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HomeMy WebLinkAboutTMC Design Guidelines 20210407 V1"m`�N M I L E APPROVED 4& DATE: 08/29/22 FILE NUMBER:^- 022-01se ' C�,qE IDIM "+�o 1 D A H'D DESIGN GUIDELINES April 7, 2021 MILE CROSSING DESIGN GUIDELINES APPROVED W21 08/29/22 CONTENTS 01 Purpose....................................1 02 Applicability ..............................2 03 Design Review ..........................3 04 Design Guidelines ....................4 Site & Landscape.....................8 Typical Street Sections ............12 Creek and Pathway Sections ... 16 Landscape Design ...................1 Architecture ............................3 Signoge...................................50 APPENDIX A.1Specific Use Standards ........... Al A.2. Photo Library ..........................AS MILE CROSSING DESIGN GUIDELINES LIST OF FIGURES Figure 1— Vicinity Map................................................................................................................1 Figure 28— Commercial buildings doors and windows design considerations ............................. 34 Figure 2.3 — Entrance plaza..........................................................................................................5 Figure 29 —Acceptable rooflines for Commercial buildings.........................................................35 Figure 2.1— Images of existing conditions...................................................................................5 Figure 30— Material palette for Commercial buildings ................................................................ 36 Figure 2.4— Images of existing conditions...................................................................................5 Figure 31.1— Examples of trash enclosure landscape screening for Commercial buildings .......... 37 Figure 2.2 — Images of existing conditions...................................................................................5 Figure 31.2 — Acceptable landscape screening for mechanical equipment and parking lots ........37 Figure 3 — Existing and Future Development Map.......................................................................6 Figure 32 — FormInd massing diagram for Mixed -Use buildings:.,............................................38 Figure 4 — Open Space Plan.........................................................................................................7 Figure 33 — Gr d floor storefronts should be architecturally distinct I floors ........................... 39 Figure 5 — Locations for Additional Design Consideration............................................................9 Figure 34.1 or nd massing diagram for Flex Commercial buildings ..................................... 41 Figure 6— Character imagery: examples of landscape design......................................................10 Figure 34.2 — Form Nmassing diagram for Flex Light Industrial buildings................................41 Figure 7.1— Four -Lane + Turn Lane + Bike Lanes ..........................................................................12 Figure .1 — ExampleN rooftop mechanical screening ............................................................ 43 Figure 7.2 —Three-Lane + Parallel Parking + Bike Lane................................................................12 Fig 35.2 — Examples of other mechanical screening...............................................................43 Figure 7.3 —Typical Commercial Street Section, Two -Lane +Turn Lane + Bike Lanes ..................13 Figu ISorm and massing diagram for residential multifamily buildings..............................44 Figure 7.4—Typical Commercial Street Section, Two -Lane + Bike Lanes.....................................13 Figure — Window treatment on Residential High Density buildings ........................................ 46 Figure 7.5 — Private Street + Parallel Parking...............................................................................14 Figure 38 cceptable rooflines for residential multifamily buildings........................................47 Figure 7.6—Typical Private Service Drive Section........................................................................14 igure 39— Material palette for residential buildings .................................................................. 48 Figure 8 — Pathways, Sidewalk and Amenity Plan........................................................................15 i 40— Character imagery for Residential High -Density buildings ......................................... 49 Figure 9.1—Creek Path Section"A".............................................................................................16 (FFggu ure 1—Signage location option on Commercial Office buildings ........................................... 50 Figure 9.2—Creek Path Section"B".................................................................................... 16 re 42—Vertical signage emphasizes entryway on commercial buildings...............................50 Figure 9.3 — Creek Path Section"C"............................................................................... ......... 16 ure 43 — Pylon signage (135, up to 50') should share architectural elements with buildings ..... 51 Figure 9.4— Purdam Drain Path Section"D....................................................................... .... .17 Figure 44— Building signage on Commercial Office buildings......................................................51 Figure 9.5 — Purdam Drain Path Section"E.. ......................................................................... ... Figure 45 — Pylon signage (133, up to 35')............................................................................ .......51 Figure 10—Commercial/Main Street Live/Work conceptual diagram ................ ................. 18 Figure 46 — Signage Plan ................................................................................................... 52 Figure 11— Character imagery, planting and landscape design for residenti evelo ent....... 9 Figure 47 — Monument signage..........................................................................................., ......52 Figure 12 — Trash receptacle detail............................................................ ................. ...........20 Figure 48 — Examples of acceptable freestanding signage.................................................. .......53 Figure 13 — "140 Series" bench detail............................................................. ............. ...........20 Appendix Figure 14—Sussex Bowl, streetscape planter pot detail ..................................... ....... .............21 A.1 Specific Use Standards ................................................................................................. ....... Al Figure 15—Streetscape paving detail..................................................................... .................21 A.2 Photo Library of Existing and Proposed Building and Site Design................................. .......AS Figure 16— Planting Legend........................................................................................................22 Buildings and Architecture Figure 17 — Perma bark is the only allowed material for flower beds..........................................23 Figure 18— Parking lot landscape island alternatives..................................................................26 Figure 19 — Perimeter parking stall planter island.......................................................................26 Figure 20— Parking lot diamond island........................................................................................27 Figure 21— Combined parking lot island with pedestrian ramp..................................................27 Figure 22.1— Lumark PRV / PRV-XL Prevail LED standard street lighting fixtures .........................28 Figure 22.2 — Streetworks USSL USSL-XL LED standard street lighting fixtures .............................28 Figure 23—Acceptable landscape screening for service or mechanical areas..............................29 Figure 24.1— Form and massing diagram for Commercial Office buildings..................................31 Figure 24.2 — Form and massing diagram for Commercial Retail buildings..................................31 Figure 25 — Form and massing diagram for large -format Retail buildings....................................32 Figure 26— Entryway emphasized by vertical elements, projections and overhangs...................33 Figure 27 — Examples of commercial shading devices and canopies............................................33 Existing Commercial Office .............................................. Existing Commercial Retail ............................................... ......... ..... AS .................... A6 Proposed/Approved Commercial.......................................................... .......A7 Existing Multi -Family Residential.......................................................... ......A8 Approved Multi -Family Residential......................................................... .......... .........IV.......A9 Proposed Multi -Family Live/Work, and Single Family Attached, Detached and Townhome..A10 Site and Landscape ExistingPathways and Sidewalks..........................................................................................All Existing and Proposed Plazas................................................................................................Al2 ExistingPlantings and Trees..................................................................................................A13 Existing Landscape Screening................................................................................................A14 Signage.................................................................................................................................A15 OSE I 01 APPROVED DATE: 08/29/22 rl FILE NUMBER' A-2022 0- ossing Design Guidelines apply to a 308-acre area of the Ten Mile Interchange Specific Area Plan to promote and facilitate the development of Ten Mile Crossing as a distinctive high -quality mixed -use gateway for the City of Meridian. B. Allow for innovative design solutions that create visually pleasing and cohesive patterns of development; E. Create functionally integrated development that allows for a more efficient and cost effective provision of public services; C. Provide for the implementation and balance F. Provide for the public health, safety, of a variety of uses within the development enjoyment, convenience and general including viable mixed -use projects; welfare; These Ten Mile Crossing Design Guidelines supersede the Ten Mile Interchange Specific D. Identify and define standards for uses Area Plan as the governing design and that may occur in each of the land use development guide for the designated area. categories; The specific design standards and administrative procedures outlined in these design guidelines provide the necessary means to achieve the goals for the development. The purpose and intent of these design guidelines is to set forth the development standards and administrative procedures for implementing the land use policies of Ten Mile Crossing. Furthermore, it is the purpose of this these design guidelines to: A. Encourage flexibility, innovation and creativity in Ten Mile Crossing's overall design and development that respond to market demand and site -specific conditions while enhancing the economic viability and quality of Ten Mile Crossing and the City of Meridian; Figure 1— Vicinity Map G. Provide efficient and effective administrative processes. TEN MILE 1 j( E IDIAN> [ICABILITY APPROVED DATE: 08/29/22 ty f I! E NUMBER: A-2022 0- 6 and Administration: The Ten Mile Crossing Design Guidelines govern the design and development of Ten Mile Crossing. These design guidelines shall not apply to any land not incorporated within Ten Mile Crossing. B. Flexibility: The development standards and design guidelines contained in this document depict the intended general nature and intensity of a mixed -use development at Ten Mile Crossing, while allowing sufficient future flexibility to achieve the overall goals, purpose and viability of Ten Mile Crossing. oz T E N ;**MILE 2 CUEIDR IAN N REVIEW APPROVED DATE D8/29/22 w. This document creates FILE NUMBER: A-2w2 -1 lign strict called the Ten Mile District ("TMCD District") and applies to all development in Ten Mile Crossing. i. Applicability. All visible exterior improvements to a site, building or structure (including new facilities, remodeling, rehabilitation projects and expansion projects) within the TMCD District shall require submittal of a Design Review application. ii. TMCD District Board Review. Development applications within the TMCD District must be submitted to the Ten Mile Crossing Design Review Board ("TMCDR Board") prior to submission to the City for a Certificate of Zoning Compliance. The TMCDR Board shall forward its decisions to the City for its consideration of all project applications. iii. Application Content. All TMCD District applications to the City shall be accompanied by the information required by Chapter 11-5B-8 of the Meridian Unified Development Code (UDC) and by the conditions of approval issued by the TMCDR Board. iv. Level of Review. The Director or Administrative Staff, as appropriate, shall review TMCD District applications, and the decision of the TMCD Board. Applications found compliant shall be subject only to the Certificate of Zoning Compliance process of UDC Section 11- 5B-1. Upon making such determination, the Director or Administrative Staff shall issue findings of fact, conclusions of law and conditions of approval. Any action of the Director or the Staff may be appealed pursuant to the provisions of Section 11-5A of the Meridian City Code B. Design Exceptions. i. The Director may grant exceptions to any setback, frontage, parking or height restriction up to twenty percent (20%) of the applicable limit and may grant exceptions to any use restrictions on a case by case basis. H. The Planning and Zoning Commission may grant exceptions to any setback, frontage, parking or height restriction greater than twenty percent (20%) of the applicable limit. iii. Any approval pursuant to this section shall be supported by each of the following findings: a. The exception is consistent with these Ten Mile Crossing Design Guidelines. 03 b. The exception is justified based on unique circumstances of the proposed use or exceptional design features or the shape of the land. c. The project design enhances the surrounding character and aesthetics of the environment. d. The exception would not cause undue adverse impacts on any other property or a property's access to views, scenic resources, or visibility within the TMCD District. e. For any approval pursuant to subparagraph b, the exception meets the general conditional use criteria in the City of Meridian Unified Development Code. iv. Applications pursuant to this section shall include such information as the Director determines is necessary to make the applicable findings. v. The decision on any requested exception may be appealed pursuant to the appeal provisions of 11-5A-7C of the Meridian City Code. TEN MILE 3 CUEIDR IAN APPROVED DATE 08/29/22 FIEF NUMBER: ^-2w2-0 1 N GUIDELINES ion Guidelines provide an aesthetic road map in support of the Ten Mile Crossing project, and to insure that the development evolves as proposed and entitled through the City of Meridian approval process. The guidelines are organized around seven sections: the introduction, project overview, intent, site and landscape design guidelines, architectural design guidelines (containing guidelines for commercial, mixed use, flex commercial and residential building types), and signage guidelines for both the project and buildings within. Each of the sections is specific to the building type described. All architecture will be reviewed and approved by the TMCDR Board established by the development parameters, and maintained by the various owner associations within the development areas. In addition, the following components are included in the Ten Mile Crossing Design Guidelines: Site and Landscape Design: providing overall site development intent, interface with existing and adjacent structures and amenities. Landscape guidelines are intended to provide overall landscape design guidance at new building pads, internal parking, central development spine, and adjacent public green space. ii. Architectural Design: providing overall motivation for design imagery throughout the development including commercial architecture, mixed -use architecture, flex commercial and residential architecture. B. Project Overview Ten Mile Crossing compromises roughly 308 acres of land located at the crossroads of Ten Mile Road and 1-84, and was enacted to promote and facilitate the development of Ten Mile Crossing as a high -quality mixed -use gateway development to the City of Meridian. The Design Guidelines identify intended design outcomes based on conventional planning and zoning models with site specific adjustments as applicable to existing approvals. c. Intent The Ten Mile Crossing Design Guidelines are intended to provide an aesthetic roadmap in support of the Ten Mile Crossing project. The Design Guidelines are written as a timeless and flexible document with the understanding that the development will occur over an extended time period. The goal is to ensure the development is harmonious, resulting in complimentary imagery through appropriate architectural forms and common site amenities. Amenities may include architectural forms, elements, and materials, as well as street sections, sidewalks, paths, and open space development. Overall design and implementation shall prevail as established by the Ten Mile Crossing Design Guidelines, and the City of Meridian in response to the applicable building and planning codes. Ten Mile Crossing projects will be required to adhere to development covenants, conditions and restrictions (CC&R's) along with the development Design Guidelines. TEN MILE 4 N GUIDELINES APPROVED DATE: 08/29/22 les and Character FILE NUMBER n-2022-Dies Character and Conditions The character of the site is a mixed composition of completed buildings, approved development and projects in various phases of construction. Completed development consists of buildings from one to five stories. Existing development is of high -quality construction, materials, architecture and landscape as seen in Figures 2.1-2.4. Figure 2.3 — Entrance plaza Figure 2.1— Images of existing conditions Figure 2.4 — Images of existing conditions Figure 2.2 — Images of existing conditions IrEN MILE 5 CUEIDR IAN APPROVED DATE: 08/29/22 FILE NUMBER: n 0210169 N GUIDELINES fisting and Future Development Map LAI _F' Z I / D, f Vanou�� City of Meridian Ada County 1,000 Feet *Disclaimer* Preliminary concept plan, subject to change upon final approval. Legend Color Development Status Future Commercial Development (No color) guilt or Approved Future Residential Development ii. Existing and Approved Development All buildings —existing and future —in Ten Mile Crossing aim to represent and define the architectural character of Meridian, Idaho. The intended character varies relative to the identified uses. It is important that the architectural character of each building type be interesting, diverse, innovative and thoughtful within the property boundaries, and that it meet the provisions contained in these design guidelines. The architectural character encourages variations of form, massing, and scale of the buildings, and the incorporation of high quality and appropriate building materials and roofing, canopies, and building lighting. In addition, all structures will be responsive to the site location and amenities. Ultimately, the design intent of the guidelines is to foster creative, interesting, and timeless architectural and landscape design throughout Ten Mile Crossing. TEN MILE 6. j ( E IDIAy APPROVED DATE: 08/29/22 FILE NUMBER:-0za0— N GUIDELINES pen Space Plan I W-1 W Franklin Rd -�7-- Ln9oard 3 z" Feet 1,000 )isclaimer* Preliminary cor ublect to change upon final 11 Public and Private Open Space Public or Private Open Space is provided per Figure 4 at left, which illustrates open space, green space on conceptual pathways and other landscape features. TEN MILE 7 CUEIDR IAN N GUIDELINES SITE & LANDSCAPE APPROVED DATE 08/29/22 Landscape Design FILE NUMBER:^-2022 D169 les Introduction Site and Landscape Design Guidelines establish the framework for the design and planning of the various parcels within Ten Mile Crossing. Included in this text are both planning components as well as implementation components for buildings and landscape features. Appropriate placement of buildings on their respective sites is critical to promoting consistent and harmonious streetscapes throughout Ten Mile Crossing development. Landscape Design Guidelines are included as a subsection within Site Design Guidelines to outline standards specific to landscape site planning, design, site furnishings and planting. The objectives of the Site and Landscape Design Guidelines: • To support and amplify the goals of Ten Mile Crossing, and Meridian Unified Development Code. • To recognize the unique nature and location of the property within Ten Mile Crossing, the City of Meridian and the immediate environs. • Responding to the area's uniqueness through the enhancement and creation of an interesting and aesthetically pleasing environment within the context of Ten Mile Crossing. • To encourage development that is visually understandable and meaningful to the users. • To encourage planning and buildings of a high quality and appropriate character with a variety of expression and creativity within all areas of the development. • To promote pedestrian accessibility throughout the development and its connection with the pathways waterways and neighboring development. • To create a pedestrian -friendly built environment in the design of streets, spaces between buildings, and the buildings themselves. • To enhance the appearance of buildings and structures through site design. • To create visual unity and continuity among parcels and neighborhoods. i. Yards and Setbacks Yards and setbacks are as established in the City of Meridian Unified Development Code, except as modified by Commercial Building Height (page 33) and Appendix A.1 Specific Use Standards. ii. Targeted FAR and Density Ratios Maximum floor area ratios (FAR) are encouraged to the extent possible for the use and building height. Key locations for additional design considerations are identified in Figure 5, page 9. iii. Landscape Specific Design Guidelines a. Introduction The term landscape as used in this section refers to those elements which give form and character to the physical and natural environment of Ten Mile Crossing. Those elements include but are not limited to the placement and variety of planting margins, sidewalks, paths and trails, drainage swales, lighting, screening of service roads, entry features, special features, etc. Providing for a desirable setting is the goal of this section, as well as standardizing this landscape within the broader framework of the development. b. Landscape Theme The landscape theme for Ten Mile Crossing incorporates plant materials and growing conditions typically found in the region. Within the project area, creating spaces with unique characteristics is encouraged. In particular, the guidelines seek to reinforce the urban characteristics of the commercial areas of development and ensure a park -like environment for the pathways. TEN MILE P'� j ( E IDIAy APPROVED DATE: 08/29/22 FILE NUMBEt A-e022-0169 N GUIDELINES SITE & LANDSCAPE cations for Additional Design Consideration �r +A" ' u ' - T W Fran4lin Rrl - Additional Design Considerations The key frontages and intersections highlighted in red on Figure 7 at left are locations that encourage additional site and building design considerations including: • Placement of buildings near the road. • Four-sided architecture. • Additional screening. • Scale of buildings Guidance on additional design considerations will be provided by the Ten Mile Crossing Design Review Board. F Multi -story structures are anticipated in the denoted areas (dashed red line) with encouragement for the maximum floor area possible for the use and building height. TEN I L E 0 L `(E IDI� IA\,— APPROVED N GUIDELINES SITE& LANDSCAPE DATE: 08/29/22 landscape design guidelines FILE NUMBER:A2022-01fi9 ht-of-way and for vehicular lian corridors within Ten Mile Crossing reflect several important goals which strengthen the area's identity, attractiveness and functionality, including: • To establish consistency in the design of streets sections (Figures 7.1 to 7.7 on pages 12 to 1-') within Ten Mile Crossing. • To create a strong visual framework through streetscape design that unifies the project and compliment the individual design characteristics of specific project areas and parcels. • To create streetscapes that are visually distinctive and memorable to users and residents of the project and thus strengthen the identity of the site. • To increase pedestrian accessibility, safety and comfort throughout the project. • To improve traffic flow and general safety for the entire Ten Mile Crossing project. Figure 6 — Character imagery: examples of landscape design for commercial and residential development. TEN 11 I_ E 10 CUEIDR IAN N GUIDELINES SITE & LANDSCAPE APPROVED DATE 08/29/22 for Collector a n d FILE NUMBFR'L-2 D169 bts iv. Landscape Standards for Collector and Local Streets The purpose of these standards is to provide a guideline for landscape material selection for each street in Ten Mile Crossing. Considerate and cohesive landscaping is critical to the identity of the area to and to the perceived overall quality of the development. The guidelines illustrated in Figure 16: Planting Legend on pages 22-25 allow variety in planting selection to encourage individual areas to present a distinctive character. Although the term "street tree" is used, these guidelines also apply to private drive aisles and the various pedestrian corridors that occur through the Ten Mile Crossing area. • Class II trees are required on all commercial and residential collector streets. Species should remain the same along each road until reaching intersections or landscape features where transitions to another species may be appropriate. • Class I or II trees are required in residential areas. These trees should vary in variety from cluster to cluster and to each residential unit. • Medium -size canopy trees are placed at approximately 35 foot intervals between the curb and sidewalk. • All street trees have a minimum 3" caliper at the time of installation. • The property owner fronting the street shall provide a min. of five (5) feet of lawn or groundcover between the edge of the sidewalk and edge of any site development (parking lot screens, shrub landscaped areas, etc) except on Main Street/Commercial streets or where noted in streetscape sections. • The abutting property owner is responsible for maintaining the improvements within the public right of way from the property line to the edge of the curb. This includes street trees, groundcover areas, irrigation and sidewalks. • The entrances to the residential areas are to be defined with an appropriate planting and signage area at each entry location. • No Class I trees will be allowed adjacent to public pedestrian walkways. HN MILE 11 (E IDIA\ — APPROVED DATE: 08/29/22 FILE NUMBER: a 0210is9 N GUIDELINES SITE & LANDSCAPE et Sections Figure ZI _ Four -Lane + Turn Lane + Bike Lanes • Vanguard Label Physical Characteristics OA Sidewalk: 5' to 8' © Tree Lawn: 8' to 10' © Tree Grate OBicycle Lane OTwo -Way Left Turn Lane OCenter Landscaped Median © Parallel Parking Key Map I' 1 -51..V ..13 i"IU E1fr!- Figure 7.2 _ Three -Lane + Parallel Parking + Bike Lane • Wayfinder, north e{ = Tenmil 35:6- !- 35 B' a I 1C EN�rt�� �_irmAmim if 7T PON � .1Y EASEMEn-- TEN MILE 12 �� �JE tD r N GUIDELINES SITE & LANDSCAPE APPROVED DATL 08/29/22 reet Sections PLE NUMBER: a 0210is9 Label Physical Characteristics OA Sidewalk: 5' to 8' © Tree Lawn: 8' to 10' © Tree Grate OBicycle Lane OTwo -Way Left Turn Lane OCenter Landscaped Median © Parallel Parking Key Map Figure 7.3 _ Typical Commercial Street Section, Two -Lane + Turn Lane + Bike Lanes • Navigator, east of Vanguard • Cobalt • New Market • Wayfinder, south of Tenmile Creek to Vanguard Figure 7.4 Typical Commercial Street Section, Two -Lane + Bike Lanes • Navigator, west of Vanguard / Ir ! 9 ! } TEN MILE 13 (E IDIA\ APPROVED DATE: 08/29/22 PLE NUMBER: a 0210is9 N GUIDELINES SITE & LANDSCAPE et Sections Label Physical Characteristics OSidewalk: 5' to 8' © Tree Lawn: 8' to 10' © Tree Grate OBicycle Lane OTwo -Way Left Turn Lane OCenter Landscaped Median © Parallel Parking Figure 7.5 _ Private Street + Parallel Parking • NIS Ameriben • Sentinel • Excursion Figure 7.6 Typical Private Service Drive Section I W TEN MILE 14 EIbN GUIDELINES SITE & LANDSCAPE L OVED8�29/22 athways, Sidewalk and Amenity Plan ER: A-2022-ores . - Ll �l a Feet *Disclaimer* Preliminary concept plan, subject to change upon final approval. Legend Label Symbol Pathway Type 10' Tenmile Creek and O• • • Ten Mile Road — Regional Pathway © 10' Pathway © 10' Purdam Drainage — Regional Pathway ODetached Sidewalks • • • • • and Interior Pedestrian Circulation O8' Pathway Pedestrian Boulevard: Two U sidewalks separated by 8' landscape strip with seating stations © "Main Street" section depicted in Figure 9.2 O Amenity Site Notes: See Street Sections for applicable pathway design guidelines. Additional amenity sites and plaza locations will be determined upon individual site design. See existing/proposed amenities and plazas in Appendix A.2 Photo Library. IrE MILE 15 C,-VFN GUIDELINES SITE& LANDSCAPE APPROVED )ATE 08/29/22 reek Pathway 11NUMBER: A-20Uz 169 Label Physical Characteristics Figure 9.1 Creek Path Section ") O10' Regional Path System © 8' Service Access Channel (Gravel) With 20' Service Clearing Zone © Existing Water Channel Figure 9.2 Creek Path Section "B" O _, Figur Creel Sectii IEN MILE © U 16 L `(E IDI� IA\,— APPROVED DATE: 08/29/22 FILE NUMBER: A-zoz 169 N GUIDELINES SITE& LANDSCAPE ain Pathway Label Physical Characteristics O10' Path System © Landscaped Buffer © Interstate Right -of -Way OPurdam Waterway Figure 9.4 — Purdam Drain Path Section "D" Figure 9.5— Purdam Drain Path Section "E" CC TEN MILE 17 CUEIDR IAN APPROVED DATE: 08/29/22 FILE NUMBER: A-2022.0- N GUIDELINES SITE & LANDSCAPE Design The Ten Mile Crossing Design Guidelines incorporate a variety of proposed uses including commercial, retail and residential projects. Trees, shrubs, groundcovers and grasses should be appropriate to the context in which they are located, urban or natural or a transition between the two. The following landscape zones promote the creation or enhancement of distinctive places, according to the various uses and contexts outline in each zone. The use of semi -mature plant materials is encouraged to establish the character of the development. At a minimum, the size at time of planting should be that which is set forth in the Meridian U DC. Tenmile Creek and Purdam Drain Landscape design of areas adjacent to the open drainage and water ways should reflect the transitional nature of the pathway, which buffers both commercial or residential development, and the natural elements of the water ways. Trees, shrubs and groundcover may transition from more ornamental in character to more riparian or native, remaining in context with built forms or natural features as appropriate. Main Street and Commercial Landscape in the commercial areas of Ten Mile Crossing are intended to reflect the commercial nature of the retail and office activities occurring there as compared to residential areas elsewhere within the development. Landscape design should separate pedestrian elements such as patios, street trees, benches and other street furniture from vehicle access points. Parking lots should be oriented to the rear or side of buildings away from the pedestrian zone (see Figure 10 below). Street trees should be consistent with existing development and selection is subject to review and approval by the TMCDR Board. Planting selection is illustrated in the Planting Legend (Figure 16 on page 22, but the general approach to all planting should be to select species that complement the business activities in ways that do not adversely affect visibility and accessibility of new or existing commercial buildings. Planting schemes should be coherent, yet provide diversity. Contrast between plants and the built landscape is often as important as blending the two. Include plants that provide interest by changing foliage or flowering at different times, and provide sufficient evergreen plant material to create some year-round foliage effect. Figure 10 — Commercial/Main Street Live/Work conceptual diagram (Wayfinder Drive north of Tenmile Creek) TEN MILE 18 �E IDIAN-- APPROVED DATE: 08/29/22 N GUIDELINES SITE& LANDSCAPE FILE NUMBER: A-2022 -1 t Crossing project includes residential development with varying densities and accompanying diversity of architectural forms. Landscape design in these areas should respond to the context of each residential area. High density areas may be more urban in feel and so may borrow more from the guidelines in the section for urban landscape design, whereas medium - high density areas may relate more to adjacent built landscapes. Residential developments should be designed with unique characteristics to create places that foster a feeling of individual identity for the local residents. +� Ff Figure 11 — Character imagery, planting and landscape design for residential development TEN MILE 19 N GUIDELINES SITE & LANDSCAPE APPROVED DATE: 08/29/22 r Swales FILE NUMBER: ^-2022-ores aths and plaza areas are intended to drain off into swales that treat all storm water. In addition, this swale system is the primary drainage way for local natural vegetation and is intended to accommodate storm water capacity as subject to Ada County Highway District and other standards. Swales in landscape areas should be planted with grasses and shrubs to reflect both the growth conditions likely to be present and the character of naturally wet areas, while not impeding the capacity of the swale to dissipate storm water. Boulders and cobble rock may also be used as elements of the design of swales. Site Furniture and Details Landscape design of areas adjacent to the open waterways or other park -like areas should reflect the transitional nature of the pathway, which buffers both commercial or residential development, and the natural elements of the water ways. Trees, shrubs and groundcover may transition from more ornamental in character to more riparian or native, remaining in context with built forms or natural features as appropriate. The appropriate addition of site furniture is encouraged to increase the aesthetic quality, enjoyment and safety of public gathering spaces. These include, but are not limited to: benches, planter boxes, trash receptacles, bollards, bollard lighting, bike racks, picnic tables, shelters, trellises and tree grates. The design and selection of these components of the landscape should be complimentary to other site furniture in the development, to the building(s) to which they relate in terms of their material, color, form etc., and to the context of the surroundings, whether it be an urban hardscape or a natural riparian location. Trash receptacles (Figure 12) are to be ►"1nlE lh �o II o ����,• 3/8 RH. SR. Pu ,8 G4 STL SHIELD 36. M. N I' sLRiaE,s u Gu PuSIIC UI R j0° THR. sn RUTE 2 r xRAR ) /16' 6 � P ANC HDI (3 OR PUGES Figure 12 — Trash receptacle detail }" xz }- STAINLESS STEEL FLATHEAD D CAPSCREW SCREW u j` HOLES 31'r 17 zi' 5C[3E VIEW 71J, C y�u MO IT VIEW Figure 13 — "140 Series" bench detail TEN MILE 20 L `(E IDI� IA\,- N GUIDELINES SITE& LANDSCAPE APPROVED DATE: 08/29/22 lack only. Particular attention FILE NUMBER: ^-zo22 —1 to site furniture in the direct Ire areas such as Wayfinder Drive, where materials, colors etc. shall be consistent and complimentary with the design standards already in place. Site furniture should be placed appropriately, taking care to minimize visual clutter, with placement of furnishings logically in groups or separately based on the use of the space and the anticipated flow of pedestrian or vehicular traffic, and to ensure or increase safety of the space being used. Spatial zoning around building and in walkways is encouraged to differentiate between zones of pedestrian movement, street furniture and commerce. Walkways and Paving One of the overall aims of the site design guidelines is to create an interconnected walkway and path system that focuses on a complete pedestrian network. To achieve this objective, parcel development shall include: • One or more walkways that link the pedestrian entrances of businesses within the retail and office development to the public pathways. I- 3V OR Ar I- —23' -I Figure 14 — Sussex Bowl, streetscape planter pot detail COVE:RETE CURLS. INSTALL NEW CURB PER PER ISPWC SE}701A 9rflYCJl736l6MI M ICRPI8ft6 061 AMPL T130YUNER TOR ARRROVAI . 1F' GAS MAXH14f'FI SAND FILLER PER ISI'WC SPtCS � 1' SAND LEVELING COURSE �F-- - GRCilF,7[YILE. - 6' BASE COMPACTED CC V P—C-ED SU 3GR47E Figure 15 — Streetscope paving detail TEN M I LE 21 CUEIDR IAN APPROVED DATE N GUIDELINES SITE & LANDSCAPE oE;izsizz e walkways within the retail Figure 16 — Planting Legend e development from parking FILE NUMBER n-2022-Dias ing by using a contrasting paving material. The material shall be complimentary to the surrounding COMMON NAME BOTANICAL NAME CULTIVAR buildings and context. Deciduous Trees MAPLE ACER GINNALA • Walkway surface patterns and scoring depth that are compatible ACER PLATANOIDES 'CRIMSON SENTRY' with the comfort and safety needs 'DEBORAH' of pedestrians, especially the elderly 'PACIFIC and the handicapped. ACER TRUNCATUM SUNSET' TM ACER XFREEMANII 'JEFFSRED' • Attention shall be paid to paving design and layout in the direct BIRCH BETULA NIGRA 'BNMTF' TM vicinity of core areas where materials, patterns etc. shall be HORNBEAM CARPINUS BETULUS consistent and complimentary with the design standards already in place. REDBUD CERCISCANADENSIS ASH FRAXINUS AMERICANA 'AUTUMN PURPLE' • Interconnection of adjacent buildings by providing clearly marked pathways FRAXINUS PENNSYLVANICA 'PATMORE' both to the primary pedestrian 'IMPERIAL' pathway between buildings. HONEYLOCUST GLEDITSIATRIACANTHOS 'SHADEMASTER' Planting Legend SWEETGUM LIQUIDAMBARSTYRACIFLUA 'MORAINE' 'SLENDER SILHOUETTE' The provided plant palette was developed to aid in the selection of trees, shrubs, CRABAPPLE MALUS X 'SPRING SNOW' 'PRAIRIFIRE' perennials and grasses while also providing a guide to ensure a cohesive element of PEAR PYRUS CALLERYANA 'CAPITAL' 'CHANTICLEER' design through the existing, planned and future aspects of the Ten Mile Crossing OAK QUERCUS ROBUR X ALBA 'CRIMSCHMIDT' TM 'JFS-KW2QX' TM development districts. LINDEN TILIA COR DATA 'GREENSPIRE' TEN MILE 22 cVE IDIAN N GUIDELINES SITE & LANDSCAPE APPROVED DATE: 08/29/22 terials selected not only FILE NUMBER: ^-2022-Dias al codes (Treasure Valley Tree —[codes but are also known to perform and thrive in the Treasure Valley. The materials exhibit visual appeal and health while combating heat, drought and urban pollutants. A majority of the suggested plants are locally and readily available and have been used throughout the Ten Mile Crossing development. Continued use of the palette will help create a distinctive, unified and cohesive look throughout the project. Other Groundcover Requirements The use of natural bark in flower beds, planters or other landscape ground cover areas is not allowed. Perma bark is permitted instead in these areas. lop I� ' ", Figure 17— Perma bark is the only allowed material for flower beds. Color may only be a mix of grey and brown. Figure 16 — Planting Legend COMMON NAME BOTANICAL NAME CULTIVAR Coniferous Trees CEDAR CEDRUS ATLANTICA 'GLAUCA' CEDRUSDEODARA JUNIPER JUNIPERUS SCOPULORUM SPRUCE PICEA GLAUCA PICEA OMORIKA PICEA PUNGENS PINE PINUS FLEXILIS Grasses -AUREA- 'KARL FUCHS' 'BLUE ARROW' 'PENDULA' 'BRUNS' 'HOOPSII' 'VANDERWOLF'S PYRAMID' BLUE GRAMA BOUTELOUA GRACILIS BLONDE AMBITION' GRASS FEATHER REED CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' GRASS BLUE OAT GRASS HELICTOTRICHON SEMPERVIRENS 'BLUE OATS' MAIDEN GRASS MISCANTHUS SINENSIS 'MORNING LIGHT' SWITCH GRASS PANICUM VIRGATUM 'DALLAS BLUES' 'HEAVY METAL' DWARF FOUNTAIN PENNISETUM ALOPECUROIDES 'HAMELN' GRASS 'LITTLE BUNNY' LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM 'STANDING OVATION' �F F IrEN MILE 23 CUEIDR IAN APPROVED DATE: 08/29/22 FILE NUMBER: A-2022-Dies N GUIDELINES SITE & LANDSCAPE Figure 16 — Planting Legend COMMON NAME BOTANICAL NAME CULTIVAR Shrubs BARBERRY BERBERISTHUNBERGII 'CRIMSON PYGMY' """"""""""""""4o" BOXWOOD BUXUS MICROPHYLLA 'FAULKNER' • ' • • ' • ' • • • • ' • • ' • ' • • • • ' • • • • ' BUXUS SEMPERVIRENS 'SUFFRUTICOSA' • • • • • • • • • • • • • • SPIREA CARYOPTERIS X CLANDONENSIS BLUE MIST' ; SPIRAEA X BUMALDA 'GOLDFLAME' ............ .. TATARIAN CORNUS ALBA 'IVORY HALO'TM- DOGWOOD PANICLE HYDRANGEA PANICULATA 'LIMELIGHT' TM HYDRANGEA 'LITTLE LIME' JUNIPER JUNIPERUSHORIZONTALIS 'BLUE CHIP' """""""""""""' RUSSIAN SAGE PEROVSKIA ATRIPLICIFOLIA 'LITTLE SPIRE' ........................... .............. NINEBARK PHYSOCARPUS OPULIFOLIUS SUMMER WINE' MEN MUGO PINE PINUS MUGO 'MOPS' " 4 POTENTILLA POTENTILLA FRUTICOSA BUCKTHORN RHAMNUSFRANGULA 'FINE LINE' """""""""""""' ROSE ROSA X 'DOUBLE KNOCKOUT' .............. J 'NOARE' YUCCA YUCCA FILAMENTOSA 'COLOR GUARD' : t TEN *MILE 24 CUEIDR IAN APPROVED DATE 08/29/22 FILE NUMBER:-02voise N GUIDELINES SITE & LANDSCAPE Figure 16 — Planting Legend COMMON NAME BOTANICAL NAME CULTIVAR Perennials COREOPSIS COREOPSIS 'LI'L BANG' ........................ • ........................... CONEFLOWER ECHINACEA GAILLARDIA GAILLARDIA �� 0 GERANIUM** GERANIUM IBERICUM 'JOHNSON'S BLUE' ....................................... DAYLILY HEMEROCALLIS X HOSTA** HOSTA BLEEDING LAMPROCAPNOS SPECTABILIS HEART** LAVENDER LAVANDULA ANGUSTIFOLIA LILY TURF** LIRIOPE MUSCARI CATMINT NEPETA X FAASSENII BLACK-EYED SUSAN RUDBECKIA FULGIDA STELLA DE ORO' ............ • • �■ HAPPY RETURNS' �rll MUNSTEAD' ....................................... fir'•. -Il ........................... .'k WALKER'S LOW .............. �Y ....................................... SAGE SALVIA NEMOROSA 'MAY NIGHT' ........................ • • • SEDUM SEDUM X 'AUTUMN FIRE' .............. *This palette was designed to include plants that are often used throughout the Ten Mile development area. This palette is intended to be used as a guide and does not preclude the use of additional species. **plants should be used in shaded areas only TEN MILE 25 L `(E IDI� IA\,- APPROVED DATE: 08/29/22 FILE NUMBER:-022-0- N GUIDELINES SITE& LANDSCAPE ng Areas Trees in parking lots create smaller and friendlier spaces for people and provide positive environmental effects including the reduction of solar gain on cars, hardscaping and buildings. Landscape planting area requirements for parking lots will be as described in the Meridian City Code. Specific requirements include: • Locate the trees to frame building entryways, signage and to provide overall appropriate visibility for retail business. • Use a species of tree that will permit initial limbing of seven (7) feet. Prune trees regularly to achieve an ultimate limb height of twelve (12) feet. • Protect trees from overhanging bumpers with concrete curbs and allow for a minimum of four (4) feet between the curb and the center of the tree trunk. • Use one tree species in parking lot areas unless developments are extraordinarily large or where visual distinction would be appropriate. For variety, the use of different tree species among the development parcels is encouraged. • Planters within the parking fields shall be a minimum of 8' wide to allow for a Class II or III tree. A 6' wide planter may be utilized in conjunction with a Silva Cell or equal product. No Class I trees will be allowed within parking lot planters. Internal Parking Lot Landscaping The intent of the design guidelines for parking lot landscaping islands is to optimize site configurations and provide adequate areas for storm water drainage while enhancing the overall aesthetic of the parking areas. Figure 19 — Perimeter parking stall planter island Pin F Ilk �. ■ 'Ik Ik '+4IN I ti 4 I � Illllljl�� 11111����111111111 Figure 18 — Parking lot landscape island alternatives TEN M I LE 1 26 N GUIDELINES SITE & LANDSCAPE APPROVED DATE: 08/29/22 the previous page) FILE NUMBER: A-2022-0— ign guidance alternatives adequate landscaping to satisfy minimum requirements of interior parking lot landscaped areas. Figure 19 (on the previous page) illustrates parking lot planter islands that would be located on perimeter parking lot areas. Figure 20 details diamond planter islands on the interior parking stalls, while Figure 21 details parking lot planter islands with incorporated pedestrian pathways and ramps used to connect pedestrians to building entrys. Interior landscape planters shall be spaced as evenly as feasible and at the ends of rows of parking throughout the lot to consistently reduce the visual impact of long rows of parked cars. Landscape screening examples can be found on Figure 23, Figures 31.1-31.2 and in the Photo Library on page A-5. • Parking lot screens may be made of plant material or a combination of low walls or earth berms and supplementary plant material. • A maximum height of 42 inches is recommended to permit visual surveillance to and from the street. • Wherever feasible, orient drive -through lanes to be perpendicular to public streets to reduce headlight glare into oncoming traffic. • Visually screen drive through lanes from public streets. Screening may be accomplished using plant material or a combination of low walls or earth berms and supplementary plant material as described for parking lots. G' Figure 20 — Parking lot diamond island Figure 21— Combined parking lot is- land with pedestrian ramp JEN MILE 27 CUEIDR IAN APPROVED DATE O8/29/22 N GUIDELINES SITE & LANDSCAPE hti ng FILE NUMBER :A-2w2-0 1 ng design promotes security t roug out the development and increases the accessibility of areas not normally usable at after dark. Site lighting includes streetlights, walkway lighting, parking lot lighting, and general site, building and landscape lighting. Inclusion of all forms will enhance Ten Mile Crossing's development accessibility in evening and night times. Streetlights Streetlights illuminate the roadway, sidewalks, and adjacent walkways for the safety of pedestrians in proximity to traffic. The Ten Mile Crossing Design Review Board will identify the streetlight design while the engineers will identify the necessary luminaries. The following are the basic principles for street lighting: • All street lights are to be pole mounted non -glare luminaries with a design complimentary to the established Ten Mile Crossing lighting, and no taller than 30'. • All luminaries are to have an internal shield and/or reflector, which direct the light beam downward to the traveled surface, according to the "Dark -Sky" standard. • All streets and parking lots are to be illuminated. Site and Landscape Lighting Site and landscape lighting enhances areas adjacent to buildings and structures by augmenting walkway lighting and accentuating architectural elements. Lighting should be established and installed according to "Dark -sky" standards. The following are the basic principles for site and landscape lighting: • Create site and landscape lighting to promote safety, security and visual attractiveness. • Use fixtures with indirect light sources (i.e. concealed from the users' line of sight) such as ground mounted lights or foliage lights. • Avoid creating dark spots. • Help mitigate the effects of night blindness by avoiding any sudden changes in light levels. • Use site and landscape lighting as a means to harmonize building and site and landscape areas. • Minimum light level for parking lots is 1 foot candle. Prevail XL Prevail Figure 22.1— Lumark PRV/PRV--XL Prevail LED standard street lighting fixtures Figure 22.2 — Streetworks USSL USSL-XL LED standard street lighting fixtures • All site lighting and landscape plans shall be developed to coordinate the placement of trees and lighting fixtures and avoid tree/pole conflicts. • Material must match existing lighting fixtures (see Figure 22.1-22.2 above) and color may only be dark bronze. TEN MILE 28 CUEIDR IAN APPROVED DATE O8/29/22 N GUIDELINES SITE & LANDSCAPE Walls F"F NUMBER: A-2w2-D169 Ills used to provide privacy, control circulation, provide security, or as site design feature, the following guidelines apply: • Fences located adjacent to public streets must be visually transparent, such as wrought iron style railings or tubular steel fencing, and powder coated. • Fences should be "stepped" rather than sloping with the grade. • Wire fences constructed of "industrial' type materials such as chain link are not allowed. • Walls shall be detailed with reveals, caps, overhangs, soldier courses or other added visual interest. • Walls shall be level, or "stepped" rather than sloped with the grade. Walls with a finished face of flat poured concrete or CMU are discouraged when located adjacent to public streets, unless determined appropriate through TMCDR Board review. • Colors, design and materials of all fencing shall be match the material and color palette of adjacent buildings and as described in the Architectural Guidelines. • Refer to the section on Service Areas for further guidelines. Service Areas All service functions within the retail, office, and flex space land use overlays are required to be screened from public view. This is to be achieved as follows: • Screen dumpsters and recycling bins from public view with a combination of screen walls and plant material. All walls should be constructed of durable materials to withstand normal use and are to incorporate the same material as used in adjacent building (see Figure 31.1 on page 37). • The height of plant materials and walls should be similar to the height of the dumpster and/or recycling bin. • Visually separate loading dock areas from public view with landscaping or walls and landscaping. Water Use and Irrigation All landscape areas shall be served with an automatic underground irrigation system. An irrigation plan is required for all parts of the development prior to construction that shows: • Irrigation performance specifications including design requirements, materials and construction methods. • Head layout, sleeve, pipe, and valve sizing and locations. Figure 23 — Acceptable landscape screening for service or mechanical areas • Backflow preventer and controller location. • Available gallons per minute, water pressure and point of connection. At a minimum, the performance specifications shall address the following requirements: • Specify an appropriate backflow prevention device. • The irrigation shall be designed to provide 100% coverage with head to head spacing or triangular spacing as appropriate. • Sprinkler heads shall have matched precipitation rates within each control valve circuit. • Sprinkler heads irrigating lawn shall be on a separate zone or zones from those irrigating trees, shrubs. Water -Wise landscapes that utilize indigenous, drought -tolerant plant materials conserve TEN MILE 29 CUEIDR IAN N GUIDELINES SITE & LANDSCAPE APPROVED DATE D8/29/22 reduce irrigation costs. FILE NUMBER: A-2022-0169 uld employ the following design ns where feasible: • Plan and design for water conservation and aesthetics from the beginning of a project. • Create practical turf areas of manageable sizes and shapes based on appropriate uses. • Water budgeting - group plants of similar water needs together, then experiment to determine how much and how often to water the specific site. • Use native plants or introduce drought tolerant species. • Use soil amendments like compost or manure. • Landscape rock is to be used as determined by the TMCDR Board. • Irrigate efficiently with properly designed systems and by applying the right amount of water at the right time (water management). • Maintain the landscape appropriately by mowing, pruning and fertilizing properly. Maintenance The specific property owner, homeowner association or business owner association shall be responsible for the continual maintenance of landscaping and associated irrigation system required by and shown on the Final Plat for each project within the development. Such maintenance shall include irrigation, weeding, pruning and material replacement in a substantially similar manner as originally approved. The following guidelines shall apply to all landscape areas and materials: • All living plant materials, as indicated by the Final Plat must be maintained. The Ten Mile Crossing Design Review Board (TMCDR Board) must approve replacement or alteration of plant material. • Non -living ground covers must have 100% ground surface coverage and be maintained at the required depth of at least 2". All plant material including trees, shrubs, groundcovers, vines and turf must have a 100% ongoing survival rate and be free from damage. The individual proper towers or assigns shall replace plant material that is either dead or severely damaged within 30 days of notification by the TMCDR Board. Pruning of plant materials shall not drastically alter the natural growth pattern and maturing size. Tree pruning within City right-of-way is allowed by permit only and must be performed by a City approved contractor. Topping is expressly prohibited. If the City determines that pruning has occurred that violates this requirement, the owner will be required to replace the affected plant with an equal plant within six months of notification by the City. This requirement also applies to plant material affected by storm damage. Plants infected with insects or disease must be treated appropriately or removed from the property, as required by the City. Removed plants must be replaced with new, equal plant materials as determined by the TMCDR Board. • Contractors who providing landscape maintenance shall directed to remove all weeds during regularly scheduled maintenance regardless of the size of the weeds. Tree grate shall be widened to accommodate the growing tree trunk and prevent girdling of any trees planted in tree wells within sidewalks or other public rights -of -way. Turf areas require periodic mowing, aeration, de -thatching, fertilization, and weed abatement. Turf and grass areas must be maintained in a healthy condition without areas of dirt or dead grass, as determined by the TMCDR Board. • Irrigation is discouraged in the heat of the day (between the hours of 10 a.m. and 6 p.m.) in order to reduce evaporation. Irrigation water should be contained to avoid excessive water runoff. • Irrigation systems shall be maintained and periodically adjusted to assure watering efficiency and conservation methods. Replacement parts shall match or be compatible with the system. TEN MILE 30 (E IDIA\ — APPROVED DATE: 08/29/22 FILE NUMBEt A-2022-0169 N GUIDELINES ARCHITECTURAL I Design Guidelines I Themes The architectural design guidelines provide an aesthetic framework under which physical structures are designed and incorporated into the site. The guidelines address site placement in conjunction with the Site Design Guidelines, building form, materials, and finishes. The Architectural Design Guidelines include specific provisions for the building types identified below: 1. COMMERCIAL BUILDINGS Introduction This section represents commercial buildings allowed in specific zones independent of mixed -use and or residential zones as defined by the City of Meridian Unified Development Code. Commercial uses are identified in the City of Meridian Unified Development Code. These guidelines address the opportunities of form, building height, imagery, proportion, and elements of building structures. The building elements include entrances and storefronts, windows and doors, roofs, materials and colors, exterior lighting, building signage, and site relationship among others. G. Overall Design Building design should incorporate architectural features on all sides of a building fagade facing: the primary entrance(s) of an adjacent building, public roadways, interior site amenities, and fagades that are visible from public spaces. See Architectural Elements, Building Form, and Materials sections. b. Form Architectural form in commercial building types should be varied based on location within Ten Mile Crossing, r wwww �■ I167 � 1�� Fi a,J Label Architectural Element Entryway emphasis through architecture form and material First floor pedestrian -scaled features Parapet articulation relates to architecture below Exterior shading contributes to building articulation OFenestration pattern and projection contributes to building articulation O Screening of mechanical equipment by parapet or screen -wall © Usable outdoor spaces .F' B. Figure 24.1— Form and massing diagram for Commercial Office buildings Figure 24.2 — Form and massing diagram for Commercial Retail buildings TEN MILE 31 N GUIDELINES ARCHITECTURAL APPROVED DATL 08/29/22 Iculation and the physical adjacencies. FNENUMBER:A-2022-0169 cial buildings may vary in height of facades that may include stepping in plan and elevation. • The following guidelines apply: • Articulate facades through massing, material change, color variation, overlapping planes, reveals and shading devices. • Articulate building forms, including but not limited to: massing, walls, parapets and roofs, with appropriately scaled and proportioned modulations that contribute to the development of aesthetic building designs and compositions. • Incorporate design principles to include rhythm, repetition, framing, depth and/ or proportion. c. Scale and Proportion Development should consider the scale of surrounding buildings, including relationships to existing residential areas, as well as an appropriate height, mass, and form scaled for the built environment. The following guidelines apply: • Roof and parapet modulation and articulation shall correspond to and be harmonious with building massing and articulation. Its scale should be appropriate for the overall building mass and composition. Use pedestrian scale and landscape design elements such as lighting, awnings, trees or other site elements to visually relate and transition buildings to the ground plane. • Where building designs incorporate multiple stories, or multiple floor height equivalents, integrate at least one field or accent color, material, or architectural feature used on lower stories, on the upper stories. • Building designs with multiple stories must provide proportionally taller ground -level facades adjacent to public roadways and public spaces. Provide floor -to -ceiling heights, or floor -to -floor from 10 to 16 feet. • Align reveals with architectural elements to be harmonious with building proportion and massing. 4 0 4 Label Architectural Element O O O Entryway emphasis through architecture form and material First floor pedestrian -scaled features Parapet articulation relates to architecture below Exterior shading contributes to building articulation Fenestration pattern and projection contributes to building articulation Screening of mechanical equipment by parapet or screen -wall Usable outdoor spaces Use vertical elements to add emphasis and diversity to building facades A Figure 25 — Form and massing diagram for large format Retail buildings TEN MILE 32 �E IDIAN> APPROVED DATE: 08/29/22 f I! E NUM BE R: A 2022 0169 Code: N GUIDELINES ARCHITECTURAL ment of building height is per than Unified Development HEIGHT, BUILDING: The vertical distance from the grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof or the average height of the highest gable of a pitch or hip roof. The ordinance recognizes the challenge with mechanical screening and has exempted it from the height measurement when determining the building height. These Design Guidlines acknowledge construction methods that require additional height to create a constructable building. As such commercial building heights, where applicable, may be increased to a maximum of 100'. e. Architectural Elements and Details Entryways Entrances and storefronts typically identify the entrance to a building and define major from minor elevations. They represent a dynamic tool and element in defining primary and secondary access points as well as set the tone for a structure. The following guidelines apply: • At entries, provide building overhangs or other projections such as canopies which articulate the building facade and provide temporary relief from inclement weather. • Emphasize entries through use of glazing, massing, and/or material changes. • Entries to office or reception areas for individual uses shall be on the front or approach side of the building, shall be easily visible and distinguishable from adjacent parking areas through the use of architectural elements, and shall not rely on disproportionately scaled signage. • Pedestrian -friendly elements are encouraged including: —Pedestrian scale signage. —Planter boxes. —Art such as sculpture or murals. —Seating such as chairs or benches. Windows and Doors Windows and doors provide a strong design element that when applied properly reinforces the building composition and aesthetic. Doors and windows can establish a visual pattern and rhythm. Placement within a wall can create the impression of depth and solidity. 1 1 1 1 1 � � 1 Ir - - - - - - - - - r Figure 26 — Entryway emphasized by vertical elements, projections and overhangs Figure 27— Examples of commercial shading devices and canopies TEN MILE 33 (E IDIA\ APPROVED N GUIDELINES ARCHITECTURAL DATE: 08/29/22 the face of a building's surface FILE NUMBER: A-2022-ores the imagery is much different. """Fr"entify commerce and entry, and should be highly visible and easily legible by the public. Attention given to windows and doors on the ground floor strengthens public activity and interest. The sense of entrance is reinforced by the composition of an entry system, specific style and material. Selection of window type and style, as well as material must enhance the overall composition of the building. The following guidelines apply: • Storefront and/or curtain wall systems are required for commercial buildings. • Openings shall be appropriate to the general aesthetic of the office building, and may include a mix of individual 'punched' windows, groups of openings, or ribbon windows or storefronts. • Entry doors may be recessed to create a modulated 'street wall' and create an interesting contrast of shade and shadow. • Entry assemblies and doors may be celebrated with contrasting colors, high quality materials, and surrounds to call attention to building entrances. • Doors and windows should be consistent throughout comparable locations on/in the building. • To create activity on the sidewalk special attention should be given to windows and doors as they offer activity and visual excitement to the commercial areas of the Ten Mile Crossing project and are highly encouraged to have active doors evenly spaced along storefront buildings. • Window shading devices are highly encouraged for summer sun protection and aesthetic interest. D Label Windows and Doors Elements O Durable materials at the base of exterior walls near traffic areas Cover entryways and use shading © devices for depth and elevation articulation © Integrate lighting with entryways material joints with opening OAlign and design elements to pattern surfaces O Consider proportion, repetition, scale and block module for openings Figure 28 — Commercial buildings doors and windows design considerations (Right image is storefront without doorway) IrEN MILE 34 �E IDIAN> N GUIDELINES ARCHITECTURAL APPROVED DATE: 08/29/22 indow compositions should atible with all other opening FILE NUMBER:A20220i 9 lons in a building design. Roofs The integration of visible roofs as part of a building design and composition provides an opportunity to enhance the structure's design though additional visual interest, modulation, and articulation. Roofs may be either flat or sloped, and must be made of durable, quality materials consistent with first class commercial construction. Long lasting materials such as standing seam metal roofing are appropriate examples on sloped roofs. Other products will be considered upon full review of the material by the TMCDR Board and its proposed integration into the design. f. Materials and Style Materials for commercial buildings at Ten Mile Crossing should reflect the legacy of progress in the City of Meridian and include innovative materials balanced with local materials, contributing to timeless community character. The following guidelines apply: • New construction should be harmonious with or surrounding architectural as determined to be appropriate by the TMCDR Board. • Use consistent material combinations, material quality, and architectural detailing. • For all fagade elevations visible from public roads, public spaces, primary entrance(s) of an adjacent building, or facing residential districts, use at least two distinct field materials, colors, or material -color combinations on the building fagade. and that are more susceptible to wear and tear are discouraged on permanent structures. • Standard brick and ground faced 4" x 16" concrete masonry block is preferred, however the use of large- scale 8" x 16" block may be used upon discretion of the TMCDR Board. Split faced block may be used as an accent material. • Thin -gauge prefabricated steel panels are discouraged as a finish material for building fagades and shall be reviewed for appropriateness by TMCDR Board. • Non -durable materials, treatments, Use of intensely saturated colors and finishes that deteriorate quickly or fluorescence is prohibited as a with weather, ultra -violet light, primary material. s+ s Wmm _J .. I Pr-- r. .rT Figure 29 —Acceptable rooflines for Commercial buildings TEN- MILE 35 CUEIDR IAN N GUIDELINES ARCHITECTURAL APPROVED DATE 08/29/22 s or colors with high FILE NUMBER: ^-zozz oie • ce, such as some metals or glazing, must not redirect light towards roadways, public spaces, or adjacent uses in a way which constitutes a public nuisance or safety hazard. • Application of materials shall correspond to and be consistent with building massing and modulation. • Materials shall wrap around outside corners. g. Miscellaneous (Mechanical Equipment, Utilities, Dumpsters, etc) Dumpsters, trash disposal equipment, mechanical equipment, meters, satellite dishes and exterior work areas remain necessary components of most structures and should be considered with the same standard and care as the main structures. These support elements must be screened from view. Enclosures shall respond to the design of the adjacent structure they are supporting (see Figure 31.1 on page 37 and Appendix A.1, Existing Landscape Screening Photo Library on page A=5 for examples of acceptable screening). The following guidelines apply: • Dumpsters must have hinged tops to prevent unsightliness, blowing of trash around the site, as well as wildlife access. Satellite dishes along with other communication paraphernalia must also be screened from public view. Such screening can be within on ground enclosures or roof area enclosures. Satellite dishes may be no larger than 36" in diameter to avoid the necessity of disproportionately tall enclosures. Loading docks and areas supporting buildings shall be located such that the function is well screened from view of adjacent structures and pedestrians where possible. Truck parking in support of commercial buildings, large doors and loading/unloading areas shall be located within walled courts, wings of the building, screened by landscaping or a combination of both to substantially conceal the activity. Such screens including gates, grilles and fencing, must be designed to tie into the aesthetic of the building they are connected with. • Service, mechanical equipment and utility connections must be screened and concealed with landscaping (see Figure 31.2 on page 37). i oa Figure 30 — Material palette for Commercial buildings TEN MILE 36 �E IDIAN-- N GUIDELINES ARCHITECTURAL APPROVED DATE: 08/29/22 d level mechanical equipment screened to the height of the FILE NUMBER: azszas— iewed from the property line. • All rooftop mechanical equipment shall be screened as viewed from the farthest edge of the adjoining right of way and shall be continuous. Any openings should be staggered or operable by way of removable panels or doors. h. Lighting Lighting on building exteriors can be used to promote safe pedestrian environments along roadways, at intersections, and in public spaces. The following guidelines apply: • Lighting fixture spacing and height along streetscapes and roadways must be placed to avoid conflicts with tree plantings and be integrated with the building design. • Use energy -efficient architectural lighting. • Use lighting fixtures that are consistent with other decorative hardware on the building. For example, select lighting hardware with similar color, temperature, fixture and shape as other building hardware, use recessed lighting, incorporate uniform spacing, integrate with other accents and reveals, and coordinate specialty lights with predominant architectural features Figure 31.1 — Examples of trash enclosure landscape screening for Commercial buildings Figure 31.2 — Acceptable landscape screening for mechanical equipment and parking lots T E N .. MILE 37 (E IDIA\ — APPROVED N GUIDELINES ARCHITECTURAL GATE: 08/29/22 r SE BUILDINGS w FILE NUMBER: ^-22-0 1 Mixed -Use buildings in the Ten Mile Crossing project may include two, three, and four story structures that are a mix of commercial and residential uses. Commercial retail uses include banking, shops, restaurants, or personal service businesses. The following provides design guidance on form, height, character, proportion, and architectural elements of buildings. The intent is to promote a dense, walkable neighborhood by offering opportunities within buildings for amenities to serve future residents, in a development that is adjacent to major regional roadways and potential future transit facilities. a. Overall Design Similar to commercial building design, mixed -use buildings should incorporate architectural features on all sides of a building fa4ade facing: the primary entrance(s) of an adjacent building, public roadways, interior site amenities, and facades that are visible from public spaces. Mixed -use buildings are areas of high activity, and should harbor that vibrancy by creating places for people to gather, whether on patios or small open spaces that are accessible to residents and patrons of commercial uses. b. Form Architectural form for mixed -use building types is varied based on location within Ten Mile Crossing, the intended tenant uses, and the adjacencies on site. These buildings are intended to be multiple stories, with articulation of facades that may include stepping in plan and elevation. The goal for mixed -use building types within Ten Mile Crossing is to incorporate flexibility with variation in architectural style and tenant use. The mix of uses may including office, retail, and residential. Adjacent to these structures may be a purely commercial or residential structure. Label Architectural Element Entryway emphasis through architecture form and material First floor pedestrian -scaled features Parapet articulation scaled and relates to architecture below Exterior shading and balconies contribute to building articulation OFenestration, pattern and projection contributes to building articulation O Screening of mechanical equipment by parapet or screen -wall © Usable outdoor spaces and patios Q Q e Figure 32 — Form and massing diagram for Mixed -Use buildings D TEN MILE 38 CUEIDR IAN APPROVED DATE: 08/29/22 N GUIDELINES ARCHITECTURAL g guidelines apply: FILE NUMBER: ^-2022-0' shall be of a scale and propor on that relates well to adjacent buildings without dominating, overwhelming or appearing insubstantial in relationship. Long walls shall be relieved with offsets, balconies, projections, recesses, or other architectural features. • To maintain pedestrian friendliness, building forms are encouraged to be articulated with a base, middle, and often top. • Top elements define roof or parapet with a distinct three dimensional outline or profile, achieved with projections such as cornices, canopies, parapets, or pitched roof eaves with changes in materials and colors. • Middle elements should be distinct in material and color from the top and base. Window articulation may vary from the base and top in support of the composition. • Base elements must be 5' tall at a minimum, (preferably closer to a full story in height), and should contain a durable material such as stone or brick, or combination thereof. c. Scale and Proportion Buildings shall be of a scale and proportion that relate well to adjacent buildings without dominating, overwhelming or appearing insubstantial in relationship. The following guidelines apply: • Long walls shall be relieved with offsets, balconies, projections, recesses, or other architectural features. The fagade of buildings shall be articulated into architecturally -distinct masses. • Articulate facades through changes in plane, material and/or color. • To create a human scale, facades are encouraged to incorporate visually continuous details and proportions. d. Height Building heights within the Ten Mile Crossing project will be regulated by the Meridian Unified Development Code. All mixed -use commercial structures will be held to the height limits specific of the land use district in which they are located. Measurement of building height is per the Meridian Unified Development Code, which recognizes the challenge with mechanical screening and has exempted it from the height measurement when determining the building height. e. Character Character of mixed -use commercial structures in the Ten Mile Crossing project is not defined as a prescriptive requirement. Building size, height and form are expected to inform the aesthetic of the structure as a three dimensional form in the environment. Building materials and other architectural elements should correspond to and be harmonious with overall building form. Building design shall promote lasting quality, and be contextually responsive to the surrounding development and structures. O1 E - i Figure 33 — Ground floor storefronts should be architecturally distinct and create a pedestrian -scaled base from upper residential floors TEN MILE 39 CUEIDR IAN APPROVED DATE 08/29/22 FILE NUMBER: ^-2w2-1 N GUIDELINES ARCHITECTURAL ral Elements and Details IROR RM-use building design, entrances and storefront are critical to the success of creating a space that meets the necessities of the tenant relative to identification, ease of discovery, and in the case of retail, visual access to the space. The following guidelines apply: • Entries must be easily identifiable. A protective covering, such as a canopy, trellis, or portico, is encouraged. • Other additional enhancement should be provided near the entrance such as lighting, seating, ornamental potted plantings, and/or a special paving pattern emphasizing the entry. Storefronts Storefronts can further enhance the function of the space and may include the following elements: • Large, raised storefront windows with projecting sills. • Mullions that provide for ease of visual access to displays. • Storefront compositions that provide flexibility for varying types of retail tenants beyond. • Storefront configurations that enhance the architectural design of the building while addressing proportion, and pedestrian scale. • Incorporate human/pedestrian-scaled elements into storefronts. Windows and Doors Window and door arrangement and design should be consistent with those found in the commercial building guidelines for the commercial portion of the structure and should follow the residential design guidelines for the residential portions of the structure. Roofs The integration of visible roofs as part of a building design and composition provides the opportunity to enhance the structures design though additional visual interest, modulation, and articulation. The following guidelines apply: • Roofs may be either flat or sloped, and must be made of durable, quality materials. Sloped roofs must use long lasting materials such as seamed metal roofing materials. Other products will be considered upon full review of the material and its proposed integration into the design. • Roof terraces and gardens are encouraged and may include pavilions, pergolas, trellises and other structures made of compatible materials. • Parapets or cornices are required for flat roofs. Parapets must be capped and may be stepped. Parapet articulation should correspond with building modulation. • Gutters are required where roofs are exposed to view. In such case, downspouts and rain water leaders will be required to contain the flow of runoff from the roofs down to a grade collection system. Water will not be allowed to flow across patios, sidewalks, ramps, parking areas or roads. • Downspouts should be handled as a component of the design composition and be located in logical locations relative to the overall building design. g. Miscellaneous (Mechanical Equipment, Utilities, Dumpsters, etc) See Commercial Buildings: Miscellaneous guidelines. h. Lighting See Lighting Guidelines for Residential TEN MILE 40 CUEIDR IAN,-- N GUIDELINES ARCHITECTURAL APPROVED DATE: 08/29/22 FILE NUMBER: A-20 -0169 IMMERCIAL BUILDINGS Flex commercial buildings are office commercial or light industrial uses that allow for flexibility in design of the building's space for showroom, production or office activities. a. Overall Design — Flex The intent of the flex commercial category is to produce buildings that are flexible in their uses but are compatible in form to the greater character of the Ten Mile Crossing development. The nature of the activities permitted within flex commercial buildings requires careful design and planning especially regarding visual impact and efficient mobility of people, vehicles, and goods into and out of the development. As such, the sides of buildings that are actively used by pedestrians and parking areas can share architectural elements with retail or office commercial buildings as outlined in these guidelines, while sides that primarily function as delivery and drop-off zones may be more industrial in nature. b. Form New buildings should be compatible with adjacent existing or approved buildings or development. Transitions may be used to achieve compatibility between larger buildings next to small scale buildings; transition techniques may include varying heights of certain building elements, roof articulation, and building projections such as entryways and covered walkways. c. Scale and Proportion Development should consider the scale of adjacent buildings, including relationships to existing residential areas, as well as an appropriate height, Label Architectural Element —Flex O Entryway emphasis through architecture form and material © First floor pedestrian -scaled features ©Parapet articulation and scale relates to architecture below O Exterior shading contributes to building articulation OFenestration pattern and projection contributes to building articulation © © D son selll l la�� 1 01 �� CM1 Figure 34.1— Form and massing diagram for Flex Commercial buildings W Figure 34.2 — Form and massing diagram for Flex Light Industrial buildings TEN MILE 41 CUEIDR IAN APPROVED DATE O8/29/22 FIEF NUMBER: ^-2w2-0 1 N GUIDELINES ARCHITECTURAL I form scaled for the built ent. g guidelines apply: • Roof and parapet modulation and articulation shall correspond to and be harmonious with building massing, scale, proportion and articulation. • Use pedestrian scale and landscape design elements such as lighting, awnings, trees or other site elements to visually relate and transition buildings to the ground plane. d. Height Building height within Ten Mile Crossing will be regulated by the City of Meridian Unified Development Code. All of the flex structures will be held to the height limits specific to that overlay district. e. Architectural Elements and Details Entryways Flex commercial buildings may have storefronts to signify to customers the showroom or retail portion of a business. • The design should provide building overhangs or other projections at entries to articulate the building facade and provide temporary relief from inclement weather. • Entries to storefronts should be easily visible and distinguishable from adjacent parking areas through the use of architectural elements, and shall not rely on disproportionately scaled signage. Pedestrian -friendly elements such as the following are encouraged: —Pedestrian scale signage. —Planter boxes and hanging baskets. —Art such as sculpture or murals. —Seating such as chairs or benches. • Delivery vehicle entryways should be to the side or back of the structure away from the pedestrian entrances. Windows and Doors See Commercial Buildings: Materials and Style guidelines. Roofs Roofs should be consistent with guidelines for commercial buildings in the Ten Mile Crossing area in both overall form of the structure and roof material. Roof designs should consider views from Franklin Road and surrounding uses. f. Materials and Style See Commercial Buildings: Materials and Style guidelines. g. Miscellaneous (Mechanical Equipment, Utilities, Dumpsters, etc) Loading Areas • Loading zones and vehicle access doors should be screened from public streets. (see Figures 23 and 31.1-31.2 and Existing Landscape Screening in the Photo Library for screening examples). • Loading driveways should not back onto streets or encroach into landscaped setback areas. • Roll -up loading doors should be integrated into building elevations and given the same architectural treatment where feasible. Dumpsters • Trash Enclosures should be screened similar to mechanical or loading areas (see Figures 23 and 31.1-31.2 and Existing Landscape Screening in the TEN MILE 42 CUEIDR IAN APPROVED DATE O8/29/22 N GUIDELINES ARCHITECTURAL for screening examples). FILE NUMBER: ^-2D22-1 rs and enclosures should be located awav from residential uses. Mechanical Equipment Mechanical equipment such as compressors, air conditioners, antennas, pumps, heating and ventilating equipment, emergency generators, chillers, elevator penthouses, water tanks, stand pipes, solar collectors, satellite dishes and communications equipment, and any other type of mechanical equipment for the building shall be concealed from view of public streets, and to the fullest extent possible. Walls and Fencing The nature of flex commercial activities may require additional fencing or walls to protect and screen materials or equipment. Generally, walls facing the public right-of-way should be consistent with the established perimeter wall and landscape "theme" for properties in Ten Mile Crossing. Figure 35.1— Examples of rooftop mechanical screening on Figure 35.2 — Examples of other mechanical screening TEN MILE 43 (E IDIA\ — N GUIDELINES ARCHITECTURAL APPROVED DATE: 08/29/22 FILE NUMBER:^-2011ores merClal Buildings: Lighting s. IV. RESIDENTIAL BUILDINGS Introduction The Ten Mile Crossing Design Guidelines offer numerous residential building opportunities ranging from detached single family structures and townhouse residences to high density multifamily living. The residential designated zones are identified in specific areas. The residential designations within Ten Mile Crossing are defined relative to the ordinance criteria of density, type (single family / multi family), and massing including structure height and structure setbacks from property lines. a. Overall Design Residential buildings are anticipated to be varied in size, configuration, type, form, and aesthetic. As mentioned, the design guidelines anticipate structures ranging from traditional detached single family dwellings to multi storied multifamily structures, with variations between including attached single family townhouses. The general standards below apply: • Maintain consistent and contiguous Label Architectural Element —Flex pedestrian environments across Entryway emphasis through developments. Limit circuitous O architecture form and material connections and maintain clear visibility. • Provide pedestrian connections to © First floor pedestrian -scaled features public spaces. © Parapet articulation and proportion • Design and orient buildings not to relates to architecture below impede access. The building should O Exterior shading and balconies enhance the appeal of open space and contributes to building articulation pedestrian environments. O Fenestration massing and projection b. Form contributes to building articulation The variations of form within the different residential areas can be expressed as single residence structures, combined residential structures with similar elements to single structures, and larger structures expressing individual units within a greater composition. Generally, form for residential buildings is intended to be E E ® i ■ ■ me ■ ■ i ■ l� i ■ � A Figure 36 — Form and massing diagram for residential multifamily buildings IrEN MILE 44 L � (E IDIAN> N GUIDELINES ARCHITECTURAL APPROVED DATE: ()8/29/22 mate in character from that f ercial structures. Individual I! E NUMBER: n-zozz-0iss luld be expressed with window groupings, porches, balconies, windows or other three dimensional articulation to break up mass. Townhomes should be articulated by modulation, varying roof lines, and other architectural elements. The following guidelines apply: • Incorporate visually heavier and more massive elements or materials, such as stone or masonry, primarily at the base of buildings, and lighter elements and materials such as siding or stucco, above. c. Scale and Proportion In general, building mass shall be residential in scale and should respond to the surrounding block, lot type and size in which the residence is located within Ten Mile Crossing. • Building design shall incorporate varied projections and recesses, including bay windows, dormers, porches, etc. Elements such as these will create visual interest and should respond to existing site conditions on each particular site as well as the surrounding built and natural environment. The following guidelines apply: • All residential buildings are to be designed and built with a similar material palette on all elevations. All residential buildings should be particularly sensitive to their street frontage. Design elements that create a play of light and shadow and reduce the perceived bulk such as deep porches, decks, overhangs, multi -paned windows and deep offsets should be considered. Asymmetrical compositions of residential building forms are preferred • Residential buildings with attached units must articulate the design to differentiate fagades of individual units or groups of units. d. Height Measurement of building height is per the Meridian City Unified Development Code: HEIGHT, BUILDING: The vertical distance from the grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof or the average height of the highest gable of a pitch or hip roof. The ordinance recognizes the challenge with mechanical screening in higher density residential units and has exempted it from the height measurement when determining the building height. Mechanical equipment screening and mechanical penthouses may exceed parapet heights by no more than five (5) feet in unoccupied spaces. e. Density Medium density multifamily residential design provides opportunities to create the density within structures that look like larger residences. Differences between multi -family buildings categorized as High Density and Medium -High Density is based on the number of dwelling units per acre. Multifamily Residential: High Density High density residential structures embody many of the characteristics of a commercial building or urban feel in response to the needs of the program. This building type can integrate into Ten Mile Crossing by establishing a residential feel in a structure that is considerably larger than single family homes. The integration of materials, the overall building design, and the detailing of elements within the composition can reinforce the residential nature of the building while supporting an aesthetic appropriate to the size and scale of the structure. As structures become TEN MILE 45 CUEIDR IAN N GUIDELINES ARCHITECTURAL APPROVED DATE 08/29/22 mass it is important that the FILE NUMBER:^-022-9169 n experience along the base of ling be an appropriate scale. f. Architectural Elements and Details Entrances. Porches and Decks The use of porches, patios, terraces and decks in building design is encouraged to create a strong relationship between indoor and outdoor areas. The following guidelines apply: • Residential buildings on corner lots shall incorporate front and side elements in the building design. • Materials of these elements shall match or compliment those of the main structure. • Primary building entries must be clearly defined using any unique combination of architectural elements, materials, or fagade modulation meeting other architectural standards in these guidelines. • Multifamily structures must provide internal site circulation to access individual residential units. • Multifamily stairwells must be integrated with the building design and provide residents protection from inclement weather. Use materials, modulation, and architectural elements which relate to and support other standards. Windows and Doors • The use of recessed doors (entrances as well as garage doors) and window openings is encouraged. • Entry elements shall be in scale with the relative proportions of the building and streetscape. Dominating and over stylized entries are discouraged. • All openings shall appear as individual 'punched' windows, or groups of openings. • The shape and detail of all openings are to be appropriate to the style of architecture. Window styles are to be consistent throughout the entire building. • Glass may be coated or tinted to control solar heat gain. Mirrored glass is not permitted. • Double or triple pane windows are required. • Exterior finishes of all windows shall be wood, colorfast vinyl or anodized (or other appropriate color) finish. Unfinished aluminum is not allowed. Roofs • Roofs are a dominant element of the landscape and must create a harmonious relationship with the surrounding block, street, site and adjacent structures. • Roof design shall consider building form, materials, and color so the structure is integrated with its site and its neighboring buildings. Long lasting materials are appropriate and various Figure 37— Window treatment on Residential High Density buildings TEN MILE 46 N GUIDELINES ARCHITECTURAL APPROVED LDATE:/29/22 will be considered upon full structures as integral parts of the roof or Offices f the material by the TMCDR wall design. All rooftop hardware shall R n-zOzz-- • Detached garages, storage sheds and be painted to match the roof color. outbuildings are required to be of The following guidelines apply to roof Railings similar material, siding, roofing and design: The use of railings on porches, balconies color as the primary dwelling. The Ten and upper level windows or door Mile Crossing Design Review Board shall • Materials for roofs include, without determine the appropriate size and limitation: openings should be carefully considered as a component of an architectural dimensions of ancillary structures. — Unglazed file style. When properly applied, well- The following guidelines apply: — Slate designed and properly detailed — Concrete file railings are an opportunity to reinforce Enclosed garages attached to or — Non -reflective metals specific characteristics of the selected separated from the building shall of — Other materials as deemed architectural style. The materials the same architectural character ann d appropriate by TMCDR Board review used for railings should be part of an materials, and painted with compatible • Roof massing should be broken into appropriate palette of materials for the colors. Consideration should be given to primary and secondary roof elements architectural style of the building. the location of garages and carports to that correspond to horizontal and diminish the visual appearance of the Garages. Carports, Access. Accessory doors. vertical modulations or divisions in the Apartments. Ancillary Buildings or Home facade, and denote key architectural elements, such as entries and porches. • All skylights, solar equipment, antennas, dishes and other roof appurtenances will be reviewed on an individual basis by the Ten Mile Crossing Design Review L - Board. All roof projections, including chimneys,1 flues and vents shall be compatible inAV LL T scale, height, and material with the -- — "�� ' J structure from which they project. Where possible, large vents are to be grouped and concealed in chimney -like TEN MILE Figure 38 — Acceptable rooflines for residential multifamily (medium and high density) buildings 47 CUEIDR IAN N GUIDELINES ARCHITECTURAL APPROVED DATE D8/29/22 oors shall be consistent in ce with the main structure. FIEF NUMBER: ^-2w2-0 1 s and Color Exterior use of materials and colors provide the opportunity to create individual identity for each residence while also being responsive to the context of the community and adjacent structures. The following are a number of items that the designer may incorporate to enhance the single family or multi -family structures (see Figure 38). The following guidelines apply: • Exterior walls and finishes should reflect a logical and appropriate combination of colors, textures and forms to compliment the context of the surrounding built and natural environment. • Provide a complementary and proportionate level of design and detail on all public oriented facades. Ensure continuity of materials around outside corners. • Stucco may be used in conjunction with at least one other material. • Align reveals with architectural elements. Spacing shall be harmonious with building proportions and massing. • A palette of acceptable colors is available from the Ten Mile Crossing Design Review Board. Color application should be used consistently throughout each site for all the buildings and secondary structures. • Distinguish field materials from accent materials through pattern, texture, or additional detail visible from edge of nearest roadway. Alternate masonry or material courses may count toward this. • Non -durable materials, treatments, and finishes that deteriorate quickly with weather, ultra -violet light, and that are more susceptible to wear and tear are prohibited on permanent structures. • Unfinished or colored ordinary 8" x 16" nominal block and thin - gauge prefabricated steel panels are discouraged as a finish material for building facades and will be reviewed for appropriateness by TMCDR Board. • Materials shall correspond to building massing, proportion, scale, and modulation. h. Lighting Architectural lighting can be integrated as a cohesive element of a building's design that contributes to the Figure 39 — Material palette for residential buildings IrEN MILE 48 E N GUIDELINES ARCHITECTURAL APPROVj DATE: U8/2re of the built environments FILE NUM"nces safety. ing guidelines apply: • Lighting fixture spacing and height along streetscapes and roadways must be placed to avoid conflicts with tree plantings. • Use energy -efficient architectural lighting. • Use lighting fixtures that are consistent with other decorative hardware on the building. For example, select lighting hardware with similar color and shape as other building hardware, use recessed lighting, incorporate uniform spacing, integrate with other accents and reveals, and coordinate specialty lights with predominant architectural features. Figure 40 — Character imagery for Residential High -Density buildings a AA T E l MILE 49 �E IDIAN> N GUIDELINES SIGNAGE APPROVED DATE: ()....... idelines FILE NUMBER: A1o11-1 Project and building signage guidelines define the various identification needs throughout Ten Mile Crossing, and to insure that there is continuity of overall signage while allowing for specific individualization. All signage will be reviewed and approved by the TMCDR Board. All development signage will be maintained by the various owner associations within the development areas. All individual tenant signage maintenance will be the responsibility of the tenant and or the specific building owner In addition, the following components are included as part of the Ten Mile Crossing Design Guidelines: C. All building wall signs shall be constructed of a hi -density urethane material or aluminum %2" thick (minimum). The face of the wall signs shall have dimension by routing or extrusion, with a minimum of %" variation. Individual letter signs shall meet the following: i. If letters are interconnected, all backing shall blend into the background material ii. Letters shall be stud mounted 1" off the face of the building. iii. Letters shall be flat or matte black or other approved earth tone colors. No glossy. iv. Paints, vinyl or Plexiglas is permitted. D. All elements shall be painted. A. Each tenant shall be required to submit E signage plans to the building's managing entity for written approval. A design review sign application, accompanied by the written approval of the managing entity, shall be submitted to the City for any F. proposed signs for City staff review and approval. All signs shall be in compliance with the criteria stated herein. B. Building wall signs shall be placed within the approved sign areas as designated on individual project elevations. Signage may not exceed the standards in the City of Meridian UDC signage standards. For building signage along the Interstate 84 frontage, white or bronze colors or materials shall be required for office buildings. There will be development specific monument signs identifying each development area in Ten Mile Crossing. Those locations will be identified on the final plat maps of each section. Figure 41 — Signage location option on Commercial Office buildings 1 "I iF I Figure 42 — Vertical signage emphasizes entryway on commercial buildings TEN MILE 50 �E IDIAN-- APPROVED N GUIDELINES SIGNAGE DATE: 08/29/22 [he I be allowed a monument sign FILE NUMBER: A-zozz 169et frontage. The sign must Meridian City UDC signage standards in effect at the time a sign permit is submitted for. i. Individual tenant identification is allowed on monument signs. H. Exterior illumination for the monument signs shall be recessed in the ground and shall be shielded with landscape materials. 1. If exterior illumination is proposed for building wall signs, gooseneck light fixtures shall be used and shall be located as not to shine onto the roadway or onto any nearby property. J. Any free -hanging signboards proposed under the covered porch shall be a maximum of 8 square feet each. A maximum of one free -hanging signboard per tenant shall be permitted. If any such sign overhangs a walkway a minimum of 7-feet 6-inches shall be maintained between the bottom of the sign and the walkway. K. Any other signage such as temporary, grand opening, etc. shall be determined by review of TMCDR Board. L. Any signage on doors or windows shall by as reviewed by TMCDR Board. TEN M I EE 1.57 50 FT .5/spaH 1.62 3W F .81SQFI 90 FT .8.3 S& FT 875 SQ FT 2.64 sQ rT 645SCEFI 6,24 $0, FT Figure 43 — Pylon signage (P5, up to 50') should share architectural elements with buildings Figure 44 — Building signage should be simple and clean on Commercial Office buildings and be proportioned to the area its on and rest of the building Figure 45 — Pylon signage (P3, up to 351) 51 (E IDIA\ — APPROVED DATE: 08/29/22 EN NUMBER A-2022-0169 N GUIDELINES SIGNAGE Signage Plan - -2I _ Franklin Rd P2 P2 P2 P2 - - P2 - = CP2 P2 IP2 - - `w 3 o P2 P2 Cobalt - - - - - - _obalt 5t- P2 v e10 5 P2 P2 0 P2 Pit o . C 1_ P3 P2 � - - P2 II14 _ Van9uartl P2 _ P3— - W Waitm"- T - P2 z h _- Navigator Navigator _�' •- - - ��, _ - = Verbena Dr P5 - - 5 v 1,000 Feet *Disclaimer* Preliminary concept plan, . subject to change upon final approval. Legend Label Sign Type ftPylon up to 20' P3 Pylon up to 35' P5 Pylon up to 50' 9'-8" ROOF CANOPY 8'-2" BASE 6'-5" REVEALS 6'4" CABINETS CIXUMNI H I BEAM Figure 47— Monument signage (Note: location of monument signage is to be determined by the TMCDR Board) a TAN MILE 52 C,- F�D�AN__ N GUIDELINES SIGNAGE APPROVED DATE: D8/29/22 ng Pylon and Monument Signs fIIENUMBER:^zszz -oiss r monument signs should be esigned in accordance with existing signs and reviewed by the TMCDR Board. B. The location of new freestanding pylon or monument signs shall be as determined through review by the TMCDR Board. TEN4M I LE EMEMPM Figure 48 — Examples of acceptable freestanding signage design, materials, and landscaping TECH M I EE 53 CUEIDR IAN APPROVED DATE 08/29/22 FIEF NUMBER: ^-2w2-0 1 N D I X SPECIFIC USE STANDARDS c Use Standards blishment A. All establishments providing drive -through service shall identify the stacking lane, menu and speaker location (if applicable), and window location on the certificate of zoning compliance. B. A site plan shall be submitted that demonstrates safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum the plan shall demonstrate compliance with the following standards: 1. Stacking lanes shall have sufficient capacity to prevent obstruction of driveways, drive aisles, and the public right of way by patrons. 2. The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. 3. Any stacking lane greater than one hundred feet (100') in length shall provide for an escape lane. 4. The site should be designed so that the drive -through is screened from a public street for surveillance purposes. C. The applicant shall provide a six foot (6') sight obscuring fence where a stacking lane or window location adjoins an arterial roadway or a residential district or an existing residence. Flex Space: A. Office and/or retail showroom areas shall comprise a minimum of thirty percent (30%) of the structure and/or tenant space. B. Light industry and warehousing shall not comprise more than eighty percent (80%) of the tenant space. C. Loading docks shall not face a public street. D. Retail use shall not exceed thirty percent (30%) of leasable area in any tenant space. Multi -Family Development: Multi -family developments with multiple properties shall be considered as one property for the purpose of implementing the standards set forth in this section. A. Purpose: 1. To create multi -family housing that is safe and convenient and that enhances the quality of life of its residents. Ael 2. To create quality buildings and designs for multi -family development that enhance the visual character of the community. 3. To create building and site design in multi -family development that is sensitive to and well integrated with the surrounding neighborhood. 4. To create open space areas that contribute to the aesthetics of the community, provide an attractive setting for buildings, and provide safe, interesting outdoor spaces for residents. TEN MILE Al CUEIDR IAN APPROVED DATE 08/29/22 N D I X SPECIFIC USE STANDARDS FILE NUMBER: A-2022-0169 shall provide a minimum setback of ten feet (10') unless a greater setback is otherwise required by this title and/or title 10 of this Code. Building setbacks shall take into account windows, entrances, porches and patios, and how they impact adjacent properties. 2. All on site service areas, outdoor storage areas, waste storage, disposal facilities, and transformer and utility vaults shall be located in an area not visible from a public street, or shall be fully screened from view from a public street. 3. A minimum of forty (40) square feet of private, usable open space shall be provided for each unit. This requirement can be satisfied through porches, patios, decks, and/or enclosed yards. Landscaping, entryway and other accessways shall not count toward this requirement. In circumstances where strict adherence to such standard would create inconsistency with the purpose statements of this section, the Director may consider an alternative design proposal through the alternative compliance provisions as set forth in section 11-513-5 of the Meridian UDC. Ael 4. For the purposes of this section, five hundred (500) square feet and vehicular circulation areas, parking up to one thousand two hundred areas, shall not be considered common (1,200) square feet of living area. open space. c. Three hundred fifty (350) square feet for each unit containing more S. No recreational vehicles, snowmobiles, than one thousand two hundred boats or other personal recreation (1,200) square feet of living area. vehicles shall be stored on the site d. The minimum usable open space unless provided for in a separate, or recreational space requirement designated and screened area. shall be equal to 30 percent of the land area occupied by residential 6. The parking shall meet the structures. For the purpose of requirements set forth in Chapter 3, this section, usable open space or "Regulations Applying To All Districts", recreational space shall include of this title. landscaped areas, court yards, balconies, patios, sun decks, 7. Developments with twenty (20) units or pedestrian walkways, playground more shall provide the following: areas, swimming pools, and all other exterior or interior recreational a. A property management office. areas. Such areas must be readily b. A maintenance storage area. accessible to the occupants of c. Central mailbox location(s), the building. Usable open space including provisions for parcel mail, or recreational space shall not that provide safe pedestrian and/or include driveways, parking areas, vehicular access. or loading areas. The open space or C. Common Open Space Design Requirements: recreational space requirement may 1. A minimum area of outdoor common be reduced for projects that abut open space or recreational facilities. open space shall be provided as follows: 2. Common open space shall be not less a. One hundred fifty (150) square than four hundred (400) square feet in feet for each unit containing five area, and shall have a minimum length hundred (500) or less square feet of and width dimension of twenty feet living area. (20") b. Two hundred fifty (250) square feet for each unit containing more than TEN MILE A2 CUEIDR IAN N D I X SPECIFIC USE STANDARDS Ael izsizzd developments, common open c. Recreation: E. Landscaping Requirements: all be provided in each phase ►. Pool• R:^-zszz-siss velopment consistent with the H. Walking trails. 1. Development shall meet the minimum requirements for the size and number of iii. Children's play structures. landscaping requirements in accord with dwelling units. iv. Sports courts. Chapter 3, "Regulations Applying To All 2. The number of amenities shall depend Districts", of the UDC. 4. Unless otherwise approved through on the size of multi -family development 2. All street facing elevations shall have the conditional use process, common as follows: open space areas shall not be adjacent landscaping along their foundation. The to collector or arterial streets unless a. For multi -family developments with foundation landscaping shall meet the separated from the street by a berm or less than twenty (20) units, two (2) amenities shall be provided from following minimum standards: constructed barrier at least four feet (4') two (2) separate categories. a. The landscaped area shall be at least in height, with breaks in the berm or b. For multi -family development three feet (3') wide. barrier to allow for pedestrian access. between twenty (20) and seventy b. Ground cover plants shall be planted five (75) units, three (3) amenities in the remainder of the landscaped D. Site Development Amenities: shall be provided, with one from area. 1. All multi -family developments shall each category. F. Maintenance And Ownership provide for quality of life, open space c. For multi -family development with Responsibilities: All multi -family and recreation amenities to meet the seventy five (75) units or more, four developments shall record legally binding particular needs of the residents as 4 amenities shall be provided, with () p at least one from each category. documents that state the maintenance follows: d. For multi -family developments and ownership responsibilities for the a. Quality of life: with more than one hundred (100) management of the development, including, but not limited to, structures, i. Clubhouse. units, the decision making body shall require additional amenities parking, common areas, and other ii. Fitness facilities. N. Enclosed bike storage. commensurate to the size of the development features. p iv. Public art such as a statue. proposed development. Storage Facility, Self -Service: b. Open space: 3. The Director shall be authorized to i. Open area of at least fifty by one consider other improvements in A. Storage units and/or areas shall not be used hundred feet (50 x 100') in size. addition to those provided under this as dwellings or as a commercial or industrial ii. Community garden. subsection D, provided that these place of business. N. Ponds or water features. improvements provide a similar level of iv. Plaza. amenity. A3 CUEIDR IAN N D I X SPECIFIC USE STANDARDS APPROVED DATED8/29/22 ons of unclaimed items by the FIEF NUMBER:^-2wzD169 ity owners shall be allowed as use in accord with Chapter 3, Article E, "Temporary Use Requirements", of the UDC. C. The minimum distance between structures shall comply with building code for detached structures. D. The storage facility shall be completely fenced, walled, or enclosed and screened from public view. Where abutting a residential district or public road, chain link shall not be allowed as fencing material. E. F. If abutting a residential district, the facility hours of public operation shall be limited to six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. A minimum twenty five foot (25') wide landscape buffer shall be provided where the facility abuts a residential use, unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-313-9C of the UDC. G. If the use is unattended, the standards in accord with section 11-3A-16, "Self -Service Uses", of the UDC shall also apply. H. The facility shall have a second means of access for emergency purposes. All outdoor storage of material shall be maintained in an orderly manner so as not to create a public nuisance. Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. J. The site shall not be used as a "vehicle wrecking or junk yard" as herein defined. K. For any use requiring the storage of fuel or hazardous material, the use shall be located a minimum of one thousand feet (1,000') from a hospital. Ael TEN MILE A4 j ( E IDIAy APPROVED DATE: 08/29/22 FILE NUMBER: —0za0— Al N DIX PHOTO LIBRARY Library of Existing and Proposed Building and Site Design rchitecture I Existing Commercial Office :d TEN MILE A5 j ( E IDIAy APPROVED DATE: 08/29/22 FILE NUMBER: -022-0- N DIX PHOTO LIBRARY itecture I Existing Commercial Retail 3 1 im Al TEN ***MILE A6 I dib � W-womp j ( E IDIAy APPROVED DATE: 08/29/22 FILE NUMBER:^ 022 o 1 r N DIX PHOTO LIBRARY itecture I Existing Multi -Family Residential J I _ 111F r i kh-. Al TEN MILE A8 �E IDIAN-- APPROVED DATE--08/29/22 FILE NUMBER: a 022-0— V N DIX PHOTO LIBRARY itecture I Approved Multi -Family Residential w 0 Al TEN *MILE A9 j ( E IDIAy APPROVED DATE: 08/29/22 EPEE NUMBER:^ 021016e r Al NDIX itecture I Proposed Multi -Family Live/Work, and Single Family Attached, Detached and Townhome i TEN MILE A10 j ( E IDIAy APPROVED DATE: 08/29/22 FILE NUMBER:-22 —1 N DIX PHOTO LIBRARY pe I Existing Pathways and Sidewalks Al - 4 , TEN MILE A11 `( E IDIA\ . D I X APPROVED DATE: 08/29/22 FLEE NUMBER:^-zozz-oiss ape Existing and Proposed Plazas m NNW MUMS am_ on jl�I i 1 ' + fM Al TEN MILE Al2 oitn ?- 21 i cm— � t� I I E IMILE oCH.OSSING ir in C A R WAS A&'E" mud tF ft Dw�,