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HomeMy WebLinkAboutDowntown Design Guidelines1 INTRODUCTION The purpose of the Downtown Meridian Design Guidelines for the Downtown District is to aid in the development of a concentrated urban, mixed-use, transit-supportive center that fosters pedestrian activity and defines Downtown as heart of the community. GUIDING PRINCIPLES: 1. A mixed-use urban configuration supports retail and commercial businesses by clustering them in a tight-knit, pedestrian-friendly environment with compatible amenities such as restaurants, entertainment, housing, and related services. 2. Buildings designed to be compatible with historic downtown buildings reinforce the cultural heritage of Meridian. 3. Street facing buildings with active ground floor uses help support a pedestrian-oriented environment. 4. Quality building materials and their consistent application create an environment of quality that supports property values. 5. Comfortable and visible vehicular, as well as transit, cyclist, and pedestrian facilities encourage visitors to and from downtown. 6. Defined and continuous streetscapes with consistent trees, signage, pedestrian and cyclist amenities create identity and provide an attractive, predictable environment for business. 7. Civic and community buildings and public spaces are integral to the civic identity of the community, and should receive special consideration and pride of place. Idaho Street then Idaho Street today Idaho Street future, looking west from Second Street 2 Future downtown, Second Street, Meridian, Idaho PURPOSE The purpose of Design Guidelines in the Downtown District is to: • Support community and cultural identity in the historic center of Downtown Meridian; • Encourage the rehabilitation and conservation of existing historical buildings; • Create infill mixed-use building of character, height, scale, and proportion compatible with the existing historical buildings; • Reinforce the urban pattern by minimizing interruptions in the wall of street-facing building facades; • Slow traffic by shaping the street “room” and providing “eyes on the street”; • Create a comfortable environment for pedestrian activities • Reduce off-street parking requirements by realizing that the Meridian Development Corporation will provide parking in the area. APPLICABILITY These guidelines apply to new development and any proposed improvements to existing development, such as façade improvements and/or building additions. Present day downtown, Second Street, Meridian, Idaho Old downtown, Second Street, Meridian, Idaho 3 SETBACKS (See definition of setback in Meridian Unified Development Code). Purpose: The purpose of setbacks in the Downtown District is to create a safe and lively pedestrian environment with continuous building facades facing the street (Fig. 1.1). Front and side setbacks: In the Downtown District, all new buildings must have first floor facades built to the public right of way (“build-to lines”) at the street sides and to interior lot lines (exceptions may be considered at interior lot lines for pedestrian FIGURE 1.0 Set back diagram paths and existing adjacent buildings with windows, and for civic and community buildings and public spaces). Buildings will be built to the alley for a depth of 20 feet from the Main, Second and Third Street sides (Fig. 1.0, 1.6). Pedestrian plazas behind the build-to line will be considered if such plazas are less than 50 percent of the total façade length of an individual façade. Rear setback at alley: 5-foot minimum, except as noted above (Fig. 1.0). FIGURE 1.1 Buildings located at the “build-to line” of the public right of way 4 FIGURE 1.2 DO build the public right of way for continuous storefront effect. FIGURE 1.3 DON’T set building back from the public right of way. FIGURE 1.4 DO create small shallow plazas flanked by buildings. FIGURE 1.6 DO create buildings tight to alley and Main Street, 2nd Street and 3rd Street. FIGURE 1.5 DON’T create deep gaps between buildings. FIGURE 1.7 DON’T create wide view into alley. 5 BUILDING ORIENTATION Purpose: The purpose of defining building orientation is to locate building entrances and windows facing the street and public sidewalk to aid in the creation of an active and safe pedestrian environment. All developments in the downtown District shall be oriented to the street. The requirement is met when: 1. Buildings have their primary entrance(s) oriented to the street. Buildings located on Main Street must have one primary entrance on Main Street and may have other entrances on side street(s). 2. Second story uses, not associated with the ground floor use, must have their primary entrances on the street side; a secondary entrance/exit may be located on the rear. No tenant spaces may be solely accessed by an entrance on the alley. 3. Off-street parking, driveways, and other vehicular circulation shall not be placed between the building and the street. Parking is not allowed at first floor of a structured parking garage within 30 feet of street-facing facades as this area must be used for tenant space with active uses (except on Meridian Road and Third Street). See Figure 1.55 illustrating a parking structure with auto entrance and also active ground floor tenant uses. 4. Service areas for new buildings will be located at the rear including loading, recycling, garbage, meters, mechanical equipment, etc. Service areas will be screened from view to the height of the equipment with decorative walls compatible with the building façade if visible from the street (alley view is excluded). 5. Rooftop mechanical equipment must be screened to the height of the equipment with allowable exterior materials (See Façade Treatment). FIGURE 1.8 Building orientation diagram 6 FIGURE 1.9 DO locate primary entrance facing Main Street. FIGURE 1.11 DO locate entrance to second story uses on the street side. FIGURE 1.13 DO locate parking in the rear. FIGURE 1.10 DON’T locate primary entrance to rear. (Note that this photo shows no entrance at all from the street sides). FIGURE 1.12 DON’T locate only entrances to second story uses on the rear. FIGURE 1.14 DON’T locate parking in the front. 7 BUILDING HEIGHT AND FORM Purpose: The purpose of building height and form guidelines is to ensure that new construction and reconstruction is compatible with historic Meridian downtown buildings. All development in the Downtown District shall meet the following limits of height and form: Height: Method of Measurement: See definition in Meridian Unified Development Code. For allowable additional height for parapets, see also page 8 under Form. Note: Height may be exceeded along the rail corridor through the Conditional Use Process. Minimum height at street-side façade: 2 stories/40 feet Maximum height at street-side façade: 3 stories/60 feet Maximum height at 10 feet behind street-side façade: 4 stories/75 feet Note: See Fig. 1.8, 1.15. FIGURE 1.15 An additional floor is allowed if set back 10 feet from façade. FIGURE 1.16 Corner turrets are encouraged. 8 FIGURE 1.17 DO provide a decorative parapet, like the one on the building at left in this photo. DON’T provide a parapet with no cap, as in the right hand building. Form: Street-side facades must include a parapet whether a flat roof or pitched roof is used. Decorative elements are encouraged and may exceed height limits by 4 feet maximum, and are restricted to 50 percent of parapet length (Fig. 1.17). Facades stepped back 10 feet or more may have a shaped roof profile without a parapet, but must not exceed height limit (Fig. 1.8). Form may include corner elements at street intersections only, such as towers, projecting bays, etc., but must not exceed height limit (Fig. 1.19). Ground level building corners, on corner lots only, may be chamfered a distance of 10 feet maximum from the corner property line for corner entries (Fig. 1.18). Balconies and bay windows may project beyond the façade up to 6 feet if at least 15 feet above ground. Such projections must also comply with Ada County Highway District right-of-way requirements (Fig. 1.20). FIGURE 1.18 Chamfered corners, like the one at the left above, are allowed. Parapets are required and decorative elements like the ones above are encouraged. FIGURE 1.19 Corner towers are encouraged. FIGURE 1.20 A 6-foot projecting balcony is allowed. 9 FAÇADE TREATMENT, ENTRANCES, ROOFS Purpose: The purpose of façade treatment and entrance guidelines is to ensure an active, interesting, and safe pedestrian environment, and create compatibility with Meridian’s esteemed architectural heritage. All developments in the downtown District will meet the following requirements for façade treatment: First floor street facing facades: Facades must contain no less than 50 percent glass (Fig. 1.21). Storefronts must follow the proportioning system. (All first floor street-facing facades must be constructed such that storefronts can be added to allow flexibility of use over time). Glass must be clear with no tinting or reflectivity. Window frames must be recessed from the face of the finished wall minimum 4 inches. Non-glass materials may be one or a combination of the following materials: Stone or brick masonry, tile, or stucco (Fig. 1.28). Concrete masonry is prohibited. Paneled painted wood may be used within the storefront if detailed in an historically compatible manner. Active doors are recommended approximately every 25 feet, or as close as feasible for the project. Window headers and sills are encouraged. Belt coursing at 12 feet to 20 feet above the ground is encouraged, especially if matching an adjacent building (Fig. 1.35). Street-facing facades above first floor: Street- facing facades above the first floor shall have no less than 20 percent glass. Windows shall be vertical in proportion and frames recessed from the face of the finished wall by a minimum of 4 inches (Fig. 1.26). Reflective glass is not allowed. Acceptable wall materials include stone or brick masonry, tile, and stucco. Concrete masonry is prohibited. FIGURE 1.21 DO create glassy storefronts to entice buyers. FIGURE 1.22 DON’T build more wall than window. Alley-oriented and interior side lot facades: Alley-oriented facades and interior side lot facades may be materials other than those noted above, but preferably in keeping with the street-side facades. Such other materials must be painted in a color compatible with the front façade. FIGURE 1.23 Storefront design 10 FIGURE 1.24 DO locate active doors every 25 feet FIGURE 1.25 DON’T close up storefronts. to create activity. FIGURE 1.26 DO build vertically proportioned FIGURE 1.27 DON’T make blank second compatible with existing historic buildings. Floor facades. FIGURE 1.28 DO use brick and stone. FIGURE 1.29 DON’T use metal siding to cover up historic buildings. 11 FIGURE 1.30 Parapet elements Screening: On grade screen walls shall be constructed of materials similar to those of the building façade if visible from the street (alley view is excluded). Roof-top screening materials shall be compatible with building façade materials (Fig. 1.33). Parapets: Parapets are required and must have a shaped cap of no less than 6 inches vertical, projecting no less than 1 inch horizontal. Decorative elements of parapets may exceed height limits by 4 feet maximum, and are restricted to 50 percent of the parapet length (Fig. 1.30). Projecting cornices: Projecting cornices, if used, must be consistent or compatible with historic structures of the turn of the 20th century (Fig. 1.32). Awnings: Retractable fabric awnings or permanent canopies for sun protection and the creation of protected sidewalk space are encouraged (Fig. 1.37). Temporary and permanent awnings of plastic fabric are not allowed (Fig. 1.38). FIGURE 1.31 DO provide appropriate parapets and cornices. FIGURE 1.32 DON’T build cap flashing without articulated parapet. 12 FIGURE 1.33 DO screen roof top equipment to FIGURE 1.34 DON’T leave equipment unscreened. height of equipment. FIGURE 1.35 DO detail continuous belt course FIGURE 1.36 DON’T make an undifferentiated façade. and align. FIGURE 1.37 DO use retractable fabric awnings FIGURE 1.38 DON’T use plastic awnings. for sun protection. 13 MID-BLOCK PEDESTRIAN PATHWAYS Purpose: The purpose of Mid-block Pedestrian Pathway guidelines is to create safe mid-block passages while minimizing the interruption of the continuity of building facades, understanding that the primary pedestrian pathways shall be on the street sides of buildings (See Streetscape Design) (Fig. 1.39). All developments in the Downtown District will meet the following requirements for mid-block pedestrian pathways, if those pathways are deemed necessary by the applicant/owner: Location: The preferred location for mid-block pedestrian pathways through a block is at the center of the block (fig. 1.41). Width: In open areas, the minimum width of mid- block pedestrian pathways is 5 feet, with 8 feet preferred. Between buildings, the minimum width is 10 feet, with 15 feet maximum width. Materials: Pathway materials may be concrete, brick, concrete pavers, and/or colored asphalt, and must clearly delineate the pathway separate from any driving surfaces. Lighting: Shielded light fixtures shall be installed to light the pedestrian pathway at appropriate intervals to proved continuous down-lighting on the path surface. FIGURE 1.39 DO create windows on mid-block pedestrian pathways. FIGURE 1.40 DO create activity on pathways. FIGURE 1.41 Mid-block pedestrian pathway diagram 14 Visibility: Mid-block pedestrian pathways shall not be obscured by dumpsters, screen walls, plantings, or any other feature to a height greater than 3 feet. Through or between buildings, the pathway will be straight with no side alcoves; the ends of the pathway shall be unobstructed for visual access down the pathway. Prohibited trees: No evergreen trees shall be adjacent to the pathway due to safety, sight distance, and maintenance concerns. Fences and walls: Fences, plantings, and walls adjacent to a pedestrian pathway are to be “see through” (20 percent maximum opaque) as it provides better visibility from adjacent homes or buildings. If solid fences or walls are used, the solid portion shall not exceed three (3) feet in height. Building walls should contain windows at first floor to provide safety visibility to the pathway. FIGURE 1.42 DO build short or “see through” fences. FIGURE 1.44 DO screen with continuous plantings. FIGURE 1.43 DON’T build high fences that obscure views. FIGURE 1.45 DON’T allow planting to become overgrown and obscure views. 15 STREETSCAPE DESIGN Note: Streetscape Designs in the Downtown District are in the process of being developed in conjunction with Ada County Highway District. Purpose: The purpose of streetscape guidelines is to ensure defined and continuous vehicular, transit, cyclist, and pedestrian environments with consistent trees, signage, and amenities to create identity and to provide an attractive, informational, and predictable environment for business and entertainment. Streetscapes: Until specific new streetscape standards are developed, streets and sidewalks shall be built to be compatible with streetscape improvement built in 1991-93, and as specified by Ada County Highway District. Alleys: Alleys must be improved per Ada County Highway District standards. Shielded light fixtures shall be installed to light the alleys at appropriate intervals to provide continuous down-lighting on the alley surface. FIGURE 1.46 DON’T create narrow harsh pedestrian environments. FIGURE 1.47 DO create streetscapes with pedestrian amenities. 16 LANDSCAPING Purpose: The purpose of landscape guidelines is to ensure attractive, safe, and distinctive landscaping to add value and identity to downtown and enhance its aesthetic quality, economic viability, and environmental health. Streetscapes: Until specific new streetscape guidelines are developed, streets and sidewalks shall be built to be compatible with streetscape improvement built in 1991-93, and as specified by Ada County Highway District. Streetscape trees shall be pruned with a clear branching height of at least eight feet above the sidewalk surface and 14 feet above the street. Surface parking lots shall be required to have streetscapes as described above and be screened at the street side(s) with minimum 3 foot high hedges, fences, or walls. Additional plantings, such as Class I trees, flowers and/or smaller shrubs may also be included. (The classes of trees are defined for the purposes of these guidelines by the publication Tree Selection Guide for Streets and Landscapes Throughout Idaho by the Urban Forestry Unit of the Boise Parks and Recreation Department (latest edition). In general, Class I trees are smaller ornamental trees; Class II trees are medium/large trees appropriate for street tree panting; and Class III trees are very large). FIGURE 1.48 DO plant street trees to shade sidewalks and cars. FIGURE 1.50 DO screen vehicles with low continuous plantings and site walls. FIGURE 1.49 DON’T allow branches to grow to low. FIGURE 1.51 DON’T screen with low open fencing or too low plantings. 17 PARKING Purpose: The purpose for parking guidelines is to locate parking in such a way as to not interfere with pedestrian environments, with the understanding that the Meridian Development Corporation will supply parking for the Downtown District in nearby parking lots or structures. Curbside parking, where possible, will provide short-term parking. Number of spaces required: No off-street parking is required. If off-street parking is provided, the applicant shall provide accessible spaces as per federal accessibility standards. Size of spaces: See Meridian Unified Development Code. Location: Off-street parking is allowed only at the rear of building not visible from streets and in parking structures. Parking is not allowed within first floors of parking garages within 30 feet of street-facing facades. This street-facing area must be used for tenant space with active uses. FIGURE 1.52 Parking allowed at rear only FIGURE 1.53 DO locate tenant spaces at first floor, street facing facades. FIGURE 1.54 DON’T locate parking within 30 feet of street-facing facades. 18 FIGURE 1.55 DO screen vehicles to 42 inches. Screening: Screening of parked cars in parking structures above the first floor must include a solid panel up to 42 inches from floor levels. Structured parking garages will conform to the requirements of the Façade Treatment, Entrances section in these guidelines, except glazing is not required at floors above the first floor. FIGURE 1.56 DON’T build open railings below 42 inches.