HomeMy WebLinkAboutPZ - Design Standards The Delstraict at Ten Malle
Project Design Standards
July 2024 1 Meridian, Idaho
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CONTENTS
01 Introduction......................................................................................................................1
02 Design Review Process....................................................................................................3
03 Design Standards
SiteDevelopment...............................................................................................................5
Architectural........................................................................................................................17
04 Specific Area Standards..................................................................................................24
Design • • Introduction
ARTICLE ONE
INTRODUCTION
The District at Ten Mile Site Development and Design Standards apply to a 163-acres±within the Ten Mile
Interchange Specific Area Plan (TMISAP) in the City of Meridian. The intent of The District at Ten Mile
development is to create a high-quality mixed-use gateway for the City of Meridian. The District at Ten
Mile Site Development and Design Standards supersede the TMISAP as the designated area's governing
design and development guide. The main objective of the site development and design Standards is to
establish a set of criteria and procedures that will be used to implement The District at Ten Mile's land use
policies. Additionally,these Standards aim to achieve the following:
- To ensure economic viability and a high-quality standard of development within The District at Ten
Mile and the City of Meridian, it is crucial to set and maintain an aesthetic environment that
encourages flexibility, innovation, creativity, and design elements within the overall development.
This approach also reflects the evolving market demand and maturity and looks to these Standards
to define the development's overall appeal.These values will be instrumental in creating a distinct,
vibrant,and thriving development that is also responsive to the ever-changing needs of the market
and the greater region.
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Figure 1—The District at Ten Mile Conceptual Plan
Design • • • • •
The image above shows three (3) areas that make up The District at Ten Mile Development based on the
underlying zoning and future land use designation boundaries.
AREA 1 accommodates a mix of multi-family residential uses such as townhomes and multifamily.
AREA 2 accommodates predominantly commercial mixed uses, including large format/anchor and
specialty retail, casual and fine dining, entertainment, recreation, hospitality, childcare, and office uses.
AREA 3 accommodates medium to higher-density office, commercial, recreation, medical, and hospitality
uses.
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Figure 2— The District at Ten Mile Areas
4
Design • • Process
ARTICLE TWO
DESIGN REVIEW PROCESS
Section 1. Design Review.
This document creates an overlay district and applies to all development within The District at Ten Mile
("District"). Within the District before submission to the City for Certificate of Zoning Compliance, no
structure of any kind shall be installed,erected, placed,assembled,altered,or maintained on any Lot until
and unless the proposed use and plans and specifications for the same, showing the nature, shape, size,
color, architectural design, materials, location and landscaping, paving plans, curbing, storm drainage and
all other requirements as set forth herein ("Development Plans") have been approved through a Design
Review application following the process below with review by the Master Developer and The District at
Ten Mile Architectural Review Committee ("TDARC").
Section 2. Master Developer Review.
Before the submission of Development Plans to the TDARC, as outlined below, the Development Plans
must be submitted to the Master Developer for review to ensure compliance with these Site Development
and Design Standards. Master Developer's approval of Development Plans must be granted before
submission to the TDARC.The Master Developer, in concert with their internal design review process,will
review and approve/deny and/or request changes within ten (10) business days following the complete
submission of all proposed Development Plans. Once the Master Developer approval is obtained, the
TDARC's decision shall control.
Section 3.The District at Ten Mile Architectural Review Committee.
It is hereby established that TDARC shall have the responsibility of reviewing all Development Plans to
assess coherence with the Site Development and Design Standards set forth herein, and is granted overall
authority to recommend approval/conditional approval of said plans in writing should they be found to
align with the Site Development and Design Standards. The TDARC shall consist of four (4) members
appointed by the Master Developer and its successors and assigns.
Section 4.TDARC Review.
After the Master Developer approves a Development Plan, the Master Developer shall submit the
Development Plan to the TDARC and schedule a review meeting. Development Plans shall be submitted in
writing and signed by the Owner of the building site or the Owner's agent.All Development Plans shall be
accompanied by the information required by Chapter 11-513-8 of the Meridian Unified Development Code
(UDC). Should any submission, either in total or part, not adhere to the requirement of this Declaration or
the overall design intent of the Site Development and Design Standards, the TDARC retains the authority
to request, in writing, that the submitting entity alter and/or change the aspects of the submitted design
before approval.
Section S.TDARC Approval and City Submission.
Upon receiving TDARC approval, the Development Plans shall be submitted to the City by the Master
Developer or the Applicant, including the TDARC approval letter.
Section 6. General Requirements.
The purpose of this Article is to allow for flexibility that will allow for the overall development site to
become a walkable, integrated village with the following emphases:
- Establishing a unified architectural design ideal that fosters creative interpretations of both
traditional and more contemporary vernaculars, motifs, massing, and rooflines, and the use of high-
Design • • Introduction
quality building materials which will yield designs and projects that both singularly and in total,create
visually complementary and cohesive village environment.
Land uses, activity areas, and open space(s) around a well-designed transportation/circulation
network where pedestrian activity is strongly supported and integrated with vehicular streetscapes,
service, or parking areas.
- Develop and encourage retailing, cafes, restaurants, personal and/or business services placed and
located where they can generate high pedestrian activity, along ground floor locations or below
potential office space, hospitality, or residential units on upper floors.
- A design where commercial/retail,office, hospitality, and single lot uses can be incorporated into the
overall District fabric.
- Residential neighborhoods built intermixed or adjacent within close/walkable proximity of new
commercial uses, places of work, or dedicated public open spaces and/or amenities.
- An emphasis on developing a community where new and existing residents and visitors can live,work,
and play.
A design where open space(s), streetscapes with dedicated sidewalks, pathways, and recreational
uses are interwoven to create an overall village context.
6
Design • • Development
ARTICLE THREE
SECTION ONE - SITE DEVELOPMENT
In keeping with the design intent to create an integrated mixed-use District,the criteria in this section shall
be submitted for review and approval to the Master Developer and TDARC. This section covers site and
landscape Standards.
A. Streets and Drive Aisles
a) Street Design and Materials
Beyond the likely predominant use of either conventional standard asphalt or concrete for roads,
walkways,drives,or arrival zones,The District at Ten Mile Site Development and Design Standards
highly encourage incorporating differing specialty surface materials such as pavers, colored or
infused concrete, stamped and colored asphalt pavement and/or other unique pavement
products to demarcate special pedestrian walk and/or activity zones, dual pedestrian/vehicular
crossing areas, feature street surfaces, crosswalks, pathways, unique 'arrival' zones, plazas and
entries. Where viable, such areas should be made 'zero curb' elevation zones to facilitate ease of
pedestrian use and as a visual cue for traffic calming in these specific areas.
Such zones or feature streets can have vehicular and pedestrian areas segregated using fixed or
removable bollards that can be changed/removed for programmed or promotional events. For
specific site development areas within public roadways, pavement and substrate design must be
based on calculations anticipating future traffic conditions and submitted to and approved by the
Master Developer and TDARC.Creating roadways featuring landscaped islands, boulevards,arrival
courts, and traffic circles is also encouraged.
b) Public Streets
All public streets shall be designed in accordance with the City of Meridian, Ada County Highway
District, and Idaho Transportation Department requirements.
c) Private Drive Aisles
The majority of internal connections within The District at Ten Mile consist of private drive aisles.
The key dimensions include a 25'two-way aisle when adjacent to parking stalls or a 20'drive aisle
when not adjacent to any parking stalls. A detached 6' wide sidewalk and an 8' landscape buffer
are encouraged for pedestrian connectivity where appropriate.
d) Radii and Clear Zones
- Corner curb radii shall be between eight feet (8') and twenty-five feet (25') as determined by
the intended use (residential areas up to fifteen feet (15') and mixed-use areas up to twenty-
five feet(25')1.These fairly tight turning radii are intended to shorten pedestrian crossings and
inhibit drivers from turning corners at high speeds.
- A minimum width of six(6')feet clear zone allowing for the free flow of people.
- To allow emergency vehicles (e.g., fire ladder trucks) to turn corners, a twenty-five foot (25')
radius Clear Zone may need to be established free of all vertical obstructions including but not
i Consistent with TMISAP Curb Radius 3-24
Design • • Development
limited to street lighting poles, decorative bollards, wayfinding signage, sign poles, fire
hydrants, utility boxes, or dense vegetation landscaping or street trees.
- Curve and radius data and intersection details for public roads shall be submitted for review
and approval to the Master Developer and the TDARC.
- Where viable, the curve should also be used to create 'bump-out' landscape and pedestrian
areas that cap rows of either parallel or angle-in parking spaces.
B. Vehicular and Pedestrian Circulation
a) Sa et
The safe and functional movement of both vehicles and pedestrians, on and off-site, shall be
provided as the primary consideration in designing transportation networks within the Property,
and all site plans shall be crafted to minimize such conflicts wherever possible. Areas One, Two,
Three, and Four should include an integrated system of sidewalks, walkways, and pathways that
provide access to all structures and spaces within the development.
b) Pedestrian Circulation'
Pedestrian circulation is a primary and highly encouraged goal and will be accomplished via
sidewalks, crosswalks, cross-surface lot walkways, community gathering spaces, plazas, terraces,
seating and amenity zones, hard-surface paths, bike paths, and permeable pathway surfaces.
These varying pathways should be crafted to connect all buildings within and outboard of specific
development parcels. Early site planning should make this a core design consideration within and
along the edges of the Property and with any adjacent development(s) as they come online.
A network of multi-use pathways and/or sidewalks and potential bike paths shall link all open
spaces, residential, mixed-use,and commercial areas within the Property.All site plans developed
for parcels within the Property or subsequent additions and alterations of existing uses should
make this a primary feature of their specific overall site development and look to connect adjacent
sites/uses and/or tie into cross-site public pathways/walkways/sidewalks or bike paths.
c) Sidewalks, Walkways, and Pathways
Sidewalks, walkways, and pathways should be constructed of durable, non-skid hard surface
concrete or asphalt with a minimum width of 5'.They are encouraged to be wider in areas where
significant amounts of activity are anticipated.'
No sidewalk, walkway, or pathway should be located immediately adjacent to the street curb
where feasible, except along parallel, head-in, and/ or angle-in parking zones. The walkways
should be separated from an active adjacent roadway by a planting strip that is recommended to
be at least 5'in width or a planter bed of no less than 5'x8' long that includes street trees at regular
intervals.'
z Consistent with TMISAP Functional and Physical Integration 3-8.
'Consistent with TMISAP Pedestrian & Bicycle System 3-27.
n Consistent with TMISAP Pedestrian & Bicycle System 3-27.
8
Design • • Development
d) Sidewalks and Buildings
Pedestrian connections, including crosswalks, sidewalks, and pathways, shall be provided along
any surrounding streets/driveways/drive isles, along the front, side, or back of any building or
group of structures, on all specified and dedicated streetscapes, both public and private.
e) Building Sidewalk Widths
In commercial areas,the building sidewalk area can be broken down into three zones: (1) Building
Zone that includes the sidewalk that fronts the building facade, (2) Pedestrian Zone that is
intended for uninterrupted pedestrian movement, and (3) Streetscape Zone that provides visual
aesthetics, landscape features, community gathering, circulation, and public amenities.
■ Building Zone: That part of the sidewalk generally fronts a building fagade. Uses within this
area may include space for window shopping, free-standing signs, exterior displays outdoor
dining or isolated landscaping.
■ Pedestrian Zone: That part of the sidewalk is intended for uninterrupted pedestrian
movement. In general this area should be at least 6' feet in width and significantly widened
in high level activity areas. All Pedestrian Zones including a walkway should be no less than
twelve (12')feet in width.
■ Streetscaping Zone:The space immediately adjacent to the street curb. In general, it contains
a wide range of Streetscaping and furniture, including street trees, pedestrian light poles,
illuminated bollards, signposts and project wayfinding, pedestrian seating, landscape
planters and pots, kiosks, pavilion structures, trash receptacles, shading devices, art
installations, and transit waiting zones/ shelters. The width should be determined by the
needs of the species of street trees planted along the sidewalk. The minimum width should
be twelve (12')feet. Outside of publicly accessible commercial and residential neighborhood
areas,this entire zone should be treated as a planting strip with no paving.
f) Bicycles6
Bicycles may be permitted on all pathways and not permitted on sidewalks or walkways. Public
streets and private streets should include a dedicated bicycle lane.
Bicycle racks should be installed near the main entrances of all commercial buildings and at the
entry and exit points of public spaces. The racks should be placed next to pathways, streets, or
drive aisles but not obstruct any pedestrian or vehicular routes. The racks should be spacious
enough to accommodate the estimated number of bicycles that will be used.
5 Greater than and consistent with TMISAP Sidewalks 3-27 and 3-28.
e Consistent with TMISAP Bicycles 3-27.
9
Design • • Development
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Figure 3—Sidewalk Width Examples
C. Off-Street Parking
a) Parking
Parking shall be provided in accordance with Meridian City Code Title 11 Chapter 3 Article C.
b) Shared Parking
Where permissible,a shared parking arrangement may be allowed for certain developments/uses.
Shared parking arrangements are meant to encourage a more "round the clock" usage of any
parking facility, therefore generating a lower total parking space count for any one development
site.'
The TDARC may consider the acceptance of a formula that can demonstrate certain combinations
of mixed-uses and adjacent developments that will yield increased overall parking area utilization,
especially throughout any given twenty-four-hour period.
'Consistent with TMISAP Shared Parking 3-27.
10
Design • • Development
D. Utilities and Equipment
a) Utility Easements along Streets and Private Drive Aisles
With the exception of the setback areas along Villaggio Way, Cobalt Drive, and Umbria Road, all
utility easements shall fit within the planned drive aisles or in dedicated service lanes where
possible and will be located under pavement, landscape, and sidewalk areas as necessary or as part
of a predetermined right-of-way, and to avoid negatively impacting the practical and viable
development potential of any parcel with excessive and/or redundant setbacks. Deviation from this
requirement will only be considered by the Master Developer and the TDARC for specific site
development areas that prove an essential variation.
b) Utility and Equipment Locations
All utility, telecommunication, and landscape irrigation distribution lines shall be located
underground, preferably within street rights-of-way, with all visible, in-ground utility access boxes
placed to not interfere with building pads, sidewalks, pathways, and other pedestrian zones, light
poles, wayfinding, directional or other street signage, parking areas, and landscaping other than
trees.The Master Developer will encourage judicious placement and selective landscape screening
of all required transformers, traffic control equipment, telecommunication pedestals, electrical
cabinets, metering,exposed pipes and/or valves,and any other mechanical equipment that require
above-ground placement in areas adjacent to highly visible and primary pedestrian and vehicular
zones. Where viable and possible, such equipment should be placed and/or screened, preferably
in landscape beds and/or landscape buffer zones and surface parking area edges, 'canoes', or
islands.
c) Utility and Equipment Screening$
All exposed structures requiring open-air locations, particularly rooftop mechanical/HVAC
equipment, utility, and/or other functional hardware, shall be adequately screened from public
view, whether located atop, attached, or separated from the building it services. If atop a
structure, these features shall be screened behind parapets, decorative roof elements, or screen
enclosure walls for one hundred fifty feet (150') beyond any building elevation that the general
public can view. Screen devices shall be fabricated to match or enhance the overall architectural
massing, with materials and colors harmonious with the overall building(s) or block where
applicable.
All such devices are approved at the discretion of the Master Developer and the TDARC. Where
possible, such elements as generators and electrical and telecommunication cabinets should be
set into lower-grade areas or within the building walls, either open air or within a separate utility
room or service area. Either screen walls or dense landscaping shall adequately screen such
features if they are in open area settings.
E. Service and Loading
a) Service and Loading Area Screening
All building and/or tenant back-of-house functions, such as trash containers, grease traps,
recycling bins,compactors,or any other functional need,located outside of any interior lease area,
shall be grouped in an approved common area service zone(s) within individual blocks located
$Consistent with the TMISAP 3-41 Screening of Mechanical Units and Screening Areas
11
Design • • Development
within that specific development block and/or complex and placed or screened as is practical from
public view, preferably in rear, or side yard or interior service rooms.
Where exposed to public view, such service zones shall be adequately screened with
architecturally complementary access doors and screen walls at least six feet (6') high or at least
one foot (1') higher than the container it screens. All screen walls should be landscaped to the
greatest extent possible. A combination of berm and dense landscaping may be proposed as an
alternative.'
Recessed and/or raised service docks that face any streetscape or parking area or are visible at
the rear of any building shall be screened, as is practical,with screen walls and/or screen doors of
a height and scale that will adequately hide any service vehicles that may use such zones. Screen
walls, doors, and/or roof enclosure elements are to be constructed of materials, colors, and
patterns to mimic the primary architectural character of that particular building.
Exceptions are fully screened service zones located between or surrounded by (or reasonably
expected to be surrounded in the future by) other buildings and can provide service bay access
that is not directly visible to public view. This would also include a roof or trellis element that
screens the service bay from being seen from higher floors overlooking such zones.
Service entrances located at the rear of buildings shall be screened unless such areas are
comprised only of service access doors. On-street, curbside loading areas need not be screened
from view but should be made dual-purpose to encourage other uses after hours, with clear
signage as to the hours such potential uses are allowed.
b) Service Bay Screen Wall Construction and Materials
All service bay screen walls will mimic the building design, materials, and colors of walls and
fences, if visible from any public right-of-way and private drive aisles, and shall be uniform and
compatible with the base-building architectural style,color,and building materials of the principal
building and its surroundings.
c) Loading Space Requirements
Within the District at Ten Mile commercial areas, loading may be accomplished at designated
curbside service zones or time-specific locations for smaller in-line retail and service tenants, as
practical and necessary,depending on the distance from a screened delivery bay.Curbside loading
spaces should be made dual-purpose where practical and functionally viable for daytime, public
use.
d) Fencing
Any or all fencing is to be painted or powder-coated metal railing, set into the ground, or
bolted/incorporated into a wall or between pier supports. Chain link fences are not permitted
along any visible public right-of-way and may be placed only in service areas screened from public
view.
9 Consistent with TMISAP Screening of Mechanical Units and Service Areas. 3-41.
12
Design Standards — Site Development
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Figure 4—UtilitylEquipment / and Service Loading Screening Examples
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Design • • Development
F. Landscaping
a) Registered Professional Required
Each applicant shall utilize a registered landscape architect who shall work with the Master
Developer on all landscape design, landscape plans,and/or alterations.Such individual shall utilize
the design Standards and specifications where applicable to achieve a cohesive design within the
master development area.
b) Maintenance
The TDARC may supplement these Architectural Standards by adopting, through rules and
regulations, more specific Landscaping Standards that will apply to the Property.
c) Open Space/Gathering Spaces10
All areas should incorporate open space consisting of greenspace, landscaped
sidewalks/walkways, and public amenity spaces. Open space shall be a minimum of 15% of the
developable site and shall be used for the enjoyment of those who live, work, or visit the District.
d) Plant Material Selection
Plant materials shall be chosen that are indigenous, moderately fast-growing, require low
maintenance, and are drought-tolerant where viable. Applicant is encouraged to uses color,
texture, and contrast when designing landscape areas to provide interest. All planted surfaces,
whether in the ground or in raised landscape beds, shall be fully irrigated and maintained in good
working order. The landscape design shall incorporate the total development site, be in context
with adjacent users,and consist of a palette of plants with year-round appeal,which might include
annuals, perennials, shrubs, and trees. A minimum of 40% plant coverage for all landscape
planters should be used to establish a rich, healthy, and vibrant landscape.
Tree selection shall be a minimum of 3" caliper at breast height and shall be free of pest, disease,
structural defects, girding, or circling of roots, broken branches, abrasions or signs of stress. A 2"
caliper may be requested and approved by the TDARC with evidence provided that a 2" caliper
will meet the design intent of the development.
e) Surface Parking Area Landscaping
Parking areas and driveways shall be landscaped with low-profile plants that include ground cover,
perennials, ornamental grasses, shrubs, trees, or tree groupings. Shrub selections should be
designed to a minimum height of 30 inches above the finished parking surface where there are no
trees to effectively screen automobiles from surrounding streets and open spaces. Taller shrubs
and low-profile ornamental trees are permitted in areas where screening of outboard utility or
service areas is required. Excessive use of mulch and/or wood chips will not be permitted and shall
utilize herbaceous ground cover whenever possible to create landscape coverage.
f) Landscape Island/Beds
Parking lot landscape island/beds of at least eight feet (8') in width shall be provided between
parking aisles of either head-in or diagonal parking. Trees shall be used at a minimum spacing of
(1) tree per (12) parking stalls. A diversity of tree species throughout shall be used to encourage
10 Consistent with TMISAP
14
Design • • Development
seasonal interest, shade, screening, and accents where appropriate. To minimize water
consumption, the use of low-water vegetative ground cover other than is encouraged unless the
lawn is part of a public open space or a foreground landscape feature. Plant material and trees
should be of native species where possible or be selected from the City of Meridian approved tree
and shrub list.
g) Parking Structure Screening
Where parking structures are used, a minimum eight-foot (8') landscape buffer will be required
for screening.
G. Drainage and Water Detention
Adequate storm drainage systems shall be required in accordance with Meridian City code.
H. Outdoor Lighting
Outdoor site lighting includes streetlights, walkway/pathway lighting, parking lot lights, and general
lighting.
a) Outdoor Lighting
All exterior lighting of entry drives, parking, service and loading areas, pathways, courtyards,
plazas, or any non-illuminated, surface-mounted project signage or tenant identity signage shall
be directed to prevent glare on adjacent properties and streets and to shield the lighting from
adjacent properties to the maximum extent feasible.
All fixtures shall be LED or similar products, and their placement, along with all support
posts/poles and brackets, shall be consistent in fabrication quality and selected to enhance the
overall design character of the village theme.
The use of lighted bollards with incandescent or metal halide lamps or other low-level fixtures is
encouraged to identify pedestrian walkways and drop-off areas at entrances to buildings.
Emphasize pedestrian-to-vehicle intersections with low-level decorative streetlights. Landscape
lighting should enhance and complement the landscape materials in the nighttime hours.
b) Parking Lot, Pedestrian, and Drive Aisle Lighting
Consistent and commercial-grade fixtures for street and pedestrian lighting shall be provided on
all streets, private drives, sidewalks, and pedestrian pathways, including public gathering/event
spaces, both public and private, within the Property. Street and pedestrian poles shall be located
at all intersections and along sidewalks at intervals consistent with the village design character.
Street lighting shall be scaled to the pedestrian,with pedestrian street support posts no less than
12' high to the underside of the actual fixture,which shall be the recommended minimum height.
This includes 30" minimum height bases and tapered support posts of no less than 6" diameter at
the base.
Pedestrian light poles are to be featured within all community gathering space areas and shall
feature exterior outlets in the base for seasonal and functional needs.
Street light fixtures shall be painted or powder-coated metal, with a matte finish, consistent in
color and style on both sides of any street and chosen in consultation with the Master Developer
and the TDARC. An alternative for public spaces, gathering areas, and pedestrian pathways are
15
Design • • Development
low-profile LED, internally lit bollards placed at intervals to fully illuminate all pedestrian surfaces
or low-profile lighting that surface illuminates or 'washes' pedestrian walk or gathering areas."
A street/pedestrian lighting plan showcasing a fixture schedule, light levels,and placement on any
site within the subject project/property shall be submitted to the Master Developer and the
TDARC for approval.
I. Street Furniture
a) Street Furniture
'Street furniture/furnishings' are key features of public and private exterior spaces and can greatly
facilitate the creation of vibrantly used pedestrian spaces along all streetscapes,open spaces,and
connecting outdoor areas.These features include such basic items as benches, trash receptacles,
pottery,bike racks,shadingdevices,bollards,drinking fountains, wayfinding, and street signs.
Other elements include game areas and surfaces, moveable tables,chairs,outdoor lounge seating
groupings, terraced seating, picnic benches and tables, market umbrellas, outdoor fireplaces,
water features, children's play areas, sculpture, and other weather-durable, exterior public art.
Street furniture shall be chosen and placed in consultation with the Master Developer and the
TDARC and shall be located within agreed zones to maintain a clear pedestrian path.
Street furniture shall be made of materials consistent with extended public use. These materials
include painted or powder-coated metal with a matte finish; wood in either a stained, painted, or
treated finish;outdoor grade fabrics and canvas;and in certain instances, high-impact,composite,
or resin-based materials that mimic natural finishes that are weather and fade-resistant.
All street furniture and public features shall always be maintained in good working order and
appearance by their respective owner(s) and repaired or replaced as necessary.
Street furniture shall be consistent in material, color, and style along both sides of any street. All
street furniture elements, either new or replacements that vary in color, material, number,
placement, or size from the prior approved plan(s) are subject to Master Developer and TDARC
review and approval.
ii Consistent with TMISAP Parking Lot, Pedestrian,and Landscape Lighting 3-30.
16
Design Standards — Site Development
IL
Figureand Site Furniture Examples
Design Standards — Site Development
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Figure 6 Continued—Street and Site Furniture Examples 18
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Design Standards Architectural
SECTION TWO - ARCHITECTURAL
Architectural Character and Four-Sided Consistency/Achieving Value Through Design Standards
The following architectural design Standards are meant to achieve the result of establishing a consistent
high-quality design and construction that would with the site and streetscape Standards to establish and
reinforce the District design and planning goals.
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Figure 7—Building Design Examples
Design • •
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Figure 7 Continued—Building Design Examples
A. Orientation
a) Orientation to Street12
Buildings shall be architecturally oriented along the immediate adjacent street or private drive to
create a 'street wall' effect, with the main/primary entrance(s) located facing the street, public
right-of-way, or courtyard, and for larger-format users over ten thousand square feet (10,000 SF),
facing a relevant-sized surface parking area, unless a deviation is deemed appropriate, per the
discretion of the TDARC. In cases where there is an anti-access easement or access is not permitted
from a particular road or public right-of-way,the building shall not be required to face the subject
road or right-of-way.
b) Orientation of Windows and Doors
For non-residential uses, all windows and doors, openings, or frame fenestrations located within
an opening shall be 'vertical' in orientation, meaning the primary frame character is more top to
bottom in keeping with a more traditional storefront window. Window features, including
transoms, divided lights, and sidelights, are encouraged, along with storefronts, doors, and
framing components, which follow vertical enhancing design elements. Sliding and/or roll-up
commercial-grade glass doors,folding or sliding glass doors and windows,and butt-jointed glazing
Zz Consistent with TMISAP Street-Oriented Design. 3-33
20
Design
may also be allowed, but only if window and/or door orientations are also vertical in nature and
are in keeping with the character and function of the overall architectural paradigm. Any sliding
doors must pocket out of view, and all folding or roll-up windows should not encroach into an
exterior walk or public area beyond a tenant storefront closure line unless that line is part of the
tenant lease area, as in an exterior patio or display space. The TDARC may consider specific
exceptions, primarily related to functional use, provided that the overall public-facing building
design is in keeping with the goals of the mixed-use district.
Figure 8—Orientation of Windows and Doors Examples
i .
Figure 9—Glass Materials Examples
B. Materials
a) Glass Materials
Clear or colored glass,translucent,sandblasted,and/or decorative pattern glass that can emit light
through is encouraged. Retail and/or commercial storefronts should be predominantly clear glass
at any street-level opening.Where a clear window opening is desired but for functional reasons is
not viable, an internally backlit shallow display box-out is desired. Translucent, patterned, or
colored glass panels may also be permitted in other applications. Other options, including back
painted, fritted, sandblasted, color or non-illuminated translucent glass, may be acceptable to
screen where structural elements or back-of-house functions or unoccupied space would be
21
Design
visible behind. Black, opaque, spandrel, and reflective glass material surfaces are discouraged
except in fagade areas where their placement is a key part of a final design aesthetic.13
b) Exterior Building Surface Materials
All exterior building surface materials shall be commercial grade and applied in a variety of stylish,
creative, and clever applications across the expanse of all visible public-facing elevations.
Encouraged materials at street level include pre-cast masonry, brick, decorative block,
cementitious or fiber-cement siding, wood (both new and reclaimed in specific applications),
natural or precast stone, exposed metal structure and/or architectural details and/ or surfaces
where viable. In addition, above street-level materials such as stucco or EIFS may also be part of
the building's exterior palette provided they are judiciously used and placed to achieve high-
quality architectural style as encouraged by the Standards. Plywood, non-coated corrugated
siding, vinyl siding, and thin-set, color-plastic panels are prohibited from use in publicly visible
locations.14
C. Roofs
a) Roo Ines
In trying to achieve the form of a 'skyline,' rooflines or parapets are often the most visible part of
any development,whether from a distance or up close. Peaked,gabled, slanted, and flat roofs are
all permitted; however, parapets or the underside of roof eaves should showcase some form of
cornice or similar design element, masonry and/or brick trim and/or patterning, decorative
blocks/brackets, moldings, or some form of architectural emphasis along the roofline to 'tie' that
element to the building massing below. The top of the parapet is encouraged to be no less than
24 inches (24") higher than the highest point in the roof plane. Flat roofs should be raked at the
minimum slope necessary to shed water and meet all applicable construction requirements.
Where an adjacent building's fagade, which adjoins it, has a similar roofline height, a variation of
the parapet or roofline is required.
NOTE:All rooflines must be able to fully screen all HVAC/utility or functional apparatus from public
view from a distance equivalent to the parallel height of that roofline as viewed downhill from any
distance into the project. If that proves difficult, a subsequent, roof-mounted parapet screen may
be necessary to install on the roof to provide additional screening.15
Pitched roofs are encouraged to be symmetrical,with hips or gables forming a pitch of no less than
between 4:12 and 12:12 with an overhang of at least 12 inches and can extend to a maximum of
four feet (4') beyond the fagade of the building.16
13 Consistent with TMISAP Urban Design Features 1-3, Design Element Overview 3-31,and Street-Oriented Design
3-33.
14 Consistent with TMISAP Materials.3-41.
1s Consistent with TMISAP 3-41 Flat Roofs
16 Consistent with TMISAP Pitched Roofs 3-41
22
Design
b) Visible Roofing Materials
Per the TDARC's discretion, slate-style shingles, fiberglass shingles, and either copper or
painted/powder-coated standing seam metal are permitted materials for sloped roofs. Where
possible, patterning of shingle colors for more vertical roof surfaces is highly encouraged.
: r
L1
Winn
,W*4
F � I
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Figure 10—Roof Line Examples
D. Building Heights and Massing
a) Building Heights
Heights shall be consistent with those of other similar contemporary uses. For larger format
retailers, entertainment venues, or other commercial uses, where taller interior spaces are the
norm, heights of the front facades should use massing elements and materials to blend in with
any adjacent structure(s)so as not to overwhelm the overall visual appearance.
Subject to the restrictions on Height as set forth in Article 4, structures should feature a variety of
heights, utilizing elements such as roofline variation, decorative towers or portal elements,
steeples, pediments, clerestories, dormers, or domes consistent with the overall architectural
character and these Architectural Standards.
Purely decorative unoccupied elements such as towers, flagpoles, spires, and steeples may be
located on top of both occupied and unoccupied enclosed space to a total building height of no
more than one hundred twenty feet (120'), excluding decorative metal finials.
23
Design
b) Building Massing17
Individual buildings and any attached structures should strive for complementary building
massing. "Monoplanar" or monolithic appearance and surfaces, with little variation in setbacks,
wall fenestration, or rooflines, are not permitted.
Building massing should consider adjacent buildings, property uses, sightlines, identity, and
relationship to its site to accomplish building a contextual variety in its overall massing. As noted
above, such elements as rooflines, massing setbacks, decorative architectural elements, visual
openings,and wall fenestration elements such as'pop-outs"window openings,trellises, pergolas,
verandas, entrances, piers, pilasters, decorative panels, or grilles, and eaves or cornice lines will
break down a structure's overall massing and create a pedestrian scale to its overall context.
c) Significant Opaque Vertical Surfaces
In circumstances where low-profile, large-format end users or multi-tenant spaces are featured
within in-line or as a stand-alone structure(s) which will feature significant blank and opaque
surfaces on one or more sides, facing a public street or right-of-way, the building mass must be
visually enhanced with architectural and surface/ material detailing. This may include but is not
limited to; shallow-profile pilasters, indentations, decorative panels pinned-off surfaces or
integrated into recessed indentations,surface massing alterations,faux windows,'eyebrow'shade
devices, dimensional cornice or decorative banding/trim, and panel details.The incorporation of
other key design elements such as roof parapets, architectural statements such as 'towers' or
entryways and portals, and tenant or project signage should be an early consideration of any
emerging design that is predominantly opaque.
E. Color
a) Color Variation
The use of sharply contrasting or 'clashing' colors on building facades is discouraged for large
surface areas but may be used for accenting or enhancing an architectural element. If used either
as an accent or as some form of tenant identity, they should be limited to specific architectural
elements,details,or specific and limited surface areas.Their use in tenant design areas, however,
is encouraged but subject to tenant design Standards established by the TDARC for their particular
building or development.
Color schemes should be kept to no more than one or two fields or trim colors on any given
individual facade unless a deviation from this is deemed appropriate by the TDARC. All exterior
colors and finished material surface colors are subject to TDARC approval.
b) Color Consistency
The chosen color scheme should help to visually tie all the parts of the building's massing together.
Monolithic or singular color schemes and appearances are discouraged, but monochromatic color
palettes featuring shade variations are acceptable.Typically,the color that is used in the storefront
area may be repeated in the upper-story windows or to accent a roofline element/cornice area.
Colors used at the front facade should be utilized on the sides and rear of buildings.
17 Consistent with TMISAP Building Heights. 3-38.
24
Design
F. Architectural Lighting
All decorative accent/architectural lighting meant to illuminate a building feature, underside edge,
roof eave, or surface(s), as well as any surface-mounted, non-illuminated signage that is a
permanent feature of the overall building or site design, shall also be submitted to the Master
Developer and the TDARC for review and approval.
J. Outdoor Storage
a) Screening
Outside storage of merchandise, raw materials, finished products, and/ or equipment must be
fully visually screened from any publicly visible right-of-way. All tenant service areas, including
service docks, back-of-house areas, trash containers or compactors, recycling bins, grease traps,
and general service locations, must be fully screened with non-lockable closure gates on one side
for access and removal.18
Large format uses requiring large service bays shall screen all areas with walls and/or screen doors
that fully hide all service vehicles, both lengthwise and in height, and are to be consistent
materials/colors that complement their base building architectural character. Exception: if the
service bay is fully screened from any public view, then these requirements may be waived, but
only upon review and approval of the Master Developer and the TDARC.
Initial site planning should work to negate or minimize views from any public areas or such large
bays wherever possible. Masonry, brick, stone, decorative block, composite materials, pressure-
treated wood, and/or painted or powder-coated metal are all acceptable materials to screen
attached or free-standing service areas and bays.
Storage facilities shall feature walls that reflect the surrounding architectural character,tall-growth
landscaping, and enclosure doors featuring decorative fencing and opaque metal screen backing.
For uses that require more than occasional access and are outboard or freestanding from the main
building area,three sides shall be screened, but screened areas must not be visible from the public
right-of-way and shall feature unlocked,decorative,and opaque doors to one side for clear access.
Chain-link fencing with inserted slats or plastic-coated walls and/ or support wood posts is not
permitted in any publicly viewable area.
b) Storage/Screened Service Area Design
Any required outdoor storage building(s) or structures shall be constructed in the same
style/materials and colors as their surrounding buildings or primary project character.The overall
concept is that they should not look 'temporary.'
c) Visibility from Public Right-of-Way
Where possible, locate any required or necessary outdoor storage structure away from the public
right-of-way or public view behind the main building(s) and along any 1-84-facing frontage.
is Consistent with TMISAP Screening of Mechanical Units and Service Areas
25
Design
d) Accessory Structures
Accessory Structures may contain auto and accessory vehicle parking, developer/landlord/tenant
or resident storage, building or amenity functions/uses, general maintenance storage, or
trash/recycling bin enclosures. Prefabricated shed structures are not permitted.
K. Signage
a) Project Signage/Brand
The Master Developer will develop and submit to the TDARC an overall project identity
graphic/font/logo as part of an overall 'wayfinding' signage program. This will be physically used
on entry walls,street signs,directories,and in subtle other applications where a logo or font script
will help to establish the overall The District at Ten Mile brand. This will establish the parameters
for execution of all project signage, including size, application, color, use, materials, and
fabrication, along with potential uses and styling for all marketing and promotional potentials and
to establish a sense of place. For example,a multi-family development hypothetically named 'The
Enclave' will be promoted at "The Enclave at The District at Ten Mile." This would apply to all
larger-scale developments that require their own address.
The Master Developer retains full control of the use and promotion of the overall The District at
Ten Mile project branding, logo, identity, and any entity that uses such aspects in a co-branded
promotion or application.
b) Individual Project and/or Tenant Sign Criteria
At present, the Master Developer believes that, given the fluid nature of the various components
and end users, it would be difficult and limiting to the creative potential to establish exacting
signage Standards this early in the process. Instead,as an individual development begins its design
process, and the building uses/tenants are established, along with the resulting architectural
character, massing, and materials, the Master Developer will require and work with the
developer(s) to craft their own site-specific signage criteria and to assist potential tenants with
tailoring creative, stylish and well-executed signage and graphics that add another dimension of
quality to the overall development.This allows each individual project to establish its own unique
brand within The District at Ten Mile development, with the signage being a 'signature.'
The Master Developer will require all individual developments to submit project/tenant signage
criteria for review, comment, and required adjustment within a timeline to be established early in
the development process. These individual signage/tenant criteria(s) will cover all aspects,
including, but not limited to, the placement, scale, application, materials, colors, fabrication, and
illumination of all project identity, tenant signage, branding, and way-finding elements. This
process allows for the Development to accommodate ongoing shifts in style, application, and
fabrication technology. In all instances,the Master Developer and TDARC retain full approval rights
for all signage and graphics, as well as any proposed alterations or adjustments to any individual
project/tenant signage criteria or resulting signage.Any subsequent signage criteria(s) developed
for individual projects within Ten Mile West will use the City of Meridian standards as a base.
If those standards are deviated from,the Master Developer will work with the city on any specific
application that would yield an innovative or highly creative interpretation should an end-user or
sub-development want to expand on or exceed the city requirements, provided such signage or
graphic elements substantially enhance the character of whatever project it would be a part of.
26
Design
c) Freestanding Signs
Pursuant to the Meridian City Code,the site will feature ten (10) pylon signs, as depicted in Figure
11. The location of all interior monument signage and wayfinding signage shall be determined
through review by the Master Developer and TDARC.
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27
Design
ARTICLE FOUR
SECTION ONE -AREA ONE RESIDENTIAL
This area is zoned Traditional Neighborhood Commercial, which allows multifamily dwellings, small-scale
retail, restaurants, recreational, personal services, public or quasi-public uses,and churches.The following
Standards apply to residential uses in this area.
A. Height. 1 to 4 stories with an occupiable height of 45'. South of the irrigation canal may be up to
5 stories with an occupiable height of 55'.
B. Orientation. Building entrances in Area One should be oriented toward the street, primary right
of way,open areas, or courtyard unless a deviation is appropriate per the discretion of the Master
Developer and the TDARC. Buildings located on an intersection shall have the main entrance
oriented toward the major street, and any fagade facing other streets shall have similar
architectural styles.
C. Frontage.
a) Residential
Porches and stoops are recommended. Parking under the structure or behind or sides of the
building is encouraged. Ground floor elevations of 18 to 24 inches above sidewalk grade and
individual units opening directly onto adjacent right-of-way are encouraged. Deviations may
be requested before the TDARC.
b) Non-residential
Non-residential use frontages should comply with Articles Two and Three and be compatible
with the residential uses in the area.
D. Common Open Space and Site Amenity Requirements
a) Common Open Space
Minimum of 15%open space following Meridian City Code 11-3G-3.
b) Site Amenities
Site amenities should meet the standards in Meridian City Code 11-3G-4.
E. Maximum Block Size
The maximum perimeter of any block shall be no more than 450 feet. Pedestrian passages in the
middle of a block shall be provided at intervals no greater than 200 feet or between any eight
attached townhomes in any one row unless otherwise approved at the discretion of the TDARC.
F. Alleys
Alleys shall be incorporated into the residential neighborhoods to provide access to parking and
service areas behind rows of townhouse-style units. Alley locations and dimensions are not fixed
but shall be designed to accommodate the alley's purpose, preferably no less than 20' from
building edge to building edge across any one alleyway to facilitate proper backing out of any one
28
Design
garage space. Any required additional curb cuts shall be added only with the permission of the
TDARC. Alleys may also be incorporated into parking lots as drive aisles and fire lanes.
G. Lot Coverage
Multi-family dwellings may not cover more than eighty percent (80%) of an overall parcel area.
This does not include any outboard freestanding garage parking or covered spaces/areas.
H. Building Fronts and Backs
The front or side of every building must face the street, right-of-way or courtyard. Rear facing
buildings, overhead doors, and service entries are prohibited on street facades.
I. Parking Requirements
The intent of these parking ratios is to encourage a balance between developing a desirable,
pedestrian oriented development and necessary car storage for both short and long-term use.The
goal is to construct neither more nor less parking than is needed,and where viable,to overlap the
timeline of the various uses to achieve a shared time frame aspect.
a) Minimum Residential Space Requirements.
The minimum parking spaces in residential areas are as follows: 1.25 space per dwelling unit
at multi-family residential.
b) On-Street&Structured Parking.
On-street and/or structured parking is permitted and encouraged for all site plans for any
residential neighborhood within The District. Residential parking need not be contiguous with
the building(s) or the use it serves.
c) Shared parking solutions.
Shared parking solutions are encouraged by the Master Developer and the TDARC.
J. Access to Off-Street Parking
a) Access from Alleys
Alleys shall be the primary source of access to all off-street or individual unit garage parking.
(Parking along alleys, if permissible per the individual development site plan, may be head-in,
diagonal or parallel and may be made of a permeable block surface material.)
b) Connection of Alleys to Adjacent Properties
Alleys may be incorporated into parking lots as standard drive aisles. Access to all properties
adjacent to the alley shall be maintained. Access along such alleys between differing
ownership parcels or parking areas is also encouraged.
c) Corner Lots
Corner lots that have both rear and side access shall access parking through the rear.
d) Garage Doors
All garage doors shall face the side or rear of a structure, and never access the front or along
any primary street address. If positioned to streets, squares or parks, they shall be no closer
29
Design
than 20 feet behind the principal plane of the building frontage and shall not exceed 10 feet
in width.
K. General Ancillary Restrictions
a) The following utility and functional needs shall be properly screened and concealed from public
view, from any direction, whether facing a public street, along an alley, walkway or a side
street, by either a screen, wall device or incorporated in the base building architecture:
— Window and/or Wall Air Conditioners/HVAC units
— All Utility Metering devices
— Air Conditioning Compressors;
— Irrigation sheds
— Pool maintenance facilities and pumps.
b) The following shall be located in private open spaces, courtyards or to the side or rear
private outdoor space of any attached dwelling unit:
— Permanently fixed barbecues
— Antennas
— To the maximum extent permitted by law, satellite dish antennas
greater than 18" in diameter.
— For any residential units over commercial space, to the maximum
extent permitted by law, a satellite dish needs to be concealed either
on roof surfaces or setbacks, well away from any public streetscape
vistas, public parking areas, and/or walkways.
c) The following decorative and/or other elements are prohibited:
— Undersized, inoperable, decorative shutters (all shutter(s) must be sized
so as to equal the width and length that would be required to cover the
window opening, per a traditional design interpretation)
— Plastic,inoperable bris soleil shutters
— Clotheslines;
— Clothes Drying Yards;
— Reflective and/or bronze-tint glass; Plastic or PVC roof files;
— Backlit awnings;
— Glossy-finish awnings; and
— Fences made of chain link, barbed wire, or plain wire mesh, or rough-
textured/timber or'fortress style' wood fences.
— Unpainted and/or untreated wood fencing.
30
Design
SECTION TWO -AREA TWO
Area Two accommodates predominantly commercial mixed uses, including large format/anchor and
specialty retail, casual and fine dining, entertainment, recreation, hospitality, childcare, and office uses.
A. Height. 1 to 4 stories with a max height of up to 70'with an occupiable space of 60' in height.
B. Orientation.
Building entrances in Area Two shall be oriented toward the major or primary streets or primary
public event/open space(s), unless deviation is appropriate, per the discretion of the TDARC.
Buildings located on an intersection shall have the main entrance oriented toward the major
street. Any facade facing other streets shall have facades that 'turn the corner' with
similar/complementary architectural features and character. Retail, hospitality, and office
buildings may be oriented toward a street, right of way, or courtyard.
C. Transparency.
The majority of buildings in Area Two are anticipated to be one story. For multiple use retail and
commercial uses,the ground floor should be designed to be no less than sixty-five percent (65%)
transparent along any front/primary street or parking area facing the front fagade, through the
use of show windows, entrance doors, or other glass surfaces, including sliding, folding and roll-
up glass doors that open seasonally.19 This allows pedestrians to view the goods and services
offered in ground floor businesses and in the case of retailers or restaurants that showcase such
spaces, allow for the internal activity of the venue to 'spill-out' into the streetscape environment.
Corner tenants or spaces that are primarily retail should turn the corner with at least one 'bay' of
transparent or translucent storefront glass area no less than 30 feet back from the structural
corner.
In the case of professional services, office space, or non-retail/commercial uses, the Master
Developer and TDARC will review all site and floor plans to help determine if transparency can be
enhanced beyond the 30-foot minimum.
Large format retailers should look to plan outer exposed side walls with either liner uses or be
able to turn elements, massing, and details of the base building architectural character down the
side for its full distance. Upper-level transparency is recommended for buildings that face parks,
squares, or other significant vistas, per the discretion of the Master Developer and the TDARC.
D. Open Space/Gathering Spaces.
Usable and functional open spaces and programmable event spaces are required as part of the
multiple-use areas and adjacent neighborhoods. This definition may also include/allow for
landscaped traffic islands, pedestrian plazas, arrival courts, landscaped sidewalk/pathway areas,
game areas, public amenity features such as water features, fireplaces and seating areas, general
green space, playgrounds, tot lots, pocket parks and other recreational uses. Open spaces
between buildings that create landscaped courtyards or walkways to connect rear parking areas
19 Provides a greater transparency standard than the TMISAP which encourages"40%of linear dimension of street
level frontages shall be windows or doorways" in the Mixed Use Commercial Designation 3-50.
31
Design
or to adjacent neighborhoods or other nearby anchors are strongly encouraged and should be
'programmed'to encourage pedestrian activity, seating areas, and amenities.
SECTION THREE -AREA THREE
This area accommodates medium to higher-density office, commercial, recreation, medical, and
hospitality uses.
A. Height.The building must be a minimum of 3 to 8 stories with an occupiable height of 100'.
Height is encouraged to be increased closer to Interstate 84. The TDARC can approve exceptions
to the height requirement.
B. Orientation.
Building entrances in Area Three shall be oriented toward the major or primary streets or primary
public event/open space(s), unless deviation is appropriate, per the discretion of the TDARC.
Buildings located on an intersection shall have the main entrance oriented toward the major
street. Any fagade facing other streets shall have facades that 'turn the corner' with
similar/complementary architectural features and character. Hospitality and office buildings may
be oriented toward a street, right of way, or courtyard.
C. Open Space/Gathering Spaces.
Usable and functional open spaces are required. This definition may also include/allow for
landscaped traffic islands, pedestrian plazas, arrival courts, landscaped sidewalk/pathway areas,
game areas, public and employee amenity features such as water features, general green space,
playgrounds, tot lots, pocket parks and other recreational uses. Open spaces between buildings
that create landscaped courtyards or walkways to connect rear parking areas or to adjacent
neighborhoods or other nearby anchors are strongly encouraged and should be 'programmed' to
encourage pedestrian activity, seating areas, and amenities.
32