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HomeMy WebLinkAboutPZ - Public Draft - Appendix PDF Appendix F: Mixed Use Examples A. Mixed Use Concepts with Additional Annotation The following images are colorized versions of the mixed use concept included in the Land Use section of the Comprehensive Plan. These colorized concepts include additional annotation styles that more closely align with aerial examples of real mixed use projects in Appendix F, Section B. These are intended to better identify different building types, and to correlate design features with actual mixed use projects. The following definitions may be helpful when reviewing these concepts: • Points of Interest: Generally intended as public spaces such as an urban plaza or small park, but may also be a historical site, a building with architectural interest, a landmark with significance, or some other unique visual point of interest. • Primary Local Corridor (Visual and Physical): The main transportation and/or visual corridor linking the area; size is relative. When depicting a roadway, the cross-section is context sensitive to the adjacent land use. This could be considered the main thoroughfare or feature. • Secondary Local Corridor (Visual and Physical): Secondary transportation and/or visual corridors linking the area; size is relative. When depicting a roadway, the cross-section context sensitive. This is often shown as pedestrian connections but may also be secondary vehicular to highlight pedestrian prioritized areas. 1 FA1 Mixed Use Concept Color Diagram with Markup J I4 I I_I i I -L -a Continuous Traffic calming L Pedestrian�-- features Corridors S Diverse ousing Types I-- Tree-lined roads with] — parking as product ' W type transitions ■ _ ■ Shared, -- ■ " ■ v oCentralized Retail,Office,or j ■ ■ '� open Space Service Uses —j Grid Layout ■ - - q . . . 0 ■ ■ ■ ■ I Street Oriented Design r Layout ® Retail or Office � Office,Live-work, r+ _ LEGEND or Townhouses fLj�- Points of Interest 8 Townhouses or Condos --2 Multiple ,,� Primary Local Corridor Multi family non-residential - (Visual or Physical) Residential product types Single-family "� — Secondary Local Corridor Residential (Visual or Physical) Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA2 Mixed Use Neighborhood Concept Color Diagram with Markup Office or Service uses Direct Neighborhood I L \ ® Retail/Services Connectivity ( - uses Multi-family 1 Residential Integrated Urban - Plaza(s) 0 LEGEND Points of Interest r Primary Local Corridor I i (Visual and Physical) Support for variety of Secondary Local Corridor neighborhood (Visual and Physical) suportive uses Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 2 FA3 Mixed Use Community Concept Color Diagram with Markup Preference for ' , ❑ Retail,Office or fronting units with 1 Service Uses on-street parking for . _ �� it Retail Anchor new developments __ ❑ Multi-family ❑ Single-family Direct Neighborhood Residential Connectivity M 3' �4. Neighborhood uses and integrated open space that ... "hold the corners"with LEGEND I_ © k inward facing focus. Points of Interest 07 . 999 Q� ® 0 Support for a variety of Primary Local Corridor community uses clustered (Visual and Physical) around shared urban — _ _ amenities LA-QSecondary Local Corridor (Visual and Physical) F_ Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. FA4 Mixed Use Regional Concept Color Diagram with Markup Retail — Traffic Calming Features Retail or Service Neighborhood Connectivity ® UsesVT 4 a ❑ Office or a Multi-family ❑ ' Single-family Residential _._-0 "� o--�.0 O � Support for variety of user types and configuration, 5 retail and services o LEGEND Clustered uses around a shared amenities Points of Interest --� 0q�_ 4 ' � Q Primary Local Corridor (Visual and Physical) � � I' � c Limited pedestrian drive aisle conflicts Secondary Local Corridor (Visual and Physical) (� 1 4 Note: See Chapter 3 Evolving, Land Use, Mixed Use for companion graphic. 3 B. Mixed Use Project Examples Images on the following pages include aerial and street view photo examples of mixed use projects. These images are intended to supplement conceptual graphics included in Appendix F, Section A, and the general text of the Comprehensive Plan. Reference points on aerial images indicate the location of any companion street view examples. These examples are all real-life, developed, unique projects with locations and land development policies that vary across the Country. 4 ( �• •�fT .R, Public ""'N,,,,� Library`' Public �; ♦ �l Multi-story,Neighborhood - � School • � - L Scale"Main Street"Buildings 5'91 IL 1F a �•A Variety of Street View non-residential -� Reference Location building types—,- , a� hoc► v _ j_.�t " Variety of z " residential G product types r Building modulation with Shared additional outdoor spaces Outdoor space " Mufti-story 'MEOWN�m- A IF structures FIRyr Eastsid Lan scaped Medians - Pedestrian scale - _-..� architecture and features ■ On-street Parking Street Furnishings Essential Services Prioritized Pedestrian Variety of non-residential (e.g.-grocer) Connectivity(Limited building types and use Conflicts) r support ' 1 jILI t Centralized and heavily 1 _ amenitized open space • ;�.�. Street View`s Roadways and Reference alleys used as - Location transitions ; Variety of Residential,,. Pathway product types Node �a �!_��-- Amenitized Linear Open Space Housing fronting unobscure ,shared community amenities - is ? •3 1 .�� '.��s�' �r _ Buildings with structural modulation and transitional - landscaping to streetscape Centralized community r Vr "open space with variety of - *i '" �nor hardsca a amenities - Detached sidewalk Dn-street Parking V > q wl Landscape buffers with tree canopy and decorative lighting FB3 Bethany Mixed Use Area di ';Connected " -"' ' Amenities �� ` CommerciaLAnchor � _• ` ' 4Backage Road ;�, � ' !- .. Hold the Corners � " � - Central Commons �h I �• �' Location, J '�,r �. � % i,, , - c��a�l�"Main Street" '- �:- " P, ND Variety o€non-residential ;� Connectivity building types '` ti `� Secondary Tier Commercial • ' % �, i, Points of Interest Essential studios,spa,etc.) ;, : Primary Local „ (Visual , Physical) � (e.g.-grocer) u;' I ;` �' �T /' � �• �� Y` �► Ah, Spmonclary Local MT ridor(Visual and Source: Goog/e Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Source: Google Earth Pro, Bethany Village Mixed Use Area, Bethany, Oregon Vertically integrated building U (residential off-street parking in rear) � �/ �� Pedestrian scale � � architecture brought to i �' streetscape edge r j "Main Street"oriented design focus with on-street parking,tree wells, Transition to mid-hox anchor and streetscape amenities. and more auto-oriented uses 4 � � LEGENI Points of Interest _i 4 Transitional Local t ,A t Local Corridor Roadway with diversityPrimary - .. - (Visual an1 Physical) ;;,.,;<;, of fronting homes IPA 0.0 Secondary Local Corridor 1 'd Diverse 1 ' Centralized 1, r„ *� " E.�. ��� �t Themes —:— Housing Types _ f' e'er' Multiple Nan-residential product types -_ Street View Reference f �( Location =' Visually r Anchored r AmenitiesWIN f f u /\� r■ M�'a�fi sty — J Pedestrian scale focus with patios, Y;v\ `-hardscapE,planted landscape ; � V��QI a�eri (s7-low and tall columns,and iY ✓ t r�� :,I'm multi stork architecture; q {,�i "'ri. �7.t �`J�A•,vaR�tis fir• ,fig I,j�� Salon Ba Entrance to -, courtyard parking Wide sidewalks and Traditional midblock crossings neighborhood design building setbacks - Vertically Integrated Streetscape Furnishings Building(s) Main Stree ' r t Elements, - p Grid Layout �. �. Public Open - �* Space.Dining ` Internal Parking Street View Reference Location Diverse �. I I Housing Types ,IC I4 �\ 1 1 11 - Essential Services -grocer) • — ••• — • • :• • �• • • •• • •• :� • • : • � 1 r pp r�z •sue � �.�:,�. _,_ I .I —WA mentizied shared plaza(urban j space)for retail,services, ara I� ' Pedestrian Arcade office,and residential usesJ. "Main Street"oriented desig focus with on-street parkin t e - wells,detached sidewalk � = - pedestrian scale chit-ecture.11 '1. Streetscape Furnishings "� .; " C. Public Spaces, Node, and Link Examples The following images are examples of pathways and public spaces that may be appropriate in mixed use areas. These are organized by interconnected nodes and links. Nodes are often places of respite or of focal activity, and activated with amenities that usually include constructed hardscape or play elements. Links are features such as pathways or linear spaces connecting nodes, usually visibly, and in a meaningful and interrelated context. These examples are all developed in unique projects with locations, environments, and land development policies that vary across the County. However, the design nodes and links depicted may be replicated in similar settings within Meridian. NOTE: For the draft version below, text is located below the image, for suggesting revisions and to track changes. Final text will be overlaid on the images instead (and likely integrated into metadata). 10 re 46�7lJj*'��y f^j�rs �/d ,y� �*+1 �l �/ - '.rl�:r,�) i�� '�•`�.. '� IAd, idA��44'+�a ,��j� ',r. rJ /{%�a,,, r ,1 4 •tJ� sgr e e',.. add' :• 6 s" Xl: .47 y ` � VI Jul .• .OF P V1 t1. —3 -- FC2 Link, Pathway Link f Thematic pathway bridge provides architectural character integration of the pedestrian network into the surrounding development amenities. Source: Google Earth Pro, Caldwell, Idaho 43°40'2. 1ON, 1 16°41'23.73"W. [Accessed June 2023] 12 FC3 Link, Shared Purpose Pathway Corridor S. t Pathway links can be accommodated in areas where development is otherwise difficult, but should be attractively improved and integrate thoughtfully into the overall site design and mix of uses. Source: Google Earth Pro, Lincoln, California 38°51'51.35"N, 121°l 9'0.91 W. [Accessed June 2023] 13 FC4 Link, Linear Urban Open Space t Via" ti M - Linear open spaces may not only follow naturalized amenities, but also external to developments and include integration with streetscape and utilized as shared open space. Source: Google Earth Pro, Baccus Park Streetscape, Plano, Texas 33°4'54.47"N, 96049'14.81"W. [Accessed June 2023] 14 �� �,• �I. 7.-,.�+- ` �+I�`+'^ 4 .�.,'s�,"���� e,.T�is ,. .e"�� .-ter ."sY'�� � tky�,.�, +s+c y� ����k�dr,.. � ��Su��j�,`'r ai '�.. t, •�'M�'f&• � ,`` t s ��.�.. FC5 Node, Urban Plaza Open Space nil Urban Plazas provide both permanent constructed features along with planted materials, and include year-round seasonal interest. Lighting, protected spaces, shade, and places for both social experiences or quiet escape are important. Source: Google Earth • BaccusPark, • • Texas96�4• • [Accessed June 2023] FC6 Node, Micro Plaza on Neighborhood Pathway �14 ' ITY mo pt� qqk i.? i' i Xy v Pathway node with highly contextual, permanent constructed features. Pathway link meanders across visible open space towards an activity node (see Figure 1`132). Source: Google Earth Pro, Magnolia Mixed Use Project, Hillsboro, Oregon 45°31'56.05"N, 122-52-21. 10"W. [Accessed June 2023] 16 FC7 Node, Shared Open Space 1 1 Community open space shared among multiple developments and benefiting both local residential and employment uses. Shared space increases opportunities for improved location, increased size, and additional amenities, and enhances identity for a neighborhood. Source: Google Earth Pro, Gramercy Park, Meridian, Idaho 43°35'8.47"N, 1 16°21'43.52"W. [Accessed June 2023] 17 FC8 Node, Non-residential Open Space Gateway Dr '7" .d�11040 lilt t �y ! Non-residential open space can be used to integrate development signage, raise awareness and improve identity, create amenities for restaurants and other specialized services, and serve to enhance the destination appeal of retail and service uses. Source: Google Earth Pro, Lincoln Gateway, Lincoln, California 38°53'4. 16"N, 121017'35.24"W. [Accessed June 2023] 18 y ,� ` � t�•�- t. J Ft.a+ sty ' 7. - � FC9 Nodes and Links, Destination Commercial Open Space i Destination commercial spaces require fully integrated, desirable, and prioritized public spaces. A variety of hardscape, landscaping, and unique, thoughtful, and context specific amenities and features are essential. Source: ••• - Earth Pro, The Domain, Austin, Texas0F • • •4 • [Accessed - D. Other Examples The following examples are a variety of public space examples with unique features, such as having special functionality or in serving alternative transportation. 20 FD1 : Urban Spaces, Flexibility or Dedication Wm- _a Community plazas can often have a focus, such as hosting community events. Conversely, spaces can also be designed with flexibility to address a variety of needs. Flexible spaces should still be intentional in providing a diversity of amenities. Source: Google Earth Pro, Midtown Plaza, Carmel, Indiana 39°58'32.49"N, 86° 7'45.03"W. [Accessed June 2023] 21 FD2: Urban Spaces, Multifunctional �N p yYe.i^ •� i. 1. is Community plazas can serve multiple purposes. For example, the lines of delineation between weekday parking and special weekend event expansion can be seamless, and without sacrificing amenities for daily users or unique community features. Source: Google Earth Pro, Newman Plaza, Newman, California 37'18'55.59"N, 121' 1'20.06"W. [Accessed June 2023] 22 FD3: Urban Spaces, Interior and Exterior Integration . Y� A Community plazas can serve as extensions of interior spaces such as libraries, community centers, and other civic places. Integration should positively influence site design and benefit the larger community when not programmed. Source: Google Earth Pro, Oakdale Community Center, Oakdale, California 37045'56.51"N, 120050'54.92"W. [Accessed June 2023] 23 i 5e ., :+.. - 3:.J J. �,_ YI IINI ii ��� � a ;•��' G R s'� ♦ K•A y+ �� � •�! t ~ ' p fir-. � 1 (`_ 1 I�Y' 1! +��' - yes^-` a 4 �. � �� •c�'� ,®� -' it r• ��� ...t �� :-� L. AZ ���c • • •0 [Accessed FD5: Shared Neighborhood Spaces T r I� 1 ✓r�pi A variety of housing products are desired to support a range of housing preferences and opportunities. Garden homes share common area of a size that would often be unavailable for any single owner alone. Source: Google Earth Pro, Daybreak, Utah 40°32'36.00"N, 1 12°O'20.72"W. [Accessed June 2023] 25 D•: Public-Private Integration Integrating development opportunities with public streetscape increases opportunities to enhance visibility and contributes to identification and branding. Architecture and landscaping should also consider site and regional context. Source: Goog/e Earth Pro, Daybreak, Utah 40'32'48.65"N, 112'0'8.62"W. [Accessed September FD7: Active • • Public TransportationAlong y LinearOpen Space Linear open space can seamlessly serve pedestrians, alternative transportation, the business environment, and local residents. Activation of public spaces with amenities is essential to supporting a variety of both non-residential and residential uses. Source: Google Earth Pro, 161hStreet Mall, Denver, Colorado 3944'40.02"N, � a�� aJ "R •, �` - = � I \Cis # f � r 1 • 1 [Accessed September 2023]. • - of Irevitalization •and reconstruction • on-going. FD8: Public Transportation & Shared Mobility A," �AM.-, wffir I Mixed use areas should include public transit stops or other opportunities for shared mobility. Transit stop features should consider bus pullouts, shelter, and safety lighting, Other shared mobility features should include and integrate opportunities for safe and visible access, charging, and storage. Source: Google Earth Pro, Sunset Transit Center, Beaverton, Oregon 45030'36.55"N, 122°46'53. 16"W. [Accessed September 2023] 28