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HomeMy WebLinkAboutDesign Standards Downtown Core Pagelofl Will Berg From: Steve Siddoway [siddowas@meridiancity.org] Sent: Thursday, October 02,2003 10:47 AM To: 'Sharon Smith'; 'Will Berg' Cc: 'McKibben + Cooper'; Tammy de Weerd; 'Anna Subject: Pre-council: Downtown Design Standards Attached is 0 memo to the Mayor & Council for the Pre-Council meeting next week related to the Design Standards-(nate it is a separate issue from the Market Strategy). the draft design standards. and a map of the core area. Please title the item: Downtown Design Standards Discussion The discussion will be led by me. I anticipate needing about 15-20 minutes. It could be up to 30 minutes max depending on the amount of questions and discussion among the Council members. Thank you. FROM THE DESK OF.. Steve Siddoway MeridWl Planning & Zoning 660 E. Wetertower Lane, Suite 202 MeridiBn. ill 83642 phone: (208) 884-5533 fox: (208) 888.6854 OO1ail: siddowas@meridiaocitv 0," 10/2/2003 CITY OF MERIDIAN Planning & Zoning Memo To! Mayor & City Council Flam: Steve Siddoway, Planner II DodIII 1 October 2003 ReI: Downtown Design Standards The Planning & Zoning Department, with guidance from the City Council and MDC, initiated a project last year to prepare new design standards for the downtown area. We focused first on the "core area" of downtown near Main Street and Idaho Ave. We prepared draft design standards and sent them out to a group of over 50 stakeholders for review. In February, 2003, we also held a workshop on the draft standards to flush out specific concerns with the draft standards Since then, we have been actively working on revising the draft standards for the "core area" of downtown. A subcommittee working on the revisions represented a broad cross-section of interests, including planners, architects, historic preservation commission, MDC, chamber of commerce, real estate professionals, and financial (bank) interests. Our consultant, Sherry McKibben with McKibben and Cooper Architects, initially edited the draft standards based on the input we received from the workshop. Our subcommittee then spent over 8 hours during several meetings in detailed, point-by-point discussions about the standards. The result is a stronger set of revised standards that has widespread agreement among the various stakeholder groups. Moving on from the core area to other sutxlistricts, however, has proven to be a larger challenge. Several unresolved questions still exist regarding the exact boundaries of the other sub-districts and the nature of development we are trying to attract to them-all of which impacts the design standards appropriate for buildings in the sutxlistricts. Such questions can be resolved through the market strategylvision process that the MDC is currently engaging in. Therefore, the P&Z Department proposes-with concurrence from the Design Standards Subcommittee- to postpone further action on design standards for other sub-districts until the market strategy is complete. Also, so that the work is not lost thai has been done on the core area over the past year, we propose directing our consultant, Sherry McKibben, to refine the current draft to include illustrations and then bring the core area standards back to the Council as a Comprehensive Plan Amendment. P&Z Staff will be at the Pre-Council meeting on October 7 to discuss this process and the proposed design standards in more detail. Attached is a copy of the revised core area design standards (text only) for your review. Changes to the draft standards were tracked; you can view all of the changes by switching your Microsoft Word display from "Final" to "Final Showing Markup". Also attached is a revised boundary for the proposed core area. Streets cape Design Streetscape Design io the Core Sub-district- see Sheets SDl-IO. [Note: The streetscape designs are still beìng developed io conjunction with ACHD]. Alleys: Alleys must be improved per Ada County Highway District standards. Light fixtures shall be installed to light the alleys at appropriate intervals to provide contiouous down-lighting on the alley surface. Landscapiog See applicable Streetscape Designs for stteet-side landscaping. The following sections of the City of Meridian Landscape Ordinance 895, and any future amendments, apply to the Core sub-district: Sections 12-13-1 through 12-13-8 (except for section 12-13-7-4), and Sections 12-13-17 through 12-13-19. Streetscape trees shall be pruned with a clear branching height of at least eight (8) feet above tbe sidewalk surface and 14' above the street. Surface parking lots shall be required to have streetscapes as described above and be screened at the street side(s) with 3' high sbmbs planted aI 5' on-center io a continuous 5' wide mioimum planting bed. Additional plantings, such as Class 1 trees, flowers, smaller sbmbs may also be iocluded. Parking [Note: It is presumed that the Meridian Developmeot Corporation will supply parking for the Core Sub- district io parking lots or structures. Curbside parking, where possible, will provide short term parking.] Number of SDaceS required: Zero off-street parking is required. If off-street parlring is provided, provide accessible spaces as per federal accessibility standards. Size of soaces: See Meridian Zoning Ordinance 11-13. Location: Parking is allowed only at the rear of buildings not visible from streets and in parking structures. Parlring is not allowed at first floor of structured parlring garage within 30' of street- facing facades as this area must be osed as tenant space with active uses. See figure - ScreenÏD2: Screening of parked cars io parking structures above the first floor must ioclude a solid panel up to 42" from floor levels. Structured parking garages will conform to the requirements of Facade Treatment, Entraoces above except for any required glazing at floors above the first floor. Signage [Pending per meeting of Sign committee.] Street-facÏl1¥ facades above first floor: Street facing facades above the first floor shall have no less than 20% glass. See figure -' Windows shall be vertical in proportion and frames recessed from the face of the finished wall by a minimum of 4". Reflective glass is not allowed. Acceptable wall materials include stone or brick masoory, tile, and stucco, Concrete masonry is prohibited, except as provided for under Alternative Compliance. Allev-oriented and interior side lot facades: Alley-oriented facades and interior side lot facades may be materials other than those noted above. Such other materials must be painted in a color compatible with the front facade. Awninl!S: Retractable fabric awnings or permanent canopies for sun protection and the creation of protected sidewalk space are encouraged. See figure_, Temporary and permanent awnings of plastic fabric are not allowed See figure- Paraoets: Parapets are required and must have a shaped cap of no less than 4" vertical, projecting no less than I" horizontal. See figure- Proiectinl! Cornices: Projecting cornices, ifused, must be consistent or compatible with historic structures of the turn of the 20'" century. See figure- Roofs: Roofing materials shall be light in color to reduce heat absorption. Interior roof drains are required. Vegetated roofs are allowed for rain water retention. Mid-block Pedestrian Pathways All developments in the Core Sub-district will meet the following requirements for mid-block pedestrian pathways, if those pathways are deemed necessary by the applicant/owner: Location: The primary pedestrian pathways shall be on the street sides of buildings (See Streetscape Design). Mid-block pedestrian pathways from rear parking areas to buildings, between and/or through buildings shall comply with the following: Width: 5' minimum, 8' preferred, in open areas; 10' minimum through buildings. See figure - ~: Concrete, brick, concrete pavers, and/or colored asphalt must clearly delineate the pathway separate from any driving surfaces. Figure- ~: Light fixtures shall be installed to light the pedestrian pathway at appropriate intervals to provide continuous down-lighting on the path surface. Visibility: Mid-block pedestrian pathways shall not be obscured by dumpsters, screen walls, p1antings, or any other feature to a height greater than 3'. Through or between buildings, the pathway will be straight with no side alcoves; the ends of the pathway shall be unobstructed for visual access down the pathway. Prolu'bited Trees: No evergreen trees or Class III trees shall be adjacent to the pathway due to safety, sight distance, and maintenance concerns. Fences and site walls: Fences and site walls adjacent to a pedestrian pathway are recommended to be "see through" as it provides better visibility from adjacent homes or buildings. If solid fences or walls are used, they shall not exceed three (3) feet in height. Figure- Building Height and Form All development in the Core Sub-d.istrict shall meet the following limits of height and fonD: Hei!Ùlt: Method of Measurement: See definition. in Meridian Zoning Regulations and Subdivision and Development. Minimum Height aI street side facade: 15'. Maximum Height at street side facade: Two storiesl35 feet. Maximum Height al10' behind streetside facade: An additional story is allowed if the facade is set back 10' minimum ftom the streetside facade, Maximum height is 45' from street level. See Figure- Comer elements such as turrets and bay windows, on corner lots only, may exceed height limit by 10'. Large projecting signage elements are not allowed. See figure- Fonn: Stteet side facades must include a parapet whether a flat roof or pitched roof is used. Decorative elements of parapets may exceed height limits by 4' maximum, and are restricted to 50% of parapet length. Facades stepped back 10' or more may have a shaped roof profile without a parapet, but must not exceed height limit. Fonn may include comer elements aI comer lots only, such as towers, projecting bays, etc, bnt must not exceed the height limit set above. Ground level building comers on comer lots only, may be chamfered a distance of 10' maximum ftom the corner property line for corner entries. See figure - Balconies and bay windows may project beyond the facade up to 6 feet if alleast 15 feet above ground, Such projections must also comply with Ada County Highway District right-<>f-way requirements. See figure - Façade Treatment, Entrances All developments in the Core Sub-district will meet the following requirements for fàçade treatment: First Floor Desi!P1' All first floor street-facing facades must be treated such that storefronts can be added to allow flexibility of ose over time. Facades must contain no less than 50% glass. Storefronts must follow the proportioning system in figure_, Glass must be clear with no tinting or reflectivity. Window frames must be recessed from the face of the finished wall minimum 4". Non-glass materials may be one or a combination of the following materials and must be detailed to reflect traditional uses of these materials: Stone or brick masonry, tile, or stucco. Concrete masonry is prohibited, except as provided for under Alternative Compliance. Paneled painted wood may be osed within the storefront if detailed in an historically compatible manner. Active doors are recommended aI every 25' maximum to create activity. Simple and historically detailed window headers and sills are encouraged. Belt coursing at 12' to 20' above the ground is encouraged, especially if matching an adjacent building. See figure- Core Sub-district Design Standards Purpose The purpose of Design Standards in the Core Sub-district is to support community identity in the historic center of Downtown Meridian; encourage the rehabilitatioo and conservation of existing historical buildings; permit the establishment of infill mixed-use buildiog of character, height, scale, and proportion compatible with the existing historical buildings; reioforce the urban pattern; minimize interruptions in the wall of street-faciog building fàcades; slow traffic by shaping the street "room" and providing "eyes on the street"; increase safety in public spaces; and to reduce off-street parking requirements by realizing that the Meridian Development Corporatioo will provide parking in the area. Applicability These standards apply to new development and (%1) additionslceoovations to existing development. [Note: The applicability of these standards to additions and renovations has not yet been detennined. The standards will apply to all new structures.] Setbacks See definitions in Ordinance 11-2-2. Front and side setbacks: In the Core Sub-district, all new buildings must have first floor facades built to the public right of way ("build-to lines") at the street-sides and interior lot lines. Buildings will be built to the alley for a depth of 20' from the Main, 2nd and Third Street sides. Pedestrian plazas within the setback area will be considered if less than 50% of the total facade length of an iodividual facade. Figure- Rear setback at allev: 5' minimum, except as noted above. Building Orientation All developments io the Core Sub-district shall be oriented to the street with a main eotraoce , This requirement is met when: L Buildings have their primary entrance(s) oriented to the street. Buildings located on Main Street must have one primary eotraoce on Main Street and may have other entrances on side street(s), ~. Entrances to second story uses not associated with the ground floor uses must be on the street side; a secondary eotraocelexit may be located on the rear. No tenant spaces may be solely accessed by an eotraoce on the alley. 3. Off-street parking, driveways, and other vehicular circulation shall not be placed between the building and the street. 4. Service areas for new buildings will be located at the rear including loading, recycling, garbage, meters, mechanical equipment, etc and will be screened from view with site walls compatible with the building façade ifvisible from the street (alley view is excluded). Service areas for renovated existing buildiogs must be located at the rear if at all possible. 5. Rooftop mechanical equipment must be screened to the height of the equipment with allowable exterior materials (See Facade Treatment).