CHARACTER AREAS

Draft for Review Only

The Character Areas respond to varied existing conditions within the Downtown Plan area as well as the community’s vision for the future in distinctive parts of Downtown. The visions differ in the amount of accommodation of growth and new housing, the land use mix, and desired balance of preservation and beneficial revitalization. Character areas are mapped in Downtown as shown in Figure 2. Character Area policies in this Section are in addition to generally applicable policies of the following portions of the Downtown Plan.

TRADITIONAL NEIGHBORHOOD CHARACTER AREA
A traditional neighborhood with a mix of 1-2 story single- and multi-family homes.

Traditional Existing Neighborhood

Traditional Neighborhood Potential

Primary Intended Uses

Stand-alone homes, townhomes, duplexes, cottage homes, casitas, Accessory Dwelling Units (ADUs), low-rise apartment buildings, home-based businesses, religious and small-scale civic uses.

Scale and Design

Generally one and two story residential scale buildings, with front porches and front yards that separate buildings from the street. Housing styles vary widely, having been developed over many building eras since settlement.

Anticipated Development

These areas currently contain a healthy mix of single and multi-family uses, with limited non-residential uses. Most development is expected to be additional single family homes and ADUs and rental units on adequately sized lots; additions to existing buildings to the full zoned height, size, or lot coverage.

Additional Land Use and Development Strategies for Traditional Neighborhood Character Areas

● Property owners of historic Pioneer era buildings are encouraged to pursue formal historic designation.

● Property owners of residential uses will be allowed to expand the current building for the same use up to the maximum zoned height and footprint without discretionary approval.

● Property owners of residential uses will be allowed to expand the current building for the same use up to the maximum zoned height and footprint without discretionary approval.

● All single family property owners with adequate lot area should have the opportunity to add one infill housing unit -- such as a secondary single family home, an ADU, -- so long as it complies with zoning standards.

- Explore creative options to provide adequate emergency service access to secondary units on deep lots.
- Explore creative options to provide adequate emergency service access to secondary units on deep lots.Remove the owner occupancy requirement for ADUs

Base House

Basement ADU

Attached ADU

Garden ADU

Garage ADU

Upper ADU

● Conversion of an existing residential building to non-residential use may be approved, particularly when coupled with formal historic designation.

● Enhance mobility and recreation through added bike lanes and trails connections.

● The low density of development in Homey areas supports limited transit service; transit stops are to be prioritized on connector streets.

● Sidewalks, street trees, and park strips are desired along Homey streets consistent with applicable street sections.

● The City may consider using some right-of-way for Complete Streets improvements or angled parking where warranted by parking demand.

CONNECTED NEIGHBORHOOD CHARACTER AREA
A convenient neighborhood with a varied mix of single family homes, multifamily housing and neighborhood-scale business.

Connected Neighborhood Existing

Connected Neighborhood Potential

Primary Intended Uses

Townhomes, apartment buildings, courtyard homes, stand-alone homes, student housing; live-work units; businesses; civic, and religious uses.

Scale and Design

1-3 stories, with building size and lot coverage that makes efficient use of valuable Downtown land. Buildings are mostly single uses though vertical mixed use buildings are allowed. Design standards provide guidance for compatibility with historic buildings and for enhancing pedestrian comfort.

Anticipated Development

Within the Connected Neighborhood Area(s), housing demand will drive redevelopment. New housing and residents may also support limited non-residential development such as personal services, convenience retail, cafe, or home-based businesses. Existing residential structures may be converted to non-residential use.

Additional Land Use and Development Policies for Connected Character Areas

● To revitalize the area, commercial properties should be allowed to redevelop, with an emphasis on housing to support downtown businesses and institutions and conveniently house downtown workers, students, and their families. Residential uses may occupy all floors of buildings.

● Housing options for students are encouraged near Utah Tech University.

● Existing historic structures are encouraged to be adaptively reused and/or be designated as Landmarks.

● Enhance residents’ mobility and recreation access with bike lanes and complete streets.

● Multifamily housing redevelopments should include small-scale gathering spaces, pocket parks, and/or pet relief areas to enhance residents’ recreation access.

● Parking for multifamily and commercial uses should be regulated with both minimum and maximum values; shared parking is encouraged. The City will consider using some right-of-way for angled parking where redevelopment adds parking demand. Off-street parking should be located where it is least visible from public rights of way and screened from Homey areas.

● Required landscaping should be purposeful rather than extensive, contributing to appealing street frontages and screening Homey areas. Native or adapted low water species are strongly encouraged.

CONNECTED CORRIDOR CHARACTER AREA
A convenient mix of businesses, services, and housing within proximity to collector and higher volume roadways.

Connected Corridor Existing

Connected Corridor Potential

Primary Intended Uses

Businesses; apartment buildings, courtyard homes, townhomes, student housing; live-work units; civic, historic, and religious uses.

Scale and Design

2-4 stories, with building size and lot coverage that makes efficient use of valuable Downtown land. Buildings are mostly single uses that are mainly horizontally mixed, though new buildings are encouraged as vertical mixed use. Design standards focus on the interface with and enhancement of the streetscape along key pedestrian streets (e.g., Main and Tabernacle Streets).

Anticipated Development

Within the Connected Corridor Area(s), many commercial properties are anticipated to redevelop as housing and mixed use. Housing demand will drive most redevelopment. New housing and residents may also support some non-residential development such as office, dining, or retail along key street frontages and intersections.

Additional Land Use and Development Strategies for Connected Corridor Character Areas

● To revitalize the area, commercial properties should be allowed to redevelop to add a mix of uses, with an emphasis on housing to support downtown businesses and institutions, and conveniently house downtown workers, students, and their families.

● Allow for a wide range and scale of uses, allowing the area to transition over time in response to cyclical market conditions.

● The ground floor of buildings on the street faces of St. George Boulevard, Main St. and Tabernacle St. should be activated with retail, nonresidential, and/or public access spaces. Elsewhere, residential may occupy all floors.

● Housing options for students are encouraged near Utah Tech University.

● Existing historic structures are encouraged to be adaptively reused and/or be designated as Landmarks.

● Along Main Street and Tabernacle Street, the City may offer some right-of-way to sidewalks, seating areas, and similar streetscape enhancing treatments.

● Enhance residents’ mobility and recreation access with bike lanes and complete streets.

● Over time, the increasing housing density in Connected Corridors is expected to justify enhancements in transit service that will increase mobility for residents in these areas.

● Multifamily housing redevelopments should include small-scale gathering spaces, pocket parks, and/or pet relief areas to enhance residents’ recreation access.

● The City will consider using some right-of-way for Complete Streets improvements, and for angled parking where redevelopment adds parking demand.

● Parking should be regulated with both minimum and maximum values; shared parking is encouraged. Off-street parking should be located where it is least visible from public rights of way and screened from Homey areas.

● Required landscaping should be purposeful rather than extensive, contributing to appealing street frontages and screening Homey areas. Native or adapted low water species are strongly encouraged.

● Buildings along Main Street, Tabernacle Street, and St. George Boulevard are encouraged to be multi-story and built ready to install necessary equipment for a full-service restaurant (e.g., plumbing for grease interceptor, ductwork for exhaust hoods).

● To realize the vision, the City will develop one or more new mixed use zoning districts.

LIVELY CHARACTER AREA
A bustling district with a compact mix of jobs, entertainment, housing, and community gathering spaces in walkable distance, up to 6 stories in height in selected areas.

Lively Existing Conditions

Potential Lively Character

Primary Intended Uses

Restaurants, shops, offices, townhomes, multifamily and student housing; regional- and community-scale entertainment uses, gathering spaces, and civic uses.

Scale and Design

Building height varies, generally typically ranging from 3-6 stories. Building design, orientation, and site layout makes efficient use of land and contribute to a walkable district feel. Site design includes sidewalks along streets and within sites to provide pedestrian circulation, incorporates mobility elements, and adjusts to reduce impacts on adjacent historic buildings and Homey areas.

Anticipated Development

Lively areas are envisioned to be activity centers, offering a mix of housing, dining, experience shopping, and entertainment. While housing will drive redevelopment in the current market cycle, development should include a mix of uses. To support compact development, additional parking structures may be needed.

Additional Land Use and Development Strategies for Lively Character Areas

● To revitalize the area, commercial properties should be allowed to redevelop to add a mix of residential and nonresidential uses that will contribute to and support thriving Downtown activity centers over the long term.

● New buildings are encouraged to build to the full allowed height area, and lot coverage, to contribute to compact walkable district.

● Commercial or vertically mixed use, multi-story buildings are strongly encouraged.

● The ground floor of all buildings along Main St. and Tabernacle St. should be activated with retail, dining, entertainment and other public access uses that enliven the district and ensure a long-term healthy use mix.

● Buildings over 4 stories may be allowed in front of bluffs, in the Arts District, and in proximity to similar scale buildings on the Utah Tech University campus.

● New mixed use buildings should be built ready to install necessary equipment for a full-service restaurant (e.g., plumbing for grease interceptor, ductwork for exhaust hoods).

● Building heights should be lower abutting historic buildings.

● To encourage informal entertainment and provide recreation access for residents, Lively areas should incorporate plazas, parks, or other public access community gathering spaces, and include shaded seating areas.

● Within the Lively Area, the primary mobility emphases are safe, comfortable pedestrian movement and regular transit service.

- Mid-block crossings should be allowed to enhance pedestrian circulation.
- Physical infrastructure should accommodate first and last-mile mobility solutions such as bikes, scooters, and ridesharing.

● Shade trees and other shade and cooling solutions are encouraged.

● Vehicular access will also be supported. Bluff St. and St. George Blvd will continue as high volume auto-oriented corridors.

● Parking should be screened from public view. Off-street parking should be behind buildings or in the interior of the block rather than along the front street face.

● Buildings contribute to an engaging street frontage, and should generally orient the main entrance to the street rather than the interior of the lot.

● Consider eliminating parking minimums and enacting parking maximums; structured and shared parking is strongly encouraged.

● To support a compact district, required lot area for landscaping should be minimal, while providing for street trees and native or adapted species.

● The City can consider offering surplus right-of-way as public participation in exchange for project enhancements that achieve desired use mix, character, or other aspect of the community vision for Lively areas.

● Traditional Neighborhood character areas should be buffered from Lively areas by one or more blocks of Connected areas.

● To protect the Connected character, buildings in abutting Lively areas should step down in height.

● To realize the vision, the City will develop new mixed use zoning districts specific to the Downtown Arts District and other Lively areas.