Memorial Courthouse Campus · 5. Legacy Events Center + County Fairgrounds 6. Lagoon Amusement Park & Campground 7. Davis School District 8. Richard E. Kendall Building 9. Fire Department

DRAFT

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

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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

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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

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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

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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

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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

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North

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Parks

Memorial Courthouse Campus

Farmington City Boundary

1/4 Mile Buffer

1/2 Mile Buffer

1 Mile Buffer

Legend


Existing Conditions, Context + FrameworkE

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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


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.

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North


Legend

Proposed Buffered Bike Lane

Proposed Bike Lane

Proposed Bike Lane + Shared Lane

Proposed Bicycle Boulevard

Proposed Shared Lane

Trail

Existing Bike Lane

Parks



1/4 Mile Buffer

1/2 Mile Buffer

1 Mile Buffer

Lagoon Amusement

Park

Station Park


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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


Legend

Trailhead

Existing Trail

Proposed Trail

Parks



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.

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EX

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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

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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

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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.

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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

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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.

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Concept Master Plan Alternatives4

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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


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

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Illustrative Rendering 1

20 December 2017

Concept Master Plan Alternatives

Dining, Neighborhood Goods & Services

32,100 GSF


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


15,500 GSF

Residential 69,000 GSF

Dining, Neighborhood

Goods & Services32,100 GSF

Option 2: Land Use Breakdown

State StreetM

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100 East

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Illustrative Rendering 2

22 December 2017

Pre

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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.

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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.


Basement First Level

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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.


Basement

First Level

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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).


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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).

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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.

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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.

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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.

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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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SBills

B19

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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36 December 2017

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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SBills

B20


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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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38 December 2017

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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B21


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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

SBills

B22


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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

SBills

B23

Documents

Memorial Courthouse Campus · 5. Legacy Events Center + County Fairgrounds 6. Lagoon Amusement Park & Campground 7. Davis School District 8. Richard E. Kendall Building 9. Fire Department