memorial courthouse campus · 5. legacy events center + county fairgrounds 6. lagoon amusement park...
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Memorial Courthouse CampusMaster Plan, Development Guidelines + Implementation Plan
Davis County, Utah
Memorial Courthouse Campus Master Plan + Development Guidelines
Prepared for Davis County
© Copyright 2017 IBI Group, All Rights Reserved
10 Exchange Place - Suite 112
Salt Lake City, UT 84111
1.0 Preface
2.0 Existing Conditions
3.0 Vision & Guiding Principles
4.0 Master Plan
5.0 Preferred Alternatives
6.0 Design Guidelines
7.0 Appendix
Table of Contents
Pre
face
1 Memorial Courthouse Campus Re-Use Plan
Executive SummaryAs identified in the vision document for the stakeholder charrette
held in February, 2017, the goal is to create what is referred
to as the Memorial Courthouse Campus bounded roughly by
Main street, State street, 100 East and the County offices. This
precinct will become the civic heart of Davis County and will
adopt perhaps a combination of some of the ideas contained in
the Master Plan, Development Guidelines and Implementation
Plan.
It is proposed that the original neo-classical styled courthouse
building be retained and the two subsequent additions to
the south either be removed or preserved and remodeled
Depending on the actual final master plan layout to be selected
by the Davis County Board of Commissioners, the final re-use
plan for the courthouse building itself could take various forms.
These options are presented in this document.
In addition to the built form of the courthouse campus, we
recommend that the following aspects also be incorporated into
the campus plan;
• The creation of a significant public gathering space
• The campus development should be characterized by
consistent streetscape features
• Incorporate memorial monuments and artistic displays
• Plan for compact and higher density mixed-use
development which is also transit orientated and
pedestrian friendly
Planning Foundations• Davis County General Plan, 2006
• Farmington City General Plan (Chapter 11)
• Farmington City Active Transportation Plan
• Farmington City Code
• Regional Planning, Wasatch Choices 2040 Report
• Wasatch Front Regional Council- Wasatch Choices 2050
(Draft Report in Progress)
Project Stakeholders
STAKEHOLDERS
• Farmington Historic Preservation Commission
• Davis County School District
• Farmington City Community Development
• Farmington City Planning Department
• Davis County Planning Department
• Davis County Parks & Recreation
• Davis County Council & Commission Members
• Davis County Property Manager & GIS Specialist
• Davis County Active Transportation Committees
• Davis County Children’s Justice Center
• Davis County Economic Development
• Davis County Library
• Farmington City Mayor
• Farmington City Community Arts Center
Preface1
PR
EF
AC
E
2 December 2017
Northeast Corner of Main & State Street, 1912
Davis County History
COUNTY HISTORY OVERVIEW
Davis County is Utah’s smallest county in
land area. It is a narrow strip of land only 223
square miles but is the third largest county in
population. An estimated 248,000 residents
live in the County. The area was among the
first settled by members of The Church of
Jesus Christ of Latter-day Saints who arrived
in the Great Salt Lake Valley in 1847. The
lush lake-bottom pastures, fertile soils of
the bench lands, and streams flowing out
of the high Wasatch Mountains on the east
attracted early settlers, who established small
farms and close-knit communities.
Named after the early pioneer leader, Daniel
C. Davis, the County was established as
a territory in 1850, and Davis County was
created in 1852 with Farmington City as the
County Seat. The County includes a portion
of the Great Salt Lake and its largest island,
on which Antelope Island State Park is now
located.
As the age of the automobile and interurban
railways created greater mobility, many
County citizens looked to Ogden and Salt
Lake City for employment and cultural
enrichment. Market gardens, dairy farms,
beef cattle, orchards, and fields of grain
and sugar beets continued to sustain local
farmers. World War II then introduced a new
way of life in Davis County. The establishment
of Hill Air Force Base in northern Davis
County and other defense installations nearby
Farmington City Orchard, 1906
Van Fleet Hotel State Street Commercial Co-op Building, 1912
Historic Farmington City
created a surge of civilian employment. Hill
AFB quickly became and remains one of the
state’s largest employers.
Diversification brought rapid post-war growth.
The County doubled in population between
1940 and 1950, and doubled again in the
next decade. Between 1960 and 1980, the
population more than doubled again, from
65,000 to 147,000. By 1990 the population
had reached 188,000 and the 2000 census
recorded 238,994. Being the fastest
growing of the four major urban communities
along the Wasatch Front, Davis County is projected to build out with a population near 390,000 by the year 2030. Source: Davis County Annual Financial Report, Dec 31, 2010.
History
Photo Credit: Utah State Historical Society
3 Memorial Courthouse Campus Re-Use Plan
Davis County Courthouse, 1890
Davis County Courthouse, 1932 Facade Renovation & Addition
BUILDING EVOLUTION + HISTORY
After Davis County was created and
Farmington City named the county seat,
the County Court (now the Board of
Commissioners) instructed the County Clerk
in June, 1853, to produce three blueprint
drafts of a County Courthouse. Utah’s first
courthouse, a two-story adobe building,
was built on a rocky knoll on the south side
of State Street in Farmington. It contained
three jury rooms, three offices, a hall and
a courtroom. In 1861, an east room was
secured for a jail. The old facility was then
demolished and Farmington’s Main Street
extended south where the building had
stood.
On the 20th of May, 1889, the County
Court approved the construction of a new
courthouse. Plans by Kaysville architect,
William Allen, were approved in July, and the
building contract was awarded to E. B. Tyson
for $11,100. The new building was completed
on August 18, 1890.
Davis County Commissioners announced
plans in 1929 to enlarge the county
courthouse. An initial Renaissance design
with a turret corner entrance was replaced
by a more traditional plan featuring a classical
Grecian portico supported by six Ionian
columns. The renovation utilized all the rooms
of the original 1890 facility, removing its tall
tower and adding east and west wings. The
$60,425 project was completed in 1932.
A 1957-58 addition doubled the size of the
courthouse and second large addition was
completed in 1979 on the southern side of
the existing courthouse. A 1997 renovation
1P
RE
FA
CE
Photo Credit: Utah State Historical Society
removed the ceiling installed in the front entry
hall, revealing the original 1890 ornate ceiling.
On the 20th of April, 2010, Farmington City
adopted ordinance No. 2010-10, designating
the original portion of the Davis County
Memorial Courthouse as a historic structure
and was added to the Farmington Historic
Landmark Register. On the 8th of June, 2010,
the County Commissioners designated the
Memorial Courthouse as a historic structure
and committed to preserve the original
portion of the Memorial Courthouse.
Source: Knowlton, Brief History of Farmington
Exis
ting
Co
nd
itio
ns
North
11
15
20
1318 17
2
4
6
8
10
14
19
1216
1
3
5
7
9
Parks
Memorial Courthouse Campus
Farmington City Boundary
1/4 Mile Buffer
1/2 Mile Buffer
1 Mile Buffer
Legend
5 Memorial Courthouse Campus Re-Use Plan
Existing Conditions, Context + FrameworkE
XIS
TIN
G C
ON
DIT
ION
S
2
High Concentration of
Employment + AttractionsThere is a high concentration of employees
and community attractions within walking
distance of the Memorial Courthouse
Campus. This has created a demand for
access to goods and services within a
comfortable walking distance of where
people are recreating and working. The three
concentric circles around the site indicate the
approximate distance a few of these nodes
and attractions are located from the Memorial
Courthouse Campus.
1. Hampton Inn
2. Park Lane Village, Multi-Family Residential
3. Station Park Mall
4. Davis County Justice Court
5. Legacy Events Center + County Fairgrounds
6. Lagoon Amusement Park & Campground
7. Davis School District
8. Richard E. Kendall Building
9. Fire Department
10. Memorial Courthouse
11. Children Justice Center
12. VISTA Public School Campus
13. Davis County Administration Offices & Library
14. Farmington City Community Center &
Swimming Pool
15. Farmington City Hall
16. Forbush Park
17. Farmington Elementary School
18. Farmington Junior High School
19. ThomasARTS
20. Woodland Park
North
Lagoon Amusement
Park
Station Park
Davis County Fairgrounds
Legend
FrontRunner Stop
Bus/Shuttle Stop
FrontRunner Rail Line
Enhanced Bus Route/Bus Rapid Transit
Bus Route
Station Park Shuttle Route
Parks
Memorial Courthouse Campus Site
Farmington City Boundary
1/4 Mile Buffer
1/2 Mile Buffer
1 Mile Buffer
6 December 2017
Transit Exhibit
Public Transportation &
Transit Oriented DevelopmentWith four different bus/shuttle lines and
stops located within 1/4 mile of the Memorial
Courthouse Campus, and with the
Farmington Front Runner Station located a
mile away and connected by the Station Park
Shuttle, the Memorial Courthouse Campus
has the opportunity to become a Transit-
Oriented Development. Ridership for these
public transit options has been continually
increasing as public awareness of the
services spread and as development intensity
within Farmington City continues to grow.
North
Davis County Fairgrounds
Legend
Proposed Buffered Bike Lane
Proposed Bike Lane
Proposed Bike Lane + Shared Lane
Proposed Bicycle Boulevard
Proposed Shared Lane
Trail
Existing Bike Lane
Parks
Memorial Courthouse Campus
Farmington City Boundary
1/4 Mile Buffer
1/2 Mile Buffer
1 Mile Buffer
Lagoon Amusement
Park
Station Park
7 Memorial Courthouse Campus Re-Use Plan
EX
IST
ING
CO
ND
ITIO
NS
2Site Framework
Bike Facilities + Active Transportation Exhibit
Bike Routes & Active
TransportationMarch of 2016 Farmington City, with the
assistance of the Wasatch Front Regional
Council, had an Active Transportation Plan
produced which included recommendations
for active transportation routes and
improvements for Farmington City. The map
below reflects these recommendations.
Buffered bicycle lanes add a painted
buffer to a conventional bike lane (described
below) but do not have the physical buffer or
separation of a separated bike lane.
A bike lane provides a striped lane with
bicycle pavement markings and optional
signage for one-way travel by bicyclists on
the street.
Bicycle boulevards are naturally or
artificially-created low-volume, low-speed
streets that enhance comfort for bicyclists as
well as residents and pedestrians by using
a variety of treatments, such as signage,
pavement markings, traffic calming, and/or
traffic diversion and intersection modifications.
Shared lanes are usually on low speed
corridors where bicycle facilities requiring
a dedicated lane may not be warranted.
Installing shared lane markings is
recommended.
North
Lagoon Amusement
Park
Station Park
Davis County Fairgrounds
Legend
Trailhead
Existing Trail
Proposed Trail
Parks
Memorial Courthouse Campus
Farmington City Boundary
1/4 Mile Buffer
1/2 Mile Buffer
1 Mile Buffer
8 December 2017
Trails + Recreation Exhibit
Trail Connections, Recreation
& TransportationMarch of 2016 Farmington City, with the
assistance of the Wasatch Front Regional
Council, had an Active Transportation Plan
produced which included recommendations
for active transportation routes and
improvements for Farmington City. The map
below reflects these recommendations along
with those found in the Farmington City Trails
Master Plan Map.
9 Memorial Courthouse Campus Re-Use Plan
EX
IST
ING
CO
ND
ITIO
NS
2
Vis
ion +
Princip
les
11 Memorial Courthouse Campus Re-Use Plan
Vision StatementThe Memorial Courthouse Campus will
become the vibrant civic heart of Davis
County with an iconic public gathering
space and by adding a variety of dining
opportunities and available goods and
services in Farmington’s Historic Downtown.
This development will enhance the many
civic uses currently found in the area, while
also catalyzing new development to create a
complete neighborhood where residents and
visitors can shop, eat, socialize, and celebrate
the history and culture of Davis County.
Campus Vision VIS
ION
+ P
RIN
CIP
LE
S
3
ApplicabilityRegulators and developers should reference
the Master Plan Vision and the following
guiding principles when making decisions
which impact the Memorial Courthouse
Campus.
12 December 2017
Public Realm +
Community SpacesFoster community interaction through public
gathering spaces that range in scale and
purpose.
• Significant gathering space to hold
festivals and events.
• Enhance open space system and
streetscapes.
• Passive and programmed public spaces.
• Integrate produce stands, food trucks
and outdoor dining
Guiding Principles
1
13 Memorial Courthouse Campus Re-Use Plan
Image + IdentityCreate a memorable image and identity
for Davis County’s Headquarters and
Farmington’s Historic Downtown.
• Create an identity for campus
development.
• Sense of unity through consistent
textures, colors, materials & forms.
• Strategic use of dominant streetscape
features.
• Leverage open spaces to define and
reinforce place identity.
VIS
ION
+ P
RIN
CIP
LE
S
3
2
14 December 2017
Culture, Heritage +
Heritage PrincipleRespect and enhance the Memorial
Courthouse Campus tradition of celebrating
art, culture and history.
• Preserve and activate historic structures
to maintain character of place.
• Incorporate memorial monuments, and
artistic displays throughout the site.
• Encourage creativity in window displays,
event programming, outdoor exhibits, and
commercial tenant selection.
Guiding Principles
3
15 Memorial Courthouse Campus Re-Use Plan
Mixed Use + Walkable
PrincipleCreate a mixed-use and walkable
development.
• Provide the community with convenient
access to a variety of goods and
services.
• Pedestrian-friendly streets and paths
with wide, connecting sidewalks, lighting,
street trees and a streetwall.
• Compact development so residences,
shops and services can be closer
together.
• Diverse mix of uses along street frontages
to activate and animate the public realm
• Encourage structured or shared parking
strategies to optimize the use of land.
VIS
ION
+ P
RIN
CIP
LE
S
3
4M
aste
r P
lan
17 Memorial Courthouse Campus Re-Use Plan
Concept Master Plan Alternatives4
MA
ST
ER
PL
AN
Concept GoalsArmed with the information and program from
the administration, Cities and the Public, four
concept master plans were prepared: two
preliminary concept master plans and one
revised plan. The following plans demonstrate
building infill opportunities, gathering spaces,
sidewalks and pathways, public spaces and
proposed uses for the property and buildings.
MAIN STREET FOCUSED
This concept is based on the creation of a
linear pedestrian experience that emphasizes
and focuses activity upon Main Street
and State Street of Historic Downtown
Farmington. Through the integration of local
retailers, and diverse dining experiences,
this concept celebrates the development
as a place for the community to shop and
meander along their Downtown Commercial
Streets. Buildings at the intersection of Main
Street and State Street are set back from the
corner, respecting the majestic street trees
and preserving the historic form of the block.
The key community plaza takes advantage of
the street corner’s percolated sunlight created
by the overhead tree canopy and provides
places for one to sit and dine with the family,
or just relax and rest after finishing up the
Historic Downtown Walking Tour of old-town
Farmington.
Development along State Street and Main
Street create an active and urban streetwall,
responding to the historic structures across
State Street. Animated window displays are
found running the entire length of the street
with wafting aromas of outdoor cafe’s and
local pastry shops. These street frontages
are intended to become the picturesque and
active traditional Main Street.
This alternative provides a concentrated
residential product for the area, taking
advantage of close connectivity to schools,
libraries and recreation facilities to enhance
lifestyles and provide critical services
within comfortable walking distances.
Ultimately, the combination of culture, arts
and residential community will create a
unique offering for the Historic Downtown of
Farmington City and act as a county-wide
destination.
CIVIC SQUARE
The primary goal of this alternative is to
create an iconic civic square that is active,
memorable and which attracts both county
residents and visitors. Building off of the
surrounding recreation amenities, this
concept expands upon the open space
network and civic uses in and adjacent to
the project site. The historic courthouse
structure is celebrated with a glass building
addition which preserves views of the
historic structure and acts as an integral
part of the civic plaza. Seamlessly blending
the indoor with the outdoor, the transparent
structure provides residents, patrons, and
employees with a space that is comfortable
to gather in year-round.
The location of the square allows for
views and circulation from Main Street to
the center of the block, creating a more
viable commercial frontage at the center
of the block, activating the plaza and
drawing people to the core of the project.
Retail and dining uses engage the central
civic square emphasizing the importance
of the space and drawing activity from
the surrounding employment hubs and
residential developments. A large portion of
the site is designated for community events
and festivals, and can be programmed to
accommodate varying sized gatherings and
events.
This alternative provides added flexibility
to provide more community amenities and
truly create a civic campus when linking the
adjacent aquatic, education, library and open
space facilities. This approach leverages civic
uses and open space, celebrating it as the
heart of the county.
18 December 2017
Concept Master Plan Alternatives
Dining, Neighborhood Goods & Services
35,700 GSF
Office & Incubator Space
15,500 GSF
Residential Townhomes
41,600 GSF, 23 Townhome Units
Parking Structure
448 Structured Parking Stalls
Surface Parking & Auto Circulation
16 Surface Stalls, 175 On-Street Stalls
Existing Structures
No structural or land use modifications proposed
Bus and/or Shuttle Stop
Monuments
TOTAL SQUARE FOOTAGE: 92,800 GSF
Square Footage by Land Use
Office & Incubator Space
15,500 GSF
Residential 41,600 GSF
Dining, Neighborhood
Goods & Services35,700 GSF
State Street Main S
treet
100 East
Option 1: Land Use Breakdown
19 Memorial Courthouse Campus Re-Use Plan
4M
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Illustrative Rendering 1
20 December 2017
Concept Master Plan Alternatives
Dining, Neighborhood Goods & Services
32,100 GSF
Office & Incubator Space
15,500 GSF
Residential Townhomes
69,000 GSF, 69 Townhome Units
Parking Structure
352 Structured Parking Stalls
Surface Parking & Auto Circulation
16 Surface Stalls, 175 On-Street Stalls
Existing Structures
No structural or land use modifications proposed
Bus and/or Shuttle Stop
Monuments
TOTAL SQUARE FOOTAGE: 116,600 GSF
Square Footage by Land Use
Office & Incubator Space
15,500 GSF
Residential 69,000 GSF
Dining, Neighborhood
Goods & Services32,100 GSF
Option 2: Land Use Breakdown
State StreetM
ain Stre
et
100 East
21 Memorial Courthouse Campus Re-Use Plan
4M
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Illustrative Rendering 2
22 December 2017
Pre
ferr
ed
Altern
ative
23 Memorial Courthouse Campus Re-Use Plan
Preferred Development Alternatives
IntroductionWe have identified two preferred conceptual
alternatives for the adaptive re-use of the
Memorial Courthouse building, although the
final layouts may incorporate some changes
or even combinations of uses as proposed
in these conceptual layouts. Ultimately the
proposed use for this historic building should
enhance the civic activities in this historic
part of downtown Farmington. We see it
as being the center piece of what could be
known as the Memorial Courthouse Campus.
Functional use should relate to a place
where Farmington residents and visitors can
conduct civic business, socialize, shop, dine
and celebrate the history and culture of Davis
County.
5PR
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Evaluation of CostCost estimates were prepared for each scenario in order to make a decision about whether or not to keep and upgrade the 1958 and
1979 additions or to demolish these two portions and replace them with a new building.
An estimate was also prepared for the historic portion of the Memorial Courthouse to get a better understanding of the costs associated
with upgrading the structure to current building code standards.
Below are high-level cost estimates found in the Order of Magnitude Statement of Probable Cost report prepared by Cumming in
September 2017.
Historic Portion of Memorial
Courthouse
1958 & 1979 Memorial
Courthouse Additions
Building Upgrade Cost Estimate
The estimated cost of bringing the Historic Courthouse and the 1958
and 1979 courthouse additions up to current building code standards is
estimated at $20,632,525.
$20.6 Million Dollars Building Code Upgrades
Scenario 1 Scenario 2
Cost Breakdown
Circulation & structure$9.1 million
Space, MEP & Egress Upgrades
$7.0 million
Markup Costs$4.5 million
Cost Breakdown
New Office Building$6.8 million
Markup Costs$3.6 million
Circulation & Structural
Upgrades$3.2 million
Demo, Usable Space & MEP Upgrades
$2.2 million
Demo ‘58 & ‘78$1.0 million
Building Upgrade + Additional Cost Estimate
The estimated cost of bringing the Historic portion of the Memorial
Courthouse up to current builidng code standards is estimated at
$$16,829,990.
$16.8 Million Dollars Building Code Upgrades
24 December 2017
Option 1: Adaptive Re-Use
SCENARIO 1: EXISTING BUILDING RE-USE PROPOSAL
These two scenarios also offer different levels
of redevelopment cost with the first of these
being exclusively an adaptive re-use of the
Courthouse building itself. This would need
to include ADA access, egress components,
restrooms, an elevator and MEP/HVAC
upgrades for all three parts of the building. An
accessible ramp would need to be provided to
serve the podium level of the courthouse. An
additional egress stair is proposed on the east
side of the building. The two annex buildings
would be renovated into new open plan office
space and details upgraded or enhanced to fully
integrate the additions with the original historic
courthouse building. Storage space would be
maximized in all the basement areas.
Preferred Development Alternatives
Basement First Level
25 Memorial Courthouse Campus Re-Use Plan
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Second Level Illustration - from NW
26 December 2017
Option 2: Office Addition &
Adaptive Re-Use
SCENARIO 2: DETACHED BUILDING PROPOSAL
Secondly, an attached new building could
compliment the Courthouse allowing for the
south facade to be repaired and preserved. A
bridge link would connect the two buildings on
the east side providing access to new facilities
for both buildings.
The plan would enable the new building to
provide a secondary means of egress as well
as first and second level access to a passenger
elevator and also, new restrooms.
A raised podium would cover the extended
mechanical basement on the south side
which would give the south entrance more
prominence.
The original design intent for the Courthouse
could largely be preserved and a civic plaza
or public gathering / assembly space would
be developed to serve the south entrance with
enhanced views from Main Street.
Preferred Development Alternatives
Basement
First Level
27 Memorial Courthouse Campus Re-Use Plan
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Second Level
Illustration - from SE
Illustration - from NW
28 December 2017
Option 1: Parking Analysis
SCENARIO 1
Parking spaces required are based on the
requirements found in chapter 32 of the Davis
County ordinance, section 11-32-104.
Existing open parking configuration will remain
largely intact.
The existing number of on site and on street
parking stalls appears to be sufficient for a
proposed remodel of the Memorial Courthouse
building complex which will include office and
incubator space as well as meeting rooms.
Parking requirements are essentially based on a
factor of 3 per 1,000 SF for all of these spaces.
It is assumed that on street parking can remain
as is.
The existing dental business in the north-east
corner of the campus is to remain with a parking
factor of 6 per 1,000 SF.
The current shared parking count between the
existing Administration building and the Library
at the south end of the campus will remain in
place. This shared parking count is 212 stalls.
An overall parking count of 339 is required. 349
surface stalls are provided (297 on site and 52
on street).
Preferred Development Alternatives
29 Memorial Courthouse Campus Re-Use Plan
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Option 2: Parking Analysis
SCENARIO 2
Parking spaces required are based on the
requirements found in chapter 32 of the Davis
County ordinance, section 11-32-104. Some
surface parking to the east of the Memorial
Courthouse building will be lost due to the
addition of the new three story commercial
building.
Some additional surface parking can be
provided in place of the demolished annex
buildings to the south of the Memorial
Courthouse historic building which remains in
place. The remainder of this gained site space
will be devoted to the new public plaza or
gathering space on the south side of the historic
Courthouse building.
The proposed new commercial building is
envisaged to include retail spaces on the lower
level, parking for which, is calculated at 4 per
1,000 sf. A parking factor of 3 per 1,000 sf
is used for most other spaces. The existing
dental business in the north-east corner of the
campus is to remain with a parking factor of 6
per 1,000 sf. It is assumed that on street parking
can remain as is. Shared parking is provided
(will remain as is) for the existing Administration
building and the Library at the south end of the
campus. This shared parking count is 212 stalls.
An overall parking count of 336 is required. 336
surface stalls are provided (284 on site and 52
on street).
Desig
n G
uid
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es
31 Memorial Courthouse Campus Re-Use Plan
Design Guidelines
Introduction
STATEMENT OF PURPOSE
These Design Guidelines were prepared
in conjunction with the Davis County
Courthouse Master Plan to provide detailed
guidance for new development, open spaces
and streetscapes. They are intended to help
guide architects, developers, and residents in
designing for a more livable city. Incorporating
these guidelines into a project’s design will
encourage compatible architecture, attractive
civic center and historic downtown district,
context-sensitive design, and sustainable
environments, and will also contribute to
pedestrian activity and place-making.
6D
ES
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GU
IDE
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PLACE CHARACTER + MATERIALITY
The Davis County Memorial Courthouse
Campus (‘The Campus’) is located in a
warm, home-town feel, historic downtown
setting with large trees lining the streets and
a community park across the street. The area
has a rich cultural heritage, tying back to the
Mormon pioneers and agricultural uses.
In the present day, the area is faced with
the responsibility to accommodate a rapidly
growing population. Part of that challenge is
to seamlessly integrate public transportation
options and smart growth principles in a
context appropriate manner which maintains
the small-town look and feel of the historic
area.
Inspiration for development form, scale,
place character and materiality can be drawn
from many locally appropriate sources. It is
important that any inspiration is then adapted
to fit these design guidelines and thus, the
vision for the Memorial Courthouse Campus.
All development within the Memorial
Courthouse Campus should speak to
the local culture of the Davis County and
community and aimed towards preserving
the small town feel of the area.
32 December 2017
Design Guidelines
General Guidelines
OVERVIEW + OBJECTIVE
The intent of the General Design Guidelines
section is to establish design coherence
throughout the Memorial Courthouse
Campus. Design coherence will help
establish a clear and distinct campus identity
and brand.
Guidelines in this section apply to all types
of development in the Memorial Courthouse
Campus.
33 Memorial Courthouse Campus Re-Use Plan
BASE PALETTE
More subdued tones used as a base on large
masses.
INTEREST PALETTE
Brighter tones that complement the base
palette. Use these colors to emphasize
important features such as entrances,
displays, or corners.
ACCENT PALETTE
Bright/bold colors used to catch the eye of
passersby. Apply this palette on a limited
basis as deliberate and thoughtful small area
accents.
6D
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Color PaletteColors used throughout The Memorial
Courthouse Campus should feel cohesive
and reinforce a sense of place, but the
palette is broad enough to provide additional
variation and interest when moving through
the campus. Application of colors should
be thoughtful and considerate of the overall
aesthetic of The Campus.
The palette starts with primary or base colors
intended for larger walls,volumes and masses.
It also includes brighter colors intended as
highlights and accents. Application of these
colors should be thoughtful and considerate
of Coral Canyon’s overall aesthetic.
34 December 2017
Materials PaletteThis section outlines acceptable materials
used in the Memorial Courthouse Campus.
Consistent application of complementary
materials throughout the campus will reinforce
development identity and a sense of place.
Utilizing building materials that convey a
sense of quality and permanence is a priority.
Those materials used should compliment
existing development within the surrounding
community.
Materials used on facades fronting a street or
public plaza should be designed to have the
highest possible material quality and detail.
GUIDELINES
• Use contrasting colors and texture to
draw attention to entrances and other key
areas within a development
• Materials should turn corners, incorporate
thoughtful transitions between facades,
spaces, uses, and structures
• Use materials that are locally
manufactured and have minimal
environmental impact whenever possible
• Choose heat deflecting materials to
reduce heating and cooling energy costs
and heat island effect
• Lighting should consider Dark Sky
Initiative
Design Guidelines
GENERAL MATERIALS LIST
The General Materials List identifies just a few
of those materials recommended. Variation in
materials is encouraged so long as materials
chosen are of equal or higher quality as
those listed and help achieve the vision of the
Memorial Courthouse Campus.
• Steel
• River rock/stone
• Glass/glazing
• Metal
• Brick
• Glass fiber reinforced concrete
• Canvas
• Wood
• Concrete
• Smooth stucco
• Colored paneling
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Main S
treet
State Street
Memorial Courthouse
Davis County School District
Bus Stop
Controlled Pedestrian Crossing
Bus Stop
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Multi-Modal Design Multi-modal design and good connectivity
provides choice in transportation, including
walking, cycling, transit and driving. It
provides individuals with many options
to reach a desired destination, alleviating
congestion, and making walking and cycling
more convenient. Though each mode
is important to consider and plan for, a
sustainable community will rely less on the
car and more on other transportation modes.
GUIDELINES
• Bicycle parking (bike racks), end-of-trip
facilities (showers) and direct bicycle and
pedestrian routes are available.
• Buffer pedestrian routes from fast-moving
traffic and expanses of parking.
• Provide convenient access and unifying
physical and visual connections between
streets, trails, parking, and building
entrances.
• Configure the site to enhance access
to and through the property to improve
neighborhood walkability and reduce
vehicle miles traveled.
• Provide pedestrian passageways at key
junctions, from major parking areas to
the street, and from the street to internal
plazas and amenity spaces.
• Maintain sidewalk continuity and reduce
pedestrian/auto conflict points by limiting
curb cuts along a street face
• Provide pedestrian scale wayfinding
signage and kiosks which inform on
transit services and stations in the area,
bike routes, distances, and nearby
destinations.
• Pedestrian paths should connect all
business entrances and amenity spaces
within The Campus.
• Transit stops should include seating and a
shade feature to make transit riders more
comfortable while waiting.
• Pedestrian pathways and sidewalks
should be wide enough that two people
can walk side by side
• Pedestrian crossings should be
incorporated at all intersections and
mid-block points. Use different colors and
materials to mark crosswalks.
STATE STREET CIRCULATION
The State Street mid-block pedestrian
crossing should be a controlled stop that
connects the Davis County School District
building with the Memorial Courthouse
Campus. This connection is especially
important not only due to the high
employment on each site, but also because
of the transit stops located at mid-block on
both sides of the street.
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Building Orientation +
Placement
SENSE OF ENCLOSURE
From the perspective of pedestrians,
streets and plazas are most desirable and
comfortable when they create a sense of
enclosure. When pedestrians walk down
a street or congregate in a plaza that is well
defined by buildings and has objects and
trees along the street and edges, they feel
like they are in an outdoor room and are
ultimately more comfortable in the space.
Conversely streets and plazas that offer poor
or no enclosure are less desirable and can
feel hostile to pedestrians.
GUIDELINES
• Along State Street buildings should be
set back no further than 15 feet from the
back of sidewalk.
• Buildings should be a minimum of two
stories.
• Where buildings are not located use an
alee of trees along pathways
• Define the edges of a sidewalk, pathway,
and public gathering place with a
combination of trees, furnishings, fixtures,
and buildings.
• Residential development may be set back
a bit further from the street but should
avoid being further than 20 feet from the
back of sidewalk.
• There should be little to no side setbacks.
Building ArticulationBuilding articulation helps break up the mass
of a structure, and it can be used to create
more interest along the streetscape. At times
building articulation may not be necessary
since facade depth can also be achieved
by fixtures, changes in materials and colors,
and other architectural detailing. If building
articulation is not incorporated, a high level of
architectural detailing is necessary.
GUIDELINES
• Articulate the facade or vary architectural
treatments, in a vertical rhythm- generally
in intervals between 20-40 feet to
differentiate between business and to
add visual complexity and depth to the
streetscape.
• Incorporate horizontal + vertical
articulation
• Vary depth and materials between base,
mid, and upper layers of a building.
• On the ground floor occasionally push
back a portion of a building to create
pockets of outdoor dining and display
areas
• A building step back should be
incorporated after the third floor of a
building. Use the space created by the
step back as outdoor balcony or common
space for more ‘eyes on the street’
• Articulate building entries
• A buildings roofline and cornice should
have an interesting and attractive design
Design Guidelines
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Street Wall DesignAll ground levels, including residential uses,
should have a prominent, attractive, and
active presence on the street and along
public plaza spaces.
GUIDELINES
• Celebrate and emphasize building
entrances with architectural features,
materials, and colors that stand out
• Add pedestrian scale design details
along any facade that faces a pedestrian
environment
• In multi-tenant buildings, storefronts
should be unique and speak to the each
tenant’s identity. Storefront designs
should complement each other and
reinforce the development’s architectural
style.
• For non-residential uses at least 50% of
the ground floor between 30 inches and
12 feet above the sidewalk should be
transparent. Residential uses should have
at least 25% ground floor transparency.
• Public art, window displays, and a variety
of textures and colors helps create an
interesting and attractive pedestrian
realm.
• A-Frame Signs and Blade signs that are
perpendicular to the facade of a building
are the most visible to the pedestrian
and should be incorporated wherever
possible
• Incorporate awnings and canopies
along the street and plazas to provide
pedestrians relief from the elements and a
more comfortable environment.
• Avoid dull and/or repetitive facades
• Incorporate and alternate a variety of
textures, colors, and materials
• Ground level floor to-ceiling height that is
no less than 12 feet.
• Buildings which front a street and a plaza
should address both the plaza and the
street by means of having two primary
facades and entrances
• Multi-Family residential development
should include stoops and front porches
for each ground floor unit fronting a street.
It is recommended that every residential
unit entrance is elevated between 2 to 5
feet above the sidewalk level.
FINE-GRAIN MIX OF USES + WALKABILITY
It is important to provide a variety of
businesses and narrow and continuous
storefronts at ground level along State
Street. The scale and visual variety creates
an interesting pedestrian realm and adds to
the ‘fine-grain’ character of the area. It also
provides visitors, residents and employees
access to a larger variety of goods and
services within walking distance.
GUIDELINES
• Implement incentives which attract local,
smaller scale, boutique type businesses.
• Provide a diverse and appropriately
scaled mix of businesses and land uses
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Design Guidelines
Parking ManagementThe type, location and supply of parking
are important design considerations. Efforts
should be made to balance parking supply
with available and future transit services
as well as other transportation options
(e.g. walking, cycling, car pooling). Street
level parking should be minimized to
avoid negatively impacting the pedestrian
experience. Structured parking is crucial in
meeting parking demand while also achieving
an active environment.
GUIDELINES
• On-street parking is encouraged on all
streets. On-street parking acts as an
important pedestrian buffer to fast-moving
traffic
• Wherever possible, parking for new
developments should be provided below-
grade or structured and accessed by a
rear lane
• Structured parking should not at any point
front a public plaza, Main Street or State
Street.
• Where a surface or structured parking
facility fronts 100 East or an internal
street, visual screening of the structure
and surface lot should be incorporated.
A mixed of short and attractive walls,
berming, and landscape treatment should
be used.
• Surface parking fronting a public plaza,
Main Street or State Street should
be avoided at all cost. However, if
unavoidable, the maximum frontage of a
surface lot in these scenarios is 42 feet
• Where surface parking or service areas
are exposed, they should be designed to
include internal landscaping on islands
at the ends of each parking aisle, clearly
marked pedestrian access and paths,
lighting and concealed with landscaped
buffers and/or other mitigating design
measures
• Whenever possible all of the parking
should be located to the side or back of
buildings
• Parking requirements and standards
should be reduced for The Campus since
it is in close proximity to existing transit
stops
• Whenever possible, cluster surface
parking to allow for future infill
development such as a parking structure.
• Parking management programs should
be promoted and encouraged (e.g.
shared parking, preferential carpool
parking, transit parking reductions and
incentives)
• Parking structures should not count
towards lot coverage maximum
calculations when regulated by The City.
• Curb cuts providing access to parking
and service areas should be shared
between developments and uses and
be limited along streets. Rear alleyways
should be used to access individual
parking and service areas.
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Parking Structure DesignThese guidelines apply when a parking
structure is visible from adjacent
developments, streets, or plazas. These
guidelines should be balanced with the
burden of cost to construct the parking
structure.
When implementing these guidelines one
should take into account the extent to which
the parking structure is visible. If visibility is
limited the guidelines should reflect such in
the intensity of their application.
GUIDELINES
• Parking Structures should be designed
to be integrated into the surrounding
context by using similar roof lines, facade
articulation and materials, including small
openings that function as ‘windows’.
40 December 2017
Design Guidelines
Civic Gathering Space Programming civic gathering spaces is
almost as important as how well the space is
designed.
GUIDELINES
• Activate the space through temporary
retail stands and food trucks
• The civic gathering space should be well
programmed
• Design the space to be flexible so it can
adapt with trends and accommodate a
variety of events
• Use business entrances, displays, and
artwork to create active edges
• High quality, durable materials
• Programming
• Seating, preferably movable
• Places to eat
• Shade and protection from the elements
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Streetscape
GUIDELINES
• Continue sidewalk pattern and material
across all driveways
• Celebrate and create a draw to any
nearby business entrances through
paving detail and material
• Include seating, and a comfortable resting
environment at key locations
• Provide outdoor dining areas to bring
activity onto the street
• Provide relief from the elements through
the use of awnings, canopies, pergolas,
and a consistent street tree canopy
• Establish a visually pleasing composition
of trees, furniture, paving, lighting, and
planting that reinforces community
identity