consideration.
PUBLIC PROCESS:
• March 2, 2023 – Work Session – A work session was held with the Historic Landmark
Commission to obtain direction regarding the proposed amendments. The HLC asked for
some additional follow-up information.
• May 4, 2023 – Windows Tour – Conducted a tour with the Historic Landmark
Commission to look at various examples (both good and bad) of window types and
installations, in and around the Capitol Hill and South Temple Local Historic Districts.
• May 4, 2023 – Work Session – A work session was held with the Historic Landmark
Commission to obtain direction regarding the proposed amendments. The HLC directed
Planning Staff to pursue a “hybrid” approach to the use of vinyl windows in new
construction in the City’s historic districts.
• August 21, 2023 – Open House – An on-line open house was posted to the Planning
Division’s website to solicit comment from the public regarding the proposed zoning
ordinance text language and design guidelines language.
• October 23, 2023 – Consistent with State law, a notice of the Historic Landmark
Commission meeting was posted at the Marmalade, Sweet, Anderson Foothill, and Main
Libraries.
• October 19, 2023 - Public notice for the November 2, 2023, HLC hearing was posted on
City and State websites and Planning Division list serve.
• November 2, 2023 – Historic Landmark Commission public hearing. The HLC voted
unanimously to support the proposed changes and to forward a positive recommendation
on to the City Council for consideration.
• January 10, 2024 – Planning Commission public hearing. The PC voted unanimously to
support the proposed changes and to forward a positive recommendation on to the City
Council for consideration.
HISTORIC LANDMARK & PLANNING COMMISSION RECORDS:
a) HLC Agenda of November 2, 2023 (Click Here)
b) HLC Minutes of November 2, 2023 (Click Here)
c) HLC Staff Report of November 2, 2023 (Click Here)
d) PC Agenda of January 10, 2024 (Click Here)
e) PC Minutes of January 10, 2024 (Click Here)
f) PC Staff Report of January 10, 2024 (Click Here)
EXHIBITS:
1. PROJECT CHRONOLOGY
2. NOTICE OF CITY COUNCIL HEARING
3. ORIGINAL PETITION
4. ORDINANCE
TABLE OF CONTENTS
1. PROJECT CHRONOLOGY
2. NOTICE OF CITY COUNCIL HEARING
3. ORIGINAL PETITION
4. ORDINANCE
1. PROJECT CHRONOLOGY
PROJECT CHRONOLOGY
Window Requirements for New Construction in the City’s Local Historic Districts
Petition PLNPCM2023-00444
January 2023 Petition assigned to Lex Traughber.
March 2, 2023 A work session was held with the Historic Landmark Commission to
obtain direction regarding the proposed amendments. The HLC asked
for some additional follow-up information.
May 4, 2023 Conducted a tour with the Historic Landmark Commission to look at
various examples (both good and bad) of window types and
installations, in and around the Capitol Hill and South Temple Local
Historic Districts.
May 4, 2023 A work session was held with the Historic Landmark Commission to
obtain direction regarding the proposed amendments. The HLC
directed Planning Staff to pursue a “hybrid” approach to the use of
vinyl windows in new construction in the City’s historic districts.
June 6, 2023 Petition initiated by Salt Lake City Mayor, Erin Mendenhall.
August 16, 2023 A notification was sent to all Recognized Organizations to solicit
comment regarding the proposed zoning ordinance text language and
design guidelines language.
August 21, 2023 An on-line open house was posted to the Planning Division’s website to
solicit comment from the public regarding the proposed zoning
ordinance text language and design guidelines language.
October 19, 2023 Public notice for the November 2, 2023, HLC hearing was posted on
City and State websites and Planning Division list serve.
October 23, 2023 Consistent with State law, a notice of the Historic Landmark
Commission meeting was posted at the Marmalade, Sweet, Anderson
Foothill, and Main Libraries.
November 2, 2023 Historic Landmark Commission public hearing. The HLC
recommended a couple of small wording changes, but voted
unanimously to support the proposed changes and to forward a
positive recommendation on to the City Council for consideration.
January 10, 2024 Planning Commission public hearing. The PC voted unanimously to
forward a positive recommendation on to the City Council for
consideration.
January 11, 2024 Requested an ordinance from the City Attorney’s Office.
January 26, 2024 Received ordinance from the City Attorney’s Office.
February 12, 2024 Transmittal submitted to CAN.
2. NOTICE OF CITY COUNCIL HEARING
NOTICE OF PUBLIC HEARING
The Salt Lake City Council is considering Petition PLNPCM2023-00444 – Window
Requirements for New Construction in the City’s Local Historic District – A request made by
Mayor Erin Mendenhall directing the Planning Division to update the Salt Lake City Zoning
Ordinance and the Historic Residential and Multifamily/Historic Apartment Design Guidelines, to
address the use of vinyl windows in new construction projects in the City’s Local Historic Districts
(LHDs).
As part of their study, the City Council is holding two advertised public hearings to receive
comments regarding the petition. During these hearings, anyone desiring to address the City
Council concerning this issue will be given an opportunity to speak. The Council may consider
adopting the ordinance on the same night of the second public hearing. The hearing will be held
electronically:
DATE: Date #1 and Date #2
TIME: 7:00 p.m.
PLACE: **This meeting will not have a physical location.
**This will be an electronic meeting pursuant to the Salt Lake City Emergency
Proclamation. If you are interested in participating in the Public Hearing, please visit our
website at https://www.slc.gov/council/ to learn how you can share your comments during
the meeting. Comments may also be provided by calling the 24-Hour comment line at
(801)535-7654 or sending an email to council.comments@slcgov.com. All comments
received through any source are shared with the Council and added to the public record.
If you have any questions relating to this proposal or would like to review the file, please call
Lex Traughber at (801) 535-6184 between the hours of 8:00 a.m. and 5:00 p.m., Monday
through Friday or via e-mail at lex.traughber@slcgov.com
People with disabilities may make requests for reasonable accommodation no later than 48 hours
in advance in order to participate in this hearing. Please make requests at least two business days
in advance. To make a request, please contact the City Council Office at
council.comments@slcgov.com , 801-535-7600, or relay service 711.
3. ORIGINAL PETITION
SALT LAKE CITY CORPORATION
451 SOUTH STATE STREET, ROOM 406 WWW.SLC.GOV
PO BOX 145480 SALT LAKE CITY, UT 84114-5480 TEL 801-535-7757 FAX 801-535-6174
PLANNING DIVISION
DEPARTMENT of COMMUNITY and NEIGHBORHOODS
MEMORANDUM
To: Mayor Erin Mendenhall
Cc: Lisa Shaffer, Chief Administrative Officer; Blake Thomas, Department of Community and
Neighborhoods Director; Michaela Oktay, Deputy Planning Director
From: Nick Norris, Planning Director
Date: May 9, 2023
Re: Initiate Petition to Amend Text in the Zoning Ordinance, Residential and Multifamily Design
Guidelines to Update, Coordinate, and Clarify the Use of Vinyl Windows in New Construction in the
City’s Local Historic Districts (LHDs)
This memo is to request that a petition be initiated directing the Planning Division to update the Salt
Lake City Zoning Ordinance, the Historic Residential and Multifamily/Historic Apartment Design
Guidelines, to coordinate and clarify the use of vinyl windows in new construction projects in the
City’s Local Historic Districts (LHDs).
Two work sessions have been held with the Historic Landmark Commission to discuss the matter
and obtain proposal direction. The first work session was held on March 2, 2023 and the second was
held on May 4, 2023. At the work session in May, the Historic Landmark Commission directed
Planning Staff to pursue a “hybrid” approach to the use of vinyl windows in the City’s LHDs. A
“hybrid” approach to the use of vinyl windows includes the exploration of where vinyl windows may
be appropriate in new construction projects, how any vinyl windows are installed, and the relation of
the vinyl window to proposed building cladding. A hybrid approach would allow for the reasonable
use of vinyl windows on a new construction project along with the use of more historically
appropriate windows such as wood, wood clad, or composite windows.
As part of the process, the Planning Division will follow the City’s adoption process for zoning text
amendments, which includes citizen input and public hearings with the Historic Landmark
Commission, Planning Commission, and the City Council.
This memo includes a signature block to initiate the petition if that is the decided course of action. If
the decided course of action is to not initiate the application, the signature block can remain blank.
Please notify the Planning Division when the memo is signed or if the decision is made to not initiate
the petition.
Please contact me at ext. 6173 or nick.norris@slcgov.com if you have any questions. Thank you.
Concurrence to initiate the zoning text amendment petition as noted above.
_____________________________________ ______________
Erin Mendenhall, Mayor Date
4. ORDINANCE
1
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.
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• 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
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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.
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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 _______________________.
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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