2015 11-19Meridian Planning and Zoning Meeting November 19, 2015
Meeting of the Meridian Planning and Zoning Commission of November 19, 2015, was
called to order at 6:00 p.m. by Chairman Steven Yearsley.
Present:, Chairman Steven Yearsley, Commissioner Patrick Oliver and Commissioner
Gregory Wilson.
Members Absent: Commissioner Ryan Fitzgerald and Commissioner Rhonda McCarvel.
Others Present: Machelle Hilll, Andrea Pogue, Caleb Hood, Bill Parsons, Sonya Watters,
Clint Dolsby and Dean Willis.
Item 1: Roll-Call Attendance:
Roll-call
___X__ Gregory Wilson __X__ Patrick Oliver
_____ Rhonda McCarvel _____ Ryan Fitzgerald
__X___ Steven Yearsley - Chairman
Yearsley: Good evening, ladies and gentlemen. At this time I would like to call to order
the regularly scheduled meeting of the Meridian Planning Zoning Commission for the
hearing date of November 19, 2015, and let's begin with roll call.
Item 2: Adoption of the Agenda
Yearsley: Thank you. First item on the agenda is the adoption of the agenda and at this
time we have no changes, so could I get a motion to approve -- or adopt the agenda as
presented?
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I move to adopt the agenda as presented.
Wilson: Second.
Yearsley: I have a motion and a second. All in favor say aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Item 3: Consent Agenda
A. Approve Minutes of November 5, 2015 Planning and Zoning
Commission Meeting
Meridian Planning & Zoning Commission
November 19, 2015
Page 2 of 44
Yearsley: Next item on the agenda is the Consent Agenda and the only thing we have on
that is to approve the meeting minutes of November 5th, 2015, Planning and Zoning
Commission meeting. Are there any changes to that or comment? If that, could I get a
motion to approve the Consent Agenda?
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I move to approve the Consent Agenda as presented.
Wilson: Second.
Yearsley: I have a motion and a second to approve the Consent Agenda. All in favor say
aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Yearsley: So, before we begin, let me explain the process of how we will move forward
with this today. So, we are going to open each one of these items one at a time and we
will start off with the staff report. The staff will present their findings and regarding how it
adheres to our Comprehensive Plan and Uniform Development Code with staff
recommendations. After that point the applicant will have time to come forward and
present their case for approval. The applicant -- and respond to any staff comment and
so the applicant will have 15 minutes to do so, to respond to those comments. After the
applicant has come forward we will open it up to everybody in the room. There is a signup
sheet. Those wishing to testify in the back please sign up and we will also -- if anybody
hasn't signed up, but wants to testify we will allow them come up as well. Those speaking
for themselves will be given up to three minutes to testify. If they are speaking on a larger
group for like an HOA or a bigger group and there is a show of hands they will be given
ten minutes to speak. After the public testimony has been heard the applicant has a
chance to come back up and comment on or rebut comments from the public and he will
be given ten minutes to do so and af ter that point we will close the public hearing and the
Commission will have an opportunity to discuss and deliberate and hopefully be able to
make a recommendation to City Council.
Item 4: Action Items
A. Public Hearing for TM Creek East (H-2015-0018) by SCS Brighton,
LLC Located Southeast Corner of S. Ten Mile Road and W. Franklin
Road
1. Request: Annexation and Zoning of 14.93 Acres of Land
with an R-40 Zoning District
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November 19, 2015
Page 3 of 44
Yearsley: So, with that I would like to open the public hearing on TM Creek East and that
is file number H-2015-0018 and let's begin with the staff report.
Watters: Thank you, Chairman Yearsley, Members of the Commission. The first
application before you tonight is a request for annexation and zoning. This site consists of
14.93 acres of land, currently zoned RUT in Ada County, and is generally located on the
south side of West Franklin Road, approximately a quarter mile east of South Ten Mile
Road. Adjacent land uses and zoning. To the north is West Franklin Road and a rural
residential property and an auto repair shop zoned I-L. To the east is agricultural
property, zoned RUT in Ada County. To the south is also agricultural property, but it has
been annexed as the Ten Mile Center application, zoned C-G, and to the west is vacant,
undeveloped property, zoned C-G, TN-C and R-40. The Comprehensive Plan future land
use map designation for this site is high density residential. The applicant is requesting
approval to annex and zone 14.93 acres of land with an R-40 zoning district, consistent
with the corresponding future land use map designation of high density residential for this
site. The applicant proposes to develop multi-family residential uses on this site. A
concept development plan was submitted as shown that depicts high density, multi-family
residential use of the subject property with arrows depicting internal and external
circulation and the general alignment of a future mid mile collector on the property to the
east. So, this is the subject property here with the star on it and this is the future collector
street shown here with these arrows. A subsequent conditional use permit application will
be required for approval of the multi-family development in the R-40 zoning district. Staff
is not recommending a new development agreement as a provision of annexation.
However, the applicant is proposing a concurrent modification to the development
agreement for the TM Creek project, the development approved to the west of this site,
but is under the same ownership, to incorporate the subject property in that agreement.
Staff recommends a few new provisions are added to the agreement that pertain to
development of the subject property, including, but not limited to the following: Provision
of cross-access between properties. Construction of a multi-use pathway along the north
side of the Ten Mile Creek. Subdivide the property prior to issuance of any building permit
and provide an overall target density of at least 16 to 25 dwelling units per acre. Written
testimony has been received from Mike Wardle, the applicant's representative, in
response to the staff report and staff is recommending approval of the applicant's request
per the staff report and a requirement of a development agreement modification. Staff will
stand for any questions.
Yearsley: Thank you. Are there any questions? No? Would the applicant like to come
forward? Would you, please, state your name and address for the record.
Wardle: Mr. Chairman, Mike Wardle, Brighton Corporation, 12601 West Explorer Drive in
Boise. Appreciate the information from staff, but, in reality, this is fully compliant with the
Comprehensive Plan. The uses proposed are for high density residential. So, unless you
have questions, I would simply encourage the Commission to recommend approval to the
City Council for both the annexation and zoning and the development agreement
modification to incorporate this into the property to the west. Happy to answer any
questions.
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November 19, 2015
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Yearsley: Are there any questions? I don't have any either. Thank you.
Wardle: Thank you.
Yearsley: We are waiting for the sign-up sheet, so -- so, I don't have anybody signed up
to testify on this application. Is there anybody wanting to come forward and to comment
or testify to this application? Please come forward and, please, state your name and
address for the record.
Hanson: Gary Hanson. 1921 East Mary Lane, Meridian. Kind of. My only concern is you
are putting a high density housing, I didn't hear anybody make any comments about the
schooling system or the infrastructure of the city for it. That's a concern I have about all
these developments that seem to come up over and over again tonight and in the future.
We have seen things happen and single schools being put in to accommodate for
thousands of houses that are being put in. Unless a -- some kind of a system or
methodology is put in, either impact fees or something, I don't think the schools can keep
up with it. They can't now. We are going through levy and levy to try and keep up with
what's needed and the taxpayers are getting real tired of it.
Yearsley: All right. Thank you.
Hanson: Thank you.
Yearsley: Is there anybody else? So, with that we would invite the applicant to come
back up and that respond.
Wardle: Mr. Chairman, Commission Members, once again, Mike Wardle. We understand
Mr. Hanson's concerns. Obviously, when this project goes forward and densities and so
forth are known, there would be some consideration, but Brighton actually has a good
track record of working initially with the school districts. Most of our projects actually
include school sites that were donated for that purpose. Schools, unfortunately, come
after the people are there, so until somebody lives there, there is not a need or demand.
With regard to infrastructure, I would just note that the Idaho Transportation Department
did full improvements on Ten Mile up through the intersection of Franklin Road and ACHD
about two years ago completed -- or within at least the last two years completed the full
improvements on Franklin Road, all of the utilities -- required utilities, water and sewer,
are stubbed into this and adjacent parcels. So, infrastructure needs have been addressed
already. Thank you.
Yearsley: Thank you. Are there any questions? No? Thank you. So, with that can I get
a motion to close the public hearing on H-2015-0018?
Wilson: Mr. Chairman?
Yearsley: Commissioner Wilson.
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November 19, 2015
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Wilson: I move that we close the public hearing.
Oliver: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Yearsley: Anyone want to go first? I will go first, actually. You know, it's a very simple
application. It's just a request for annexation. He is not asking for any rezone and it
meets the Comprehensive Plan. I understand the gentleman's concern about schools.
My kids go to the West Ada School District and concerned about how that all plays out
and as a planning and zoning commission we have no control over what the school district
does. I know the city works directly with the school on infrastructure and others, but that's
a responsibility of the school and so that's not an item that I guess I can -- we can address
at this point, because it's not under our purview. So, I'm in favor of it and I think it's a --
you know, it meets city code.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I agree with what you're saying, is that I know that it will increase the population
that will eventually be going to Peregrine and the surrounding schools, the elementary
schools and whatnot, but I believe that, again, this is a good project and I think it will work,
so I'm all for it.
Yearsley: Okay.
Wilson: Mr. Chairman?
Yearsley: Commissioner Wilson.
Wilson: I absolutely agree. I mean this is straight forward in line with the FLUM and I will
also be supporting it.
Yearsley: Okay. So, with that I would entertain a motion.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: After considering all staff, applicant, and public testimony, I move to recommend
approval to the City Council of file number H-2015-0018 as presented in the staff report
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for the hearing date of November 19th, 2015, with the following modifications by the staff,
recommending a few provisions that were on the application as well.
Yearsley: Actually, is that already in the staff report?
Oliver: It's already there.
Yearsley: Yeah.
Oliver: So --
Wilson: Second.
Yearsley: I have a motion and a second and to approve the application. All in favor say
aye. Opposed? Motion carries. Thank you.
MOTION CARRIED: THREE AYES. TWO ABSENT.
B. Public Hearing for Calnon Properties (H-2015-0017) by Kostka &
Calnon, LLC / Calnon Enterprises, LTD Located 2215 W. Franklin
Road
1. Request: Annexation and Zoning of 55.55 Acres of Land
with C-C (40.06 Acres), TN-C (5.46 Acres) and TN-R (10.03
Acres) Zoning Districts
2. Request: Amendment to the Future Land Use Map
Contained in the Ten Mile Interchange Specific Area Plan to
Change the Land Use Designation on 40.06 Acres of Land
from Medium High and High Density Residential to Mixed Use
Commercial; and 15.49 Acres of Land from Medium, Medium -
High and High Density Residential to Mixed Use Residential
Yearsley: Next on the list is the public hearing of Calnon Properties. File number H-2015-
0017. And let's begin with the staff report.
Watters: Thank you, Mr. Chairman, Members of the Commission. The next applications
before you are a request for annexation and zoning and a Comprehensive Plan map
amendment. This site consists of approximately 54 acres of land. It's currently zoned
RUT in Ada County, located at 2215 West Franklin Road, directly to the east of the
property you just heard. Adjacent land use and zoning. To the north is West Franklin
Road, and industrial property zoned I-L. To the east is land that's in the development
process, zoned TN-R and C-C and single familiar residential properties in Whitestone
Estates Subdivision, zoned R-4. To the south is agricultural property, annexed as the Ten
Mile Center, zoned C-G, TN-C, TN-R, and R-8 and to the west is currently agricultural
property zoned RUT in Ada County that is proposed to be developed as multi-family in the
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November 19, 2015
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future. The Comprehensive Plan future land use map designation for this site is all
residential currently. Fourteen acres of medium density residential, 17 acres of medium
high density residential, and 24 acres of high density residential. The applicant is
proposing to amend the future land use map to change the land use designation on
approximately 40 acres of land from medium high density residential and high density
residential to mixed use commercial and 15.49 acres of land from medium density
residential, medium high density residential and high density residential to mixed use
residential. The applicant's proposed changes are on the diagram shown on your upper
right-hand corner of the screen there. The larger map is the existing future land use map.
A concept plan was submitted that depicts retail, office, and service commercial uses
within the proposed MUC area and provisional office and medium high density residential
uses within a proposed mixed use residential area. Arrows depicting internal and external
circulation and the general alignment of a future mid mile collector street are also
depicted. In mixed use areas development is required to integrate the three major use
categories, residential, commercial and employment. The mixed use commercial area
does not include a residential co mponent and the mixed use residential area does not
include a commercial component as required. Professional office combined with medium
high density residential at a density of eight to 15 units per acre is depicted on a small
portion of the site, but does not commit to a minimum number of units. As is the current
residential land use designations, a target density of 508 dwelling units could be expected
to develop in this area. With the proposed change to the future land use map, this
number is substantially decreased to approximately 136 units. These calculations
assume development with a 25 percent loss to infrastructure and open space and an
average target density of each land use designation, less the land owned by MMID where
the Vaughn Lateral is located and the creek. The Vaughn Lateral is owned by the
irrigation district and runs along the north boundary of the site and across the northeast
corner. As a compromise between the applicant's proposal and the higher density
residential uses desired in this area, staff recommends a change from the mixed use
commercial land use designation proposed south of the Ten Mile Creek and west of the
future collector street to mixed use residential consistent with that proposed on the east
side of the collector street. So, that is this area right here. The creek, as you can see on
this map, runs in that little area there and it just runs up here. This will insure a higher
density of residential uses in this area, which will contribute to the mix of use requir ed in
the mixed use residential designated area. Within mixed use commercial areas no more
than 30 percent of the land area should be residential and within mixed use residential
areas no more than 40 percent of the land use area should be nonresidential. While not
necessarily the burden of this application area, it should be understood that cumulative
changes to this area of the Ten Mile plan east of Ten Mile Road have likely resulted in that
loss of employment and residential densities needed to support transit supportive
development. The loss of employment and residential acreage and the loss of transit
supportive densities may limit future transportation services and have long range
transportation implications. However, realizing a significant higher density residential
component is still important to the long term viability of the area. Cumulative changes to
the future land uses within the Ten Mile interchange have resulted in significantly more
commercial property than originally planned, with both employment and residential
densities lessened in this application area and elsewhere within the specific area plan, it is
Meridian Planning & Zoning Commission
November 19, 2015
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unclear how a further reduction of residential acreage and increased commercial acreage
can be supported within this area of Meridian. The applicant is requesting annexation and
zoning of 55.55 acres of land with a C-C zoning district, which is approximately 40.06
acres of that and TN-C zoning of approximately 5.46 acres and TN-R zoning, which is
10.03 acres. In accord with staff's recommended changes to the future land use map, the
-- for the 9.3 acre area south of the creek and west of the future collector street, staff
recommends a zoning change from the proposed C-C to the R-40 district. This is a
zoning map here of the proposed changes, with staff's recommended changes on the
right. Staff recommends a slight reconfiguration on the proposed TN-C and TN-R districts
as follows: A total of 6.9 acres of TN-C zoning, located on either side of the future
collector street south of the creek, at a depth of 300 feet from the center line and six and a
half acres of TN-R zoning on the remainder of the site south of the creek and east of the
collector street and TN-C zoning. This leaves approximately 33 acres of C-C zoning on
the north side of the creek. The R-4 zoning will enable the development of high density
residential uses as desired in this area, which will merge with that to the west for a larger
development area. This zoning should be compatible with future development to the
south to the C-G and TN-C districts, to the north in the C-C district and to the east in the
TN-C district. The TN-C and TN-R zoning will accommodate the office medium high
density residential uses proposed by the applicant. The TN -C zoning will allow traditional
neighborhood style development on either side of the collector street, which will provide a
transition from development in the C-C zone to the north and will merge with the future
traditional neighborhood uses to the south. It will also allow for a wide variety of small
scale retail, commercial and community service uses. The TN-R zoning will allow for the
development of a daycare center, as well as other residential types, for example, single
family, townhouse, duplex, multi-family and vertically integrated residential uses. Able to
provide a transitioning in uses and zoning to existing and future medium density single
family residential properties to the east and south. The C-C zoning will allow small scale
retail office and service commercial uses as proposed, as well as a wide variety of
commercial uses, such a restaurants, drive -thru establishments, and personal and
professional services. Employment uses, such as offices, day care center and industry
information and hotel-motel and residential uses, such as multi-family and vertically
integrated residential. Overall there is nothing proposed by the applicant as defined by
staff that will allow for the development of a mix of residential, commercial and
employment uses a required in the MUC and M UR designated areas if the site is
developed in accord with the provisions in the development agreement as recommended
by staff. To insure a density compatible with the Ten Mile interchange specific area plan
for this area, while still compromising on the overall land uses for this area, staff
recommends a minimum of 380 dwelling units are provided on the overall site. In order to
insure the site develops as proposed and as recommended by staff, staff recommends a
development agreement is required as a provision of annexation that includes, but is not
limited to the following provisions: The DA shall be modified prior to any development
occurring on the site to include a more detailed conceptual development plan that is
consistent with the MUC and MUR land use designations and includes a mix of uses from
each major use category, commercial, residential and employment. Future development
is required to incorporate the design elements contained in the Ten Mile plan for the MUC
and MUR designated areas. The property shall be subdivided prior to applicant
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November 19, 2015
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submitting building permits. A minimum of 308 residential dwelling units of varying types
are required to be provided. A ten foot wide multi-use pathway is required along the north
side of the Ten Mile Creek and to the property to the south per the pathways master plan .
Direct access to Franklin Road is prohibited, except for the future collector street and
cross-access is required to the properties to the east and west. Written testimony has
been received from Mike Wardle, the applicant's representative, in response to the staff
report and staff -- staff recommendation is that without a specific development plan and a
substantial agreement for changing the future land use plan for this area, staff does no t
recommend approval of the map amendment and zoning proposed by the applicant.
However, staff does support the changes to the applicant's request recommended in the
staff report and is recommending approval of those changes with the requirement of a
development agreement. Staff will stand for any questions the Commission may have.
Yearsley: Thank you. Are there any questions of staff? Okay. Would the applicant like
to come forward?
Wardle; Mr. Chairman, Commission Members, once again Mike Wardle, actually, for
Brighton Corporation, acting on behalf of the Kostka Calnon property owner and I'm just
going to note that the Calnon family is represented here this evening by Kathy Kostka and
other representatives of her group, but I guess I ought to put also for the record my
address at 12601 West Explorer Drive in Boise. It's a little bit of a unique situation,
because this stems from a meeting requested by the City of Meridian in June of this year
in which they proposed to both the Brighton property, as well as the Calnon that they
consider annexation in order to become part of the urban renewal district program that is
being currently proposed and as a result of that discussion it was deemed that Brighton
was certainly willing to -- to move forward, but the Calnon property owner indicated that,
well, not really in -- ready for development, but Brighton agreed to assist by kind of joining
these two applications together in order to get all of this property brought into the city, so
that they could become a portion of the urban renewal district that hopefully will be
occurring within the next few months. So, I want to just come back and explain a few
things, but I would note that we are in agreement with the proposed changes that staff
iterated a few minutes ago. We actually had a meeting one week ago today in which we
really looked at the -- the overall land uses and the zoning and the modifications that staff
has proposed have been accepted by the Calnon property's ownership. But let me go
back now and just talk a little bit about -- Sonya, the second slide, if you would, please.
Part of the reason for the changes moving away from virtually all residential, the medium
density, medium high and high density residential classifications of the Ten Mile
interchange specific area plan really relate to the fact that the property its along a major
arterial facing industrial. Certainly there will be a residential component built into this,
because there is -- by the compromise agreement with staff there is still R-40 zoning,
there is TN-R zoning, which is a medium density eight to 15 units per acre. So, the
component for residential, however, is south of the Ten Mile Creek. There is a very strong
demarcation between the northerly portion that faces Franklin Road and the industrial
and, quite frankly, when you look at the zoning that's already cast along there, while we
certainly understand some of the long-term objectives for more residential, we have to
also be practical and realistic. So, the application that came forward as kind of a joint
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November 19, 2015
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proposal between Brighton and Calnon was that we would bring our property in west of
Calnon for the high density residential, because we already had plans underway that will
be submitted soon for a conditional use permit for that use. But Calnon's property is not
really ready. It was -- it was deemed that it needs to be given flexibility by what the future
may bring to that corridor, but in order to bring it into the city we had to take a more
realistic approach on what exactly the potential uses could be and provide flexibility for
that future item or future consideration. So, it was with encouragement that this
application came forward. The next slide actually shows in green the combination of both
the Brighton and the Calnon properties and this actually comes directly out of the draft
urban renewal plan proposal that we will be processing through the city in the next few
months. And, finally, the last slide actually is the one that Sonya showed last that
illustrates the recommended changes with C-C zoning within the MUC land use
designation for the area north of Ten Mile Creek and the MUR land use designation for
the area south of the creek with R-40, TN-C, and TN-R zoning. The only issue that we
have really deals with development agreement recommendation or requirement 1.1.1D
and that relates to the statement that Sonya talked about, a minimum of 380 residential
units as an objective and while we understand that objective, we also want to note that in
accordance with the Comprehensive Plan the formulation that we actually have proposed
calls for a minimum residential unit count of 188 for that project site in the future. It's
certainly not to say that that would be all, but when you look at the cut sheets for the
Comprehensive Plan -- and these are taken directly off the city's website -- the mix used
commercial has a couple of qualifications and these actually, interestingly enough, are
stated in the -- Item B in that same development agreement requirement. It notes that -- it
talks about no more than 30 percent of the ground in the MUC should be for residence
and no more than 40 percent of the MUR should be for nonresidential. So, when you
simply take the formula from the Comprehensive Plan, it notes that the area for the MUC
would actually generate at a minimum, utilizing the acreage of 32.9 times 30 percent
being the -- the maxim threshold times eight units per acre, which is the minimum,
generates 79 and, then, for the MUR, that's a total of 22.7 acres, with at least 60 percent
times the eight units per acre, which is the minimum threshold, 109 units. And so we are
simply asking that there be a modification of DA requirement 1.1.1D to remove -- to
reduce the proposed density minimum from 380 to 188. Now, again, I would note that we
certainly would anticipate that in the future with the R-40 zoning and the TN-R zoning that
there will be more units than that, but we want the threshold to be compliant with the
Comprehensive Plan statements found on the city's website. Would just also note that
there was some discussion about the access and cross-access issues. We have dealt
with ACHD and with regard to Franklin Road frontage certainly the focus of this
development, as well as adjacent developments would be encouraged to go to that mid
mile collector roadway that's designated there on the schematic. That would not,
however, preclude the potential for right-in, right-out, depending on what the uses are,
what the -- okay. There you go. Thank you, Sonya. We, in fact, on the Brighton parcel
have a statement from ACHD noting that there would be consideration when the
development plan comes forward for a right-in, right-out specifically to Franklin Road there
depicted on the west. Certainly cross-access will be required by both the city and ACHD
as development applications come forward, but there also may be found to be some
conflicts between the uses that would necessitate some alternatives and I would just
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November 19, 2015
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comment that one item noted by ACHD was encouragement that at the northwest corner
of the Calnon and northeast corner of the Brighton parcels that there be consideration of a
joint access and certainly design activities in the future that will be looked at. So, we
would, once again, conclude by noting that we are in agreement with the
recommendations worked out with staff a week ago for mixed use commercial land use
designation north of Ten Mile Creek, mixed use residential to the south, and the zoning of
C-C to the north and the mixture of uses zoning south of the R-40, TN-R and TN-C and
with the proposed change to 1.1.1D, reducing the minimum number of residential units to
188 from 380 I would ask for your approval and your recommendation to the City Council
for that action. I would be happy to answer your questions.
Yearsley: Are there any questions? None? I actually -- I would like to actually ask staff a
little bit and maybe since you're here. That's quite a discrepancy between 380 and 188.
Can you help me understand the differences?
Watters: Yes, Chairman, Commissioners. Staff calculated -- if you look in the staff report
-- I was trying to find it.
Wardle: It's on page 12.
Watters: Thank you, Mike. There is a very detailed area for my calculations. It does
include a higher density residential area -- I think it was around 233 units or so in the R-40
designated area --
Yearsley: Okay.
Watters: -- as well as calculations on the -- on the C-C area to the north and the TN-R
area to the east.
Yearsley: Okay. So, what Mr. Wardle was saying is he was looking at the future land use
and you were actually looking at the zoning and that's kind of how I kind of anticipate the
differences there kind of?
Watters: Broadly, yes. Mr. Wardle was anticipating -- or calculating the -- basically the
general minimums in the MUC and the MUR designations.
Yearsley: Okay.
Watters: Staff was looking between the two with the future land use designation and the
zoning, taking those both into consideration in bumping the residential densities up in this
area.
Yearsley: Okay. And, then, one last item. Since this is part of the DA agreement, our
motion would be maybe to make a recommendation to Council for that. We can't actually
-- because a DA is not part of our purview, that's a Council action; is that correct?
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November 19, 2015
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Watters: Absolutely it's part of your purview. It's associated with the annexation. So, it is.
And that is how staff is recommending in the DA provisions that if you're recommending a
change from staff's recommendation be sure to note that.
Yearsley: Okay. I just wanted to make sure I understood and clarified that, so --
Watters: Yes.
Yearsley: Okay. Thanks. I think with that I think I actually understand that. So, any other
questions at that point? Thank you very much.
Wardle: Thank you.
Yearsley: I do not have anybody signed up for this. Is there anybody wishing to testify on
this application? With that I don't think we need the applicant to come forward again. So,
I would entertain a motion to close the public hearing on H-2015-0017.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: I move we close the public hearing.
Oliver: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Yearsley: So, your thoughts? I guess I will go first. I'm not quite sure where to go with
this. They are in agreement. So, really, the biggest discussion we have is what number
do we target for residential units and I don't have a good feel for it. I guess you guys'
thoughts?
Oliver: I had the same thought. I was very confused as far as what you were saying with
Sonya and Brighton as far as what number do we look at.
Wilson: And there is a spread between the two numbers. I don't even know where the
sweet spot is, so --
Yearsley: And I don't know quite either with that. You know, you could split the
difference. You could do a range. I don't know -- or we can just leave it at the 380 and let
the City Council hash that out, so --
Wilson: Mr. Chair?
Meridian Planning & Zoning Commission
November 19, 2015
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Yearsley: Commissioner Wilson.
Wilson: I would probably agree with that course of action.
Yearsley: Okay. So, I guess with that -- I don't see anything -- I like the -- the mixed use
split along the -- the boundary of the canal or the lateral. I think that makes sense and I
think the city and the applicant has worked it out. I think just the final number needs to be
hashed out and at this point maybe we make a -- in the motion that -- I kind of want to,
you know, at least give the applicant some latitude with this to let them know that I guess
Council could -- to Council when they make their decision that we were kind of in conflict
of how to do that. So, I don't know how to make that in that motion, so -- but maybe staff
can relay that to Council if they would. So, with that I would entertain a motion.
Wilson: Mr. Chair?
Yearsley: Commissioner Wilson.
Wilson: After considering all staff, applicant and public testimony, I move to recommend
for approval to City Council of file number H -2015-0017 as presented in the staff report for
the hearing date of November 19th -- I guess as is.
Yearsley: Okay.
Oliver: 017 or 019?
Yearsley: It's 0017.
Oliver: I will second.
Yearsley: I have a motion and a second to approve file number H-2015-0017. All in favor
say aye. Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
C. Public Hearing for South Meridian Annexation (H-2015-0019) by
City of Meridian Located Along Amity Road, East of Linder Road,
West of Eagle Road and North of Columbia Road
1. Request: Annexation and Zoning of 1,322.14 Acres of Land
with R-4 (1,241.10 Acres), R-8 (10.37 Acres), R-15 (30.10
Acres) and C-G (40.57 Acres) Zoning Designations
Yearsley: Next on the agenda is the public hearing for the South Meridian Annexation, file
number H-2015-0019 and let's begin with the staff report.
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November 19, 2015
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Hood: Thank you, Mr. Chair, Members of the Commission, Caleb Hood, planning division
manager, here to talk to you about just a little annexation. This is 1,322 acres. There are
42 parcels and 22 property owners that are involved. The City of Meridian is the
applicant, with consent from all the subject property owners. The land is currently zoned
RUT in Ada County. There are multiple zones proposed. A vast majority of that being
R-4, so 1,241 of the 1,322 acres are proposed for R-4. 10.37 acres is proposed for R-8.
The R-15 there are 30.10 acres and in the C-G, the general retail and service commercial
district, there are 40.57 acres. All of the subject property is within the City of Meridian's
established area of city impact. The subject 1,300 acres are -- as I mentioned before,
located in Ada County along West Amity Road, east of South Linder Road, west of South
Eagle Road and north of East Columbia Road. But as you can see from this map not all
those properties between those arterials are included in the annexation. There are some
-- some parcels that aren't included. There are several parcels that aren't included in
between those roads that I just mentioned. I do also want to note in the -- one of the
forms of notice that went out there were a couple of properties that were left off of the post
card. So, we notice public hearings in the City of Meridian via three forms. We have a
post card or letter that goes out to everybody that's within 300 feet of the property. We
post the subject site with a big four foot by four foot public hearing notice sign and it's
published in the newspaper two times before each public hearing. So, in the one form --
in the post card that went to the neighbors that are all within 300 feet of the boundary,
these two properties were inadvertently left off of that vicinity map. There is a vicinity map
that's on the post card and there is a map that's about that big on there and so it's pretty
hard to tell what properties are there. It's meant to let the people know what part of town
you're in. It's not a plat map. It's kind of to orient people. So, I did want to call that out.
We did look at it and every property owner that would have received that post card within
our area of city impact. So, for example, these two no one knew would have got a notice.
All of the property owners already were getting one because of the other properties that
were being noticed. Same with over here. The additional of these two -- this property
owner was already getting one, this property owner touched this property and they already
got that notice. So, no additional properties would have received a post card, even if
these properties would have been included there within Meridian area of impact, so -- but I
did just want to point that out and we have corrected that now and the notice that was off
to City Council will, obviously, have those included. So, it was an oversight, but it can be
cleaned up. Just one more point on that. I mentioned the three forms. State code,
actually, only requires the one form in the newspaper. By city ordinance, just local
practice, we have decided in Meridian to send out two other forms. The other two forms I
mentioned, this being one of them. So, it goes above and beyond to let everybody know
in the community when a project is going forward. But I did want to call that out to
everyone's attention. So, the Comprehensive Plan future land use map, there are several
different designations. In fact, there are seven different designations. But two of them
dominate as, again, the R-4 zone that's proposed, kind of reflects low density, medium
density are the two most prevalent here and, again, the R-4 zone reflects a lot of that. We
do have medium high density, some mixed use community, some mixed use regional,
some mixed use nonresidential and some civic. The civic is the 77 acres that the City of
Meridian already owns for a park. So, there are multiple properties, multiple land use
designations, multiple zoning districts proposed. So, the subject annexation does meet
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November 19, 2015
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the eligibility requirements for category annexation as set forth in Idaho Code Section 50-
222. The subject annexation is being processed in accord with city code. Each property
owner has submitted a consent to annex form. These written consent to annex forms
have been recorded. The property owners desire to annex, so their respective properties
can be developed to urban densities at some time in the near future. However, no new
development is proposed at this time. Over the past year city staff has worked with the
property owners and some of them have actually ended up not being part of this subject
annexation, but we have talked to multiple property owners down in this area over the
past year or so, each of the property owners that's part of this annexation has submitted a
signed development agreement as well that addresses their current uses and future
development of their properties. Each development was customized for each property
owner. Sometimes it was as simple as just changing the name on the document in the
footer, but a lot of them we did look at the current land use that's out there, what they are
doing now, and anything that may violate city code if and when they are annexed. So,
that's documented in these. The development agreements do vest the property owners
with their -- with their land uses that they currently have on site. A good example is
livestock. There is livestock out here and so the development agreements, again,
grandfather in that property saying you're okay to keep running livestock, although that's
prohibited by city code, until development is proposed on your property in the future. So,
there are other provisions like that, that's just an example to let you know that -- of what
we did working with these property owners was ask them tell us everything they have got
going on, maybe it's some junk vehicles that they run because they are, you know,
farming out there and they have got some pickup truck or whatever, some piles, and those
are documented in these. So, if and when and after the City Council approves the subject
annexation those development agreements will be recorded. Part of -- a large part of
working with the property owners involves an active role by our Public Works Department
in an extension of city utilities, specifically sewer and water. Clint Dolsby is here tonight if
there is any questions, particularly about sewer, but any of those utilities, so -- there are a
couple of different sewer sheds in this area and in the development agreement it talks
about those two different phases, so a vast majority of these properties will be serviced by
a sewer main that runs down Meridian Road and, then, eventually comes off Meridian
Road and, then, also the Linder trunk line and so there is a section in each development
agreement -- a section titled commitments and conditions by the City of Meridian. This
section outlines the advancement of sewer and water infrastructure for the benefit of the
subject properties. This section goes on to explain the city's role in planning, designing,
and construction of the infrastructure over time. Again, there are two phases. The first
phase along Meridian Road we anticipate the extension of the sewer line, which is
currently near the intersection of -- and it's not even on -- let's see if I have got it on
another map here. Yeah. It's off the map. So, at Victory and Meridian Road is where the
current line is, sewer trunk, for a vast majority of the sewer shed. So, what's envisioned is
within two years of the annexation that line -- the city will extend that line down and bring it
to the west side of Meridian Road in approximately this location. There is already work --
our Public Works Department has contracted with JUB on designing that, so that's already
-- they are already moving forward towards this and talking with property owners that are
in the path of that about getting the easements and elevations to make that happen. So,
it's about a mile and a half or so of -- of sewer trunk line that's envisioned with phase one.
Meridian Planning & Zoning Commission
November 19, 2015
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Phase two -- and, again, I apologize I didn't put an exhibit in here that kind of shows the
existing condition. But at the Ridenbaugh Canal on Linder Road is where that sewer trunk
line is for phase two and so what's envisioned within four years of the annexation , if, you
know, private development doesn't take care of it, the city has agreed to go ahead and
take that trunk line down just south of Victory, I believe, or is it Amity? To about the
quarter mile designation. There is an exhibit map in the staff report as well that shows
that a little cleaner, in clearer detail. So, the additional extensions of those utilities is
needed in the future to serve all of these properties. Obviously, bringing those -- those
services to that location, won't be able to serve all of the subject properties. It's
envisioned that the additional extension of these utilities will be done by and with
developers in the future. Future development of these properties will have to adhere to
the characteristics of their underlying land uses and all of the City of Meridian ordinances
in effect at the time of development, including any necessary utility extensions and a more
thorough review of those utility needs and the land uses, again, will be performed once we
actually have a development plan on those properties. So, I believe that's -- that's all that
I have this evening for the Commission. I'm kind of representing the homeowners a little
bit. I have worked so closely with them over the past several months. I do have Kent
Mills is one of the property owners that volunteered to speak. I think there is other
property owners here that may also have something, but he kind of volunteered to be
somewhat of a spokesperson for the group. I don't know that everybody concurs with
that, but he raised his hand when I said is anyone willing to come and address the
Commission on this topic. So, Mr. Mills is here tonight and unless there is any questions
of me right now I would like to turn over the remaining time to him to kind of get his
perspective on this project. So, with that I will stand for any questions.
Yearsley: Are there any questions? No? Would Mr. Mills, please, come forward. And if
you would, please, state your name and address for the record.
Mills: My name is Kent Mills. My address is 799 West Amity Road in Meridian. I guess
from a property owners perspective -- and maybe I just speak for myself -- we relate much
more to the City of Meridian than to Kuna. It felt like we were in that impact area. It feels
like development is starting to happen again finally and that it was -- we just felt like we
related better to Meridian and felt better in that impact area and as we began to talk to
some of the city folks it appeared that now was a good time to kind of put it together and
move in that direction, so -- and I think just based on the fact that there are 22 property
owners and 1,300 odd acres, it's an indication that it makes sense to several folks, so --
that's all I had. It just makes sense.
Yearsley: Okay. Thank you. Are there any questions? Thank you.
Mills: Thank you.
Yearsley: I do have a lot of people signed up, but I notice there is a lot of them that are for
that may not want to testify, so instead of calling each one of these by name, I would just
like to open it up. For those who want to testify just raise your hands and I will call you to
Meridian Planning & Zoning Commission
November 19, 2015
Page 17 of 44
come forward. Is there anybody who would like to testify? The gentleman that testified
first. Please come forward. Wait until you get to the microphone, please.
Hanson: Okay. Gary Hanson. 1921 East Mary Lane, Meridian. My residence is pretty
darn close to 300 yards from where this -- these properties are and I believe that Mr. -- is
it Mills? Was out on Amity out this way. I'm up over here.
Yearsley: Okay.
Hanson: My same concerns are out there. My concern is for Meridian. Meridian --
people that live out in these areas live out there because they want to live there and if the
property owners are willing to sell the property off and develop it their way, that's their job.
That's their position. They have a right to do that and I won't object to that at all. But from
a Meridian standpoint, the school system is the best in Idaho, because it was made to be
the best in Idaho back when you had the population densities, they were commensurate
with the type of environment they had. Right now P&Z, City Council, everybody is on a --
on a rush to develop and they have been doing an excellent job of it, pushing the
population up, pushing activities and things up and taking care of things the same way.
But the school system is suffering very badly. My wife works with some instructors in the
valley and they cannot keep up. The influx of people and the --the development of the
schools and things like that, they are just having a very difficult time keeping up.
Teachers are ready to quit because they just can't take the pressure anymore and I don't
see anything alleviating that in the future. Working with the things I have done with Sonya
and Caleb -- I have talked with ACHD and they can't keep up or they say they can't. And
the people that are doing the lines and the pipes and stuff, they are saying the same thing
and they don't understand it. Another issue that comes up here -- I have got pictures that
I took today of the wonderful white four by three signs that say there is a meeting dated
from July 16th, August 27th, that are still out there. So, the significance of those signs
even goes away and I wonder if people that actually live in these areas are seeing this
and are able to come to these meetings, because they don't get them. The one sign that I
saw to come to this one here, I saw last Monday -- no. Last Sunday, because we took a
wrong turn and went a different way from our house. Otherwise we never would have
seen it. And, then, I wouldn't have even bothered you all. I think that's something
Meridian has to think about and I think from the top down, from planning and zoning, they
have to keep in mind what the character, what the nature of Meridian is. At the same
time, if the property owners want to sell their property, that's what they can do.
Yearsley: Thank you.
Hanson: Oh, perfect.
Yearsley: Who is next? This gentleman in the red tie. So, name and address for the
record, please.
Christensen: 5050 South Linder, Meridian, Idaho. Jay Christensen. This is Linder?
Then I'm not one of the properties, so I feel my comments are unnecessary.
Meridian Planning & Zoning Commission
November 19, 2015
Page 18 of 44
Yearsley: All right. Thank you. The gentleman in the back. Please state your name and
address for the record.
Taysom: My name is Dave Taysom. 175 West Paint Horse Lane, Meridian. My property
is the four acres -- the southern most part of this project on the west side of Meridian
Road. It's only four acres and I'm 93 years old, so why the hell would I care, but anyway --
first it does help the value of that property for who lives there after I do. But I have been
involved and been a close observer of planning in Ada County for over 50 years. I
remember when Leon Fairbanks, the Ada County Highway District chairman, was really
the planner. He would build a road and the developers would follow and that was back in
the '60s. Shortly after that a guy by the name of Fisher brought in the first zoning
ordinance from California. It didn't fit very well, but there was a start. From there it was
anybody's guess. This year you can sell off one acre a year. Next year you might just be
able to sell two acres. It was yo-yo. Nobody knew what their property was worth.
Developers, as the progress went forward, some would try to follow what rules there were,
some would try to circumvent them and many just disregarded it. One worked as well as
the other. Over those years I have served several terms on the Ada County Planning
Commission and I have seen changes gradually, slowly. In Idaho State law 1997 -- 1977,
pardon me, began to make sense out of it. Began to require hearings like this. Require
notification like you have done. It was opposed by a lot. Right now today I have seen
with this proposal the best long range planning I have ever seen in Ada County. Meridian
is going to grow, like it or not. You can't stop it. So, you better make it good right and if
you plan in a large segment like this you can plan, people know what their property is
going to be, developers know what can be done and Meridian will stay the best city in the
country to live in. Thank you.
Yearsley: Thank you. Anybody else? This gentleman right up here. Name and address
for the record, please.
Hamilton: Gordon Hamilton. 3496 South Arcaro Avenue and I'm here representing
Williams Northwest Pipeline and you may be aware, one of the things I like to think we do
our job well because most people don't even know where the pipeline is. But when
something like this comes up it's very important to me that we get out in front of it. The
pipeline that I represent is a -- is a major piece of infrastructure for energy used in the
northwest, not just for all of southern Idaho, but for Seattle, Portland, and other cities and
along those lines it's very important to us as the development occurs, as it progresses that
that's taken into account. I think there has been an excellent effort by the city over the
years -- everything from the -- from the planning effort that went in at Ten Mile Road to
other areas, but it seems like the developments are just now really starting to reach the
easements and I brought some documents that I would like to leave with the Commission
you can take a look at that talks about how development can occur and -- safely around
pipelines.
Yearsley: Okay.
Meridian Planning & Zoning Commission
November 19, 2015
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Hamilton: So, that's what I have.
Yearsley: Thank you. Anybody else wanting to testify? Please.
Raap: My name is Aaron Raap. R-a-a-p. I live at 6519 South Rapp Ranch Lane, which
is directly east of this. So, I guess my -- thank God it's not Kuna. You know, I'm glad you
guys are finally stopping their land grab, so I'm glad to see that. I'm not necessarily
opposed to the annexation, I guess my concern is more -- I'm hearing a lot of things -- you
know, there is a lot of rumors out of what's going on and I haven't seen any of that tonight,
so I'm assuming that's going to come at a different time, but I'm primarily -- I guess I just
didn't want to -- I guess relinquish my right to -- to complain when I see what's going in
next to me. You know, the ball fields I'm concerned about a little bit, because of lighting
and the noise and I see the soccer field down at the bottom of the hill that turns into a one
lane street every weekend and so I guess my -- I'm just hoping that you guys as you
proceed with this that you -- that you consider just doing it responsibly with parking and
lighting and considering the neighbors. So, I'm not opposed to it. I'm kind of to be
determined.
Yearsley: Well -- and let me just talk to that as -- from my understanding is this is just
annexation. If they do want to develop they have to come back in through a public
hearing process, which you would be notified if it was adjacent to your property, so you
would have another opportunity to comment at that time as well.
Raap: Okay. I appreciate it. Thank you.
Yearsley: Anybody else? I guess with that, Caleb, is there anything you would like to
comment to those?
Hood: Yeah. Mr. Chair, I can -- again, sort of a weird -- a different position anyways, but I
can address some of those concerns. I want to just start by, again, thanking Mr. Mills and
all the property owners for their time and effort in this -- in this project and for attending
tonight and, again, the handful of meetings and the one-on-one meetings that we have
had. So, it's been -- they have been great to work with. Regarding Mr. Hanson's
comments, I know you guys kind of addressed that a little bit in your earlier hearing. I
have talked to Bill about his -- one of the other issues that he mentioned about the public
hearing signs staying up longer than they should and that's something we are on and we
are trying to get better enforcement of that in compliance with our code. And, actually, our
code requires that the sign come down three days -- within three days after the hearing.
So, it's not a code issue, it's an enforcement issue and we need to get better at that and
we are trying to get better at that, but a lot of it is we rely on the developer to go and take
that down and code enforcement has other things to do, but we realize that that's an issue
and they do over time just kind of blend in and you may not even know that you saw a
new one, because you're just used to seeing them all over town. So, we are aware of that
and I do apologize that those stay up longer than others. Regarding Mr. Taysom's -- and
I'm not just going to say this because he complimented us in saying this is -- he has been
so helpful in this whole thing. Even before this came about, working with him and his
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November 19, 2015
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history and knowledge of planning in Ada County and just to the time that he spent with
myself and the director, just on state code and different things, I just wanted to personally
thank him for his time. So, that's -- yeah, he was just amazing in this whole process. So,
unfortunately, we have got some family members that at the end of the day didn't come
along, but I look forward to them -- their properties being annexed here in the future as
well, so -- and, then, regarding Mr. Hamilton's comments, I did flash it up on the screen,
but comments are included in the staff report, referencing the -- the gas line easement in
compliance with the Northwest Pipeline development guidelines. So, well aware of that.
We get the literature from them. We try to educate as well p roperty owners on that and
where those easements do come through we will, you know, again, work with them to
make sure that there is no permanent buildings put over, you know, the pipeline or
anything like that, because that's not good for anybody. So, Mr. Raap, yeah, as he stated
-- the one thing I was going to look up, just to kind of clarify, is the one caveat to all of this
is the city does own this property. I pointed that out earlier. And in the proposed zone of
R-4 a park is a principally permitted use and we are not proposing that the city enter into a
development agreement with ourselves. So, all of the other properties there is an
agreement between the city and the property owner. The one caveat, again, is this -- a
park could be developed here without another public hearing, because it's principally
permitted in the zone proposed. So, I don't know if -- if you want to have some concern --
you mentioned ball field lighting and that made me think, you know what, the one -- the
one place -- and I don't know -- quite frankly, I don’t know if ball fields are even planned
here, I haven't been paying that close attention to the parks master plan, but this property
could potentially develop without a new public hearing, because, again, it's principally
permitted in that zone and the city isn't going to enter into an agreement with itself. So,
again, I don't know of that changes anything for him or where it sits, but -- yeah. So -- and
that's something where we can -- I have your information or we can reach out to you and
make sure site design and stuff, so there may not be a -- this forum to have your
comments heard, but, Mr. Chairman, Commissioners, I can make sure that the parks
director knows that he's concerned about that and -- and, you know, we will reach out to
him in particular and through any master planning -- and I know they are doing that now,
so --
Yearsley: And I have been to those master plans, so I -- they do have a master plan of
what they want that to look like and I would recommen d you reach out to the planning and
-- or the parks department for that information.
Hood: So, I think with that those are the notes that I had. You know, if there is anything
else that the Commission has.
Yearsley: Any other comments?
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
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November 19, 2015
Page 21 of 44
Oliver: Caleb, I just have to ask the question. It used to be that Lake Hazel was kind of
the divider line between Meridian and Kuna and now you're pushing south of Lake Hazel.
So, that will be not only our area of impact, but will that also be fire will go that -- is that as
well; right?
Caleb: The fire district -- Mr. Chairman, Commissioner Oliver, this does not change the
fire district boundaries, so those won't change with the annexation.
Yearsley: And I think on this map that blue dotted line is our area of impact; is that
correct?
Hood: Yeah. And so if I can maybe back up a little bit and I will talk some more about the
fire district boundaries if you like, but the city's -- and the county line -- again, it's cropped
off, because we don't go all the way, but the area of city impact at McDermott, the county
line, does follow Lake Hazel. So, for the first three and a half miles or four miles or so it
does generally follow Lake Hazel. Then when you approach Meridian Road it does dip
down here, you know, it does this stair step number and so that is our -- and, then, it's
Columbia for a little over a mile and that has been that way since 2008. So, this has been
our area of city impact line approved by Ada County in 2008. So, this is our established
line. Now, the reason Lake Hazel was generally chosen was because of school district
boundaries, fire district boundaries, postal zip codes -- the problem is they don’t all use
Lake Hazel, but it was the best that we could do to kind of line that up and consider what
we could sewer as well back in 2006 and '7 when we were talking about this. So,
topography plays in, but, yeah, all those other district boundaries, library district,
recreational district boundaries, those were all considered when this -- when it was
chosen and personal preference of the property owners were all considered when this
area of city impact was moved down -- it used to be just south of Victory about a quarter
of a mile and, then, in 2008 it moved down to be generally Lake Hazel, but, yes, it goes go
down to Columbia and, then, further south here, so --
Oliver: Does that same thing apply for schools then?
Hood: Yeah. It doesn't change -- it doesn't change school district boundaries, it doesn't
change anybody's address, it doesn't change any of that, so --
Oliver: So, again, this was originally in the Meridian School District, that far down or --
Hood: I believe all of these properties are in the Meridian School -- I don't have -- I
didn't bring those maps with me. And originally -- I don't know what you mean by
originally, but --
Oliver: Well, I'm just, again, you say a change -- the boundaries changed in 2000 --
Hood: The city's area of city impact boundary changed.
Oliver: Yeah.
Meridian Planning & Zoning Commission
November 19, 2015
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Hood: So, our planning area changed from just south of Victory to what you see on this
map now in 2008.
Oliver: Yeah.
Hood: And the reason that this line was chosen was for the things that I mentioned.
School district boundaries were part of the community identity and so we generally try to
follow those boundaries. But, again, if you look at fire district boundaries and the school
district boundaries, they -- nobody uses the same boundaries that anybody else does --
Oliver: Yeah.
Hood: -- and so there is no clean line that any city could just pick, because they all leave
gaps or overlap each other.
Oliver: I guess my point being is that the gentleman over here was saying that how much
impact we have in the Meridian School District every time we put one of these things in
and I keep looking at it and I think, well, is some of this down below Lake Hazel already in
the Kuna School District, you know, and so it really doesn't apply to all of the
developments that you want to have -- take in. Does that make sense?
Hood: Yeah. I'm just looking up the school district boundary again. I have those maps
printed out, I just -- I don't remember where the line is.
Oliver: Because it does make a difference as far as, you know, when, eventually, the
development happens as far as that below Lake Hazel may still be going into the Kuna
School District and applying to what we are talking about tonight as far as putting more
pressure on the district. Does that make sense?
Hood: I don't know how reliable this website is, but it was the first one that popped up, so
-- here we go. So, what you see highlighted there is -- so, there is Meridian Road and
Columbia. So, again, generally, you know, it -- we are in the same -- well, you can see
the line. I mean the lines for Kuna School District comes all the way up north of Victory.
Oliver: Yeah.
Hood: I mean there are some -- there are future properties in Meridian that will have --
that are in the Kuna School District and they will be serviced by the Kuna School District.
Annexation does not change the school district boundary.
Oliver: Okay. Yeah.
Yearsley: And if you look, it looks like part of Columbia will be in the Kuna School District.
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November 19, 2015
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Oliver: Yeah. So, I guess that was my point being is that not all that annexation will be
Meridian schools, it will still be affecting Kuna schools when it gets there, so --
Hood: I would venture to guess so and some people may know more about this than I do,
but I think the Kuna School District is in a similar situation as Meridian. They are growing
pretty rapidly as well and I think they are experiencing similar growth to what we are, so,
you know, I'm not saying, ah, it's their problem, but, you know, it is -- you know, they are
going to be in a similar situation, as are most school districts in the Treasure Valley. I
mean the area is growing pretty rapidly. So, I think Mr. Hanson's points still are -- you
know, it probably still applies to Kuna School District, altho ugh I'm not speaking for him,
so --
Oliver: Thank you.
Yearsley: Any other questions? All right. Thank you. With that I would entertain a
motion to close the public hearing for South Meridian Annexation, file number H-2015-
0019.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: I move that we close South Meridian H-2015-0019.
Wilson: Second.
Yearsley: I have a motion and a second to close the public hearing. All in favor say aye.
Opposed? Motion carries.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Yearsley: You know, this is actually a first for me. It's probably one of the largest
annexations I have done my five year history on the Planning and Zoning Commission.
When I first saw the application come through I was like, wow, that's a big development,
but, then, I looked at it and saw -- and I think it makes sense, you know, and all these
residents agreed -- you know, not that we forced them to come in, we asked do you want
to come in and they said yes. So, I think it was done. I like the way the development
agreement was put together and I think it's a good way to -- and I guess in some ways
protect the city's investment in the -- their investment in the water and sewer that they are
planning to -- to install in the next two to four years. So, I'm in favor with it.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Meridian Planning & Zoning Commission
November 19, 2015
Page 24 of 44
Oliver: I agree. I think it's got some great possibilities for future growth out in that section
of land and it would be a nice addition to Meridian. I also do appreciate Mr. Taysom's
comments, what he had to say. I think that that's very nice to hear that, going to go enjoy
being part of Meridian. So, with that I'm very much in favor of this.
Wilson: Mr. Chair?
Yearsley: Commissioner Oliver -- or Wilson. Sorry.
Wilson:. I -- I agree, too, and I'm glad I'm not the only one up here who was impressed
and -- I mean the presentation was brief. Obviously a lot of work went into it and I will be
voting to approve.
Yearsley: Thank you. With no further comments I would entertain a motion.
Wilson: Mr. Chairman?
Yearsley: Commissioner Oliver or -- it's been a long night. Commissioner Wilson. Sorry.
Wilson: After considering all staff, applicant, and public testimony, I move to recommend
approval to City Council of file number H-2015-0019 as presented in the staff report for
the hearing date of November 19th, 2015.
Oliver: Second.
Yearsley: I have a motion and a second to approve the public hearing. All in favor say
aye. Motion carries. Thanks. Congratulations.
MOTION CARRIED: THREE AYES. TWO ABSENT.
Yearsley: We will take a few minutes. I'm assuming that most people probably don't want
to stay for the next one, so we will give them a chance to clear out, so we will take ab out
a five minute break.
(Recess: 7:27 p.m. to 7:33 p.m.)
D. Public Hearing for UDC Text Amendment 2015 & Meridian Design
Manual Revamp (H-2015-0011) by City of Meridian Planning Division
1. Request: Text Amendment to the Unified Development
Code (UDC) as follows:
a) UDC Sections: Definitions; Residential Dimensional
Standards; Fencing; Structure and Site and Multi-Family
Design Standards; Common Open Space and Site
Amenity Requirements; Specific Use Standards for
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November 19, 2015
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Drinking Establishments, Flex Space and Home
Occupations; Timelines for Signatures on Development
Agreements; Subdivision Design and Improvement
Standards and Other Miscellaneous Sections; AND
b) Reformat of the Meridian Design Manual Including
Reducing Duplicate Guidelines; Removing Site Design
and Transportation Related Guidelines; Emphasize
Architectural Elements and Change the Name of the
Design Manual to the City of Meridian Architectural
Standards Manual
Yearsley: So, we are going to go ahead and get started again. At this time I would like to
open the public hearing for the UDC text amendment for 2015 and the Meridian design
manual revamp, file number H-2015-0011 and let's begin with the staff report.
Parsons: Thank you, Mr. Chairman, Members of the Commission I am happy to be here
this evening to present this application to you. It has been probably a good year since we
have been before you all on a UDC text amendment change . So, tonight's presentation
will be broken up into two parts. The first part will be my section, of course, which will kind
of highlight the bigger UDC text changes. When I sent out that staff report we did attach
some pdf documents for your review. We didn't want to give you a 300 page staff report
to review, so we did everything in individual pdf formats for your review. So, again, my --
my portion of the presentation tonight will just highlight the pertinent sections that you
guys deal with on a regular basis and, then, also I will have Brian McClure here who was
the primary lead on the revamp of the design manual. So, what I will try to do is go
through my portion of the presentation, answer any questions you have and, then, I will
segue Brian into his presentation to you and, then, he can answer any questions you have
regarding the changes to the design manual. So, with that lets get started. So, tonight --
or at least the last application that's before you this evening there are quite a few changes
to the UDC. If you had a chance to look at that table, that was attached with the staff
report. There is approximately nine pages of UDC text amendments or language changes
that we are proposing. The graphic before you currently shows some of those items that
-- affected areas that are being proposed to change, so we are having -- we are adding
some definitions and modifying some of our definitions. We have looked at all of our
dimensional standards in the UDC. We are going to be proposing removal of gra vel
mining from the UDC, add some language about common lot fences , we will talk about
design standard changes, as well as Brian's presentation with the changes to the design
manual. We have some minor landscape standard changes, some parking lot standard
changes, specific use standard changes, time for signatures on developments and, then,
of course, there is other various miscellaneous changes to the UDC that I won't touch on
tonight. I did want to let you know that last year when we first started this process the City
Council actually tasked staff to come up and form a UDC focus group, you know, so that
we could get this out in front of -- be more transparent as we move through hearing
process and propose changes to our Comprehensive Plan and our zoning ordinance and
here is the group -- that group we named UDC focus group and it was made up of a group
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November 19, 2015
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of developers, architects, engineers, landowners, planners, city staff and we actually had
a meeting with them on May 28th where we shared the same inform ation with them. A lot
of those comments that we received have been incorporated into the changes that are
presented to you this evening or as part of this packet this evening. Not all of them, but a
majority of them are. And, then, also as a courtesy to the Building Council of Southwest
Idaho, we also took these changes to them and let them know what was coming down the
pipeline with the city, not only the UDC changes, but also Brian accompanied me to that
meeting and shared with them the changes to the design manual. A brief overview of
that. So, we did also provide this information to them in a pdf format as well back after
meeting in August 11th, 2015. So, the first item that I want to discuss with you this
evening -- or one of the major changes that you will see this evening -- with your purview
as far as subdivision improvements -- we are always talking about dimensional standards
and density when we come and present to you and so these are the proposed changes to
what's currently -- what we are proposing to change and what's -- so, we have an
underlined format of the proposed change in the strike out version of what current code is
and you can see here that that ranges all the way from the R-2 district to our R-40 district.
I want to point out to the Commission that when this was presented to the Council back in
October they had some reservations with some of the dimensional standard changes that
we were proposing. They thought some of the lot sizes and the frontages were getting
small, so they actually tasked staff to come up with some graphics that I want to share
with you this evening that show you the differences in how a development can look and
feel based on existing dimensional standards and the proposed dimensional standards
and that's only pertinent to the R-8 district. We did not do any other renderings for the R-2
or the R-4 or the R-15 or the R-40 zoning districts. So, any questions on this slide as I
move forward to the graphic? So, as stated, currently our R-8 dimensional standards are
50 feet of street frontage and 5,000 square foot minimum lot sizes, unless you have an
alley lot or a MEW lot and you can go 40 feet of street frontage and 4,000 square foot lots.
So, this graphic here -- and both graphics that are going to be presented to you this
evening are the same acreage. It's a box. I mean there is nothing different here, it's just
basically a representation, it doesn’t take any site constraints into consideration. This is
basically just to show you what the difference is and what you can net as far as density
with the proposed changes and that really is the goal with our recommendations for these
changes to our dimensional standards to try to get the development to align more closely
with the density requirements in the Comprehensive Plan. And so this graphic before you
shows the current R-8 dimensional standards. We took that 50 feet of street frontage and
that 5,000 square foot minimum lot size and so you can see here is the sample size, 17
acres, at total 97 units and here is the gross density of 5.6 dwelling units to the acre.
Using that same concept with the proposed changes that we are looking at, you can see
you have a larger number of units, open space has increased, but your density also has
increased as well and this is something that we also took to our -- Caleb actually
presented this at one of city's town hall meetings, too, to let the public know of what the
city was trying to do and how -- how density relates to a development and what you could
achieve with those changes as well. As I touched on to you -- and I think this Commission
-- some of you can remember when the gravel mining came through the city, it was pretty
contentious. Several -- each time it came before you -- I think it was a total of three -- two
or three times, so we looked at that, we have analyzed that, and staff really couldn't come
Meridian Planning & Zoning Commission
November 19, 2015
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to some specific use standards that we could agree upon and so we all pondered and said
do we really want gravel mining within the city's boundaries and the lo ng -- the short story
is, no, we felt like a couple -- last year we actually did a UDC text amendment and we
actually removed gravel mining from our residential districts. This is that next progression.
We are actually removing it entirely from the zoning district altogether, but we are keeping
a definition in our ordinance just to confirm that if there are any complaints from adjacent
neighbors we can go to that definition and say this is what we would consider gravel
mining. It's allowed in the city, but in order for us to act on something -- a complaint, they
would have to meet this definition.
Yearsley: So, in your focus group did they -- did they -- any of them have heartburn
removing this out of their --
Parsons: Yes and no. Some of the developers wondered what will happen is sometimes
when you're grading a site you have extra material that you need to get rid of and move to
other sites and so they were concerned that this -- as long -- this wasn't affecting them,
allowing them to just kind of grade their site and remove that material to another site, they
were fine with the change and I think we have actually had a recent example of this and
we found -- made that determination that if you are just taking it from one site and putting
it to another site and it's the same owner, the same developer, just moving to a different
property and grading the site, we don't really have a grading ordinance, we determined
that that was not gravel mining. So, you have to really meet those -- that definition in the
UDC to really be classified as that use. But grading and removing materials, it's not
mining.
Yearsley: So, I'm assuming that it had to deal with some sort of a crushing operation.
Parsons: Yeah. I don't know the specifics of that, but it does speak to the dredging and
crushing and those things that you alluded to.
Hood: Mr. Chair, maybe before Bill moves on, just on that point. So, you touched on it,
Bill, but I just want to highlight that we are taking it out as a conditionally allowed use or
principally allowed use anywhere in the city. However, the definition still remains. The
definition will still be in 11-1, so there are really three different sub designations of
construction sand and gravel mining and it has to do with the commercial operation. So, if
you're -- if you are preparing it for commercial sale is really when you get in trouble with
our code.
Yearsley: I see.
Hood: You can -- you can grade it down and down and down and down, but if you're on
site and you're crushing it, you're sorting it, you're doing those types of things, that's when
you're going to get crossways with our code and we are going to say you're no longer just
grading your site, you have got scales, you have got dredging and, you know, some of
those other commercial -- and commercial shows up multiple times in our definition, so --
Meridian Planning & Zoning Commission
November 19, 2015
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Yearsley: Okay.
Hood: -- I just wanted to clarify that, that everything has been said is accurate, but we will
leave that and that's really what it comes down to, is a commercial operation.
Yearsley: And since no one is here, I'm -- can we go back to the lot size stuff?
Parsons: Absolutely.
Yearsley: Well, I didn't mean that.
Hood: Dave Yorgason is here.
Yearsley: I know a lot of times we have had in the past that they want the R-4 standard,
but they need the R-8 for offsets. Did we clean that up a little bit better or -- or how did --
did we touch on any of that?
Parsons: Mr. Chairman, Members of the Commission, that -- again, that's what this is
trying to do as well. That's one of the other justifications or recommendations of why we
are doing this. We are trying to not -- someone coming with an R-8 zoning, even though
they are developing R-4 density and R-4 size lot, they just don't meet the frontage
requirements or the actual lot size --
Yearsley: Okay.
Parsons: -- and so we are trying to get that -- this is attempting to get closer to that.
Yearsley: And, then, I will -- this is my personal preference. I -- I struggle with reducing it.
For me I want land. I want space. But knowing that, from what I understand, the -- the
other people I guess they -- a lot of people want a house with little maintenance and, you
know, I struggle with my -- you know, my preference versus what a lot of p eople would
want. So, I guess that's my -- I have to reconcile that with myself, but I think that's what a
lot of people are wanting is the bigger house with a very small lot, so --
Oliver: I don't know if I totally agree with that either, because I thi nk when you go and you
see -- you can almost jump from roof to roof because they are so close, I think a lot of
people just don't like that. They want a little bit more space between their neighbors. So,
I'm not sure reducing it is --
Yearsley: And I guess I struggle with that, too, but I don't know -- you know, I understand
what your intent was to -- you know, someone wants an R-4 or zoning that he can actually
meet an R -- or close to an R-4 or an R-8 zoning, so -- I don't know. Go ahead.
Hood: Mr. Chair, I just wanted a little bit more -- and, again, I think Bill covered most of it,
but some of the comments that I heard in the working group and even outside the working
group, from the neighborhoods as, you know, we get the phone calls, why are they asking
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November 19, 2015
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for R-15 zoning? Fifteen dwelling units per acre, oh, my goodness, you know -- well, no,
they are at seven. Usually they can't -- you know, you can't develop seven dwelling units
per acre in an R-8, so they have to ask for the R-15. So, part of the -- and Dave Yorgason
is here and so he can speak I think a little bit to that, what I have heard from the
development community -- from some of them anyways, is I scare the neighbors off right
away when I ask for R-8, yet I'm only developing at 3.54 dwelling units per acre.
Yearsley: Yeah.
Hood: So, along with what Bill said. But it really is the perception of the neighbors and
them not trusting maybe a developer, because, well, then, why are you asking for R -8.
Yearsley: Yeah.
Hood: It says eight dwelling units per acre. Because that's the zone you're asking for and
so there is a disconnect between the name and the zone. I do want to make a comment,
too, about the jumping from house to house. None of this changes any of the setbacks.
Still going to be a five foot setback on either side for most of these zones. The R -15 and,
then, you go down to three maybe now with some of that --
Parsons: In R-40.
Hood: In R-40. So, this doesn't change your setback. It changes the minimum lot size --
the separation between buildings is going to be the same. Whatever it is now -- this
doesn't propose any changes to any setbacks. So, if your concern is about the structures
potentially being too close, this doesn't -- this doesn't address that. The other thing -- and,
Bill, if you could go to the second diagram. I just want to point something else out here.
Call it a worst case, call it a best case, I kind of -- it depends on what you're -- what you're
trying to do. But this example anyways -- to get this, this is showing maximization of the --
the lot, basically. Your buildable area. It's showing the minimum setbacks and with this
you have to build a two story home, because you're required on the ground floor to have
some livable space, your garage is going to take up 20 feet side -- now, again, we are
back to 40 foot lots. You got a five foot setback on either side -- there is only ten feet left.
Your garage face -- your door, if you have got a two car garage, is going to be that or in
most places a three car garage, you have to go vertical with these.
Yearsley: Oh, yeah.
Hood: I envision -- again, I will say worst case, because people kind of freak out a little,
they say, oh, you know, I don't see 20 acres of all 40 foot wide lot s. Could it happen?
Yeah, it could, because their zoning would allow it. But a developer most likely is going to
transition from some -- have some large lots, internally maybe they have some smaller
lots. This is just meant to show, okay, if we are going to say R-8 is close to eight dwelling
units per acre, this is really what our zoning -- our dimensions should be. The other way
to skin this cat -- and I'm not proposing it right now, but we could simply take some of that
language out in our -- in our zoning code that makes people believe that they can get to
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November 19, 2015
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eight dwelling units per acre. We can just tell them eight is a number. It doesn't mean
you can get eight dwelling units per acre. If we take the text out that says eight, you
know, just lay out three different single family zones, you know, a two, a four and an eight,
they are all single family zones. The two doesn't mean anything, four doesn't mean -- you
know, it's -- it doesn't have anything to do -- we don't have to equate that name with a
number of dwelling units per acre.
Yearsley: Right.
Hood: I mean if that's what some of this confusion and scaring off neighbors is about,
those would still have dimensional standards within them and functionally, yeah, you could
only get a certain amount of density, but it doesn't mislead anyone to what they could
actually construct. So, you know, just a couple of things to -- to more of what we heard
and why the proposal, but there are other potential solutions, too.
Yearsley: No -- oh, go ahead.
Oliver: Well, just real quick. Bill mentioned that you met with a group of people from the
community and kind of went through this presentation?
Hood: Uh-huh.
Oliver: What was their response?
Hood: Well, you got a letter and I think Bill is getting to that, from the BCA, who Mr.
Yorgason -- I don't know what hat he's wearing this evening, but I imagine that he's here
on behalf of the BCA. They are supportive of what you see here. So, this is something,
again -- you know, there is -- from my just personal opinion there is pros and cons to this.
But at the end of the day we were comfortable pushing this forward. You know, there is --
there is a -- you know, there is a potential you could get this. Somebody could develop
17.22 acres and do all 40 foot wide lots and if they have their zoning in place, there is not
a lot we can do to stop them from doing that.
Oliver: Yeah.
Hood: But, again, just knowing the development community, most of them are going to
have a mix of different size lots, because they know a lot of the market is going to be what
you guys are talking about. There is people that want this size of lot, too.
Yearsley: Yeah.
Hood: But most of the time you got to transition away from existing homes that are on
larger lots and if you propose something like this to the neighbors, you're going to get shot
down. They are going to say, ah, you know, I don't want that in my backyard; right?
Yearsley: Yeah.
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Hood: So, I mean that's some of what we talked about, but gene rally -- and I won't put
words in his mouth since he's here -- the BCA and the development community, the
engineers, the surveyors that we talked through this with, liked it. It wasn't part of the
question, but I will let you know others that are in that community don't like it so much.
Part of what Bill mentioned putting this together, I attended the -- at the request of the
Mayor she asked when we went to last workshop the Mayor and Council asked that I
come to the next town hall meeting and make this a vailable to the public to get Joe
Public's comments on this. I will be honest, I didn't have a whole bunch of people that
stopped by, but the handful that did -- none of them really like it. And I tried to go through,
you know, all the pros and the cons of what we are doing and all this and I got -- you
know, a lot of the feedback was kind of -- you know, I wouldn't want to live there.
Yearsley: Yeah.
Parsons: Mr. Chair and Members of the Commission, just another comment before we
move on from this discussion is -- and I want to thank Brian for putting this together, but
the one thing that we have to really look at this, too, if this is the worst case scenario and
we get a 40 foot wide lot, it's really going to come down to the design of the homes, as
you mentioned, because the house will be narrow, it will be two story, and that's where
staff to the city is going to have to say are we going to want -- staff to look at every one of
these elevations and insure that the design is attractive -- an attractive streetscape where
you want all front door and a garage? I know we -- a lot of that is happening throughout
the valley as in fill and we have done some of those projects for the Solterra development.
I don't think it's necessarily unattractive, I think it's -- there is a place for it, but it's certainly
-- we have to look at it from the city's perspective on the design and if someone does
come in with something -- with all 40 foot wide lots, just really focus in on that and those
building elevations and insure that they aren't basically rectangular boxes getting put on
these. One of the items that we are -- this is something -- actually a new section that we
are adding -- or looking at thinking about adding or at least propose with this amendment
and I think some of you on the Commission have dealt with this where we have these
large irrigation facilities and they end up -- some of them end up on buildable lots, some of
them end up as common lots and we always struggle to -- we don't want them on
buildable lots, because we want to make sure that they are either maintained or the
homeowner doesn’t inadvertently put a structure or do -- put something in the easement
that the irrigation district doesn't want there or they haven't executed a license agreement
with the irrigation district for those improvements and so this is staff's attempt at coming
up with some language to insure that where possible try to work with irrigation easements
again in -- as -- you know, plat them as common lots and make them a n amenity as part
of the development to be owned and maintained by the HOA. Again, we have given the --
we have built some flexibility here. There may be circumstances where it can't be done, it
can't be achieved, and so we have given the developer or la ndowner some flexibility that if
that can't be achieved, then, take your request up to -- one, for your recommendation, but,
two, ultimately City Council could act on a waiver and approve it as part of the buildable
lot or different type of design or concept as part of the subdivision, but at least we wanted
to put that out there and let you know we did take that under advisement and I know some
Meridian Planning & Zoning Commission
November 19, 2015
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of the developers had a little bit of reservation with this requirement as well. You just can't
-- you can't predict every situation that's going to happen out there.
Yearsley: Right. Well -- and I guess irrigation company wise I would think that they would
prefer it this way, too, wouldn't they? Or do they care? Or do you know?
Parsons: Mr. Chairman, Members of the Commission, I haven't heard a comment from
them. We didn't really send this out to them for their approval, but that's one of the
concerns we heard from the development community is irrigation district doesn't care
whether they can -- they just want to make sure their easement is protected and, Mr.
Yorgason -- again, he's an expert on this as well, dealing with some of these issues and
that -- that is a concern. Certainly we want it owned and maintained, but the irrigation
district just wants access and you have seen it and we have gotten letters from the
irrigation district's attorneys saying -- out to homeowners saying you got sheds, you have
got trees, you have got landscaping over our easement. You need to work with us. And
so we are trying to avoid those type of situations by creating this language here.
Yearsley: Understand.
Parsons: The next topic is -- for consideration is our common lot fencing. Currently the
way the ordinance is written we allow two types of fencing along microp aths or pathways
and interior common open space. That being either a six foot tall vinyl or open vision
fencing or four foot solid fencing. Those are the two options. So, we are proposing -- and
these are some graphics that we want to add to our UDC to inform the public that these
were -- we are trying to provide greater flexibility to the development community and the
homeowner that apply to common open space and/or pathway, micropath, same thing.
So, we will give them the option of either keeping with six foot open vision, which is the
style on the left, a semi-privacy fence, which is 50 percent open, and we have a new
definition of that as well.
Yearsley: Do you have a height requirement on that?
Parsons: All of the fencing in the residential districts are limited to six feet.
Yearsley: Okay.
Parsons: They cannot exceed that height limit.
Yearsley: And if it's all solid it has to be four feet or five feet?
Parsons: At this time it has to be four feet.
Yearsley: Okay.
Parsons: But this will give you the option of a six foot open vision, six foot semi-privacy --
which is 50 percent -- or a combination of four foot tall solid fencing and two feet of open
Meridian Planning & Zoning Commission
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vision on top of it. So -- but again -- and these are the graphics. I mean there is probably
multiple variations of this fencing out there that you could do to meet that, but these were
the simplest ones for us to explain in a graphic and so we have modified our -- or the
changes that we have for this section of our fencing ordinance we feel this would eliminate
-- a lot of times staff will get upset property owners that they can't build a six foot fence,
because they are up against a park and they are tired of -- they have dogs and they are
barking at everyone playing in the park and they don't understand why they can't build a
fix foot tall fence.
Yearsley: Yeah.
Parsons: Solid fence anyway, so we are trying to eliminate that. Now, I will point out to
you that one of the changes that comes with this fencing flexibility is we are modifying our
fencing ordinance to require the developer to put in all of that fencing -- interior common
lot fencing and pathway and micropath fencing in with the development of their property.
So, that is one change that we are also clarifying and I know that is one of the concerns
that we received from the BCA in their letter to us as well. Next -- just kind of going in
order here, we have the design standards. As I touched on at the beginning of my
presentation, Brian will go into his changes in more depth, but currently right now we are
going to take a -- planning is going to take a two prong approach to this. Phase one right
now is to update the design manual, remove some of those architectural design standards
from the UDC and we have rolled them into the design manual currently and, then, phase
two we will come back at a later date and modify some of the existing site design
standards that remain or we will either have to add some or modify some of those. So, we
are not losing all of those design standards, we are just losing a portion of it, because we
have rolled them into the design manual. Here is another one that we added on. We
didn't really quite vet this through with the UDC focus group, but it's something that's come
to our attention and we wanted to get out in front of it early with this current round of text
changes. Currently our code requires a developer to landscape unimproved right of way if
it's not part of ACHD's five year work program. So, we want that landscape, because we
don't know what the future plans are, but we know that it might be pushed out 20 years, so
we don't want 30 feet of right of way that's unimproved and gravel and weeds. So, we
make the developer landscape that with gravel and, then, 20 feet of lands caping is the
intent behind the ordinance. With the recent road widening projects it's between Locust
Grove -- when McMillan Road was widened between Locust Grove and Eagle Road
ACHD went in and widened that from two lane to three lanes to five lanes and some of the
landscaping that was removed -- because landscaping wasn't installed with some of those
developments ACHD wasn't obligated to put in their landscaping back and they said they
would not entertain putting landscaping. So, we actually got compact ed dirt, basically,
along our roadway for a segment of that road and so what we are trying to do here is
make sure that the developer, regardless of when that road is being widened, that they
put that landscaping in. If landscaping is put in with their su bdivision or their project, then
ACHD has to work with the city and the developer and make sure that landscaping gets
reinstalled with the road widening project. So, that's really the intent behind this change
here is moving -- regardless of when the timing of the road is happening, we want the
landscaping in. And certainly that was the other comment we received from the BCA
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November 19, 2015
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about having this done sooner, rather than later, so -- I'm sure Dave can touch on that as
well as he gets up to testify. And this is the -- really the last one that I wanted to highlight
for you is our open space and amenity standards. Current standards, as you can see
here, anything five acres -- under five acres nothing -- no amenities, no open space
required. Between five and 20 we want ten percent open space and one amenity and,
then, any additional 20 acres after that we got another amenity for every 20 acres. We
have heard from the development community that if you had a large lot -- an R-2
subdivision, why do I need ten percent open space? People have bigger back yards, they
don't need as much open space and so we said, well, we have tried to come up with a
solution to resolve that. So, this is -- what we are looking at now, so going off what we are
proposing with the R-2 dimensional standards, is someone was to come in with an R -2
development, for example, and the lot size average 10,000 square feet or larger and they
are within a quarter mile of a regional park or an eighth of a mile of a community park,
they wouldn't need to provide the ten percent open space, they would only have to comply
with the amenity requirements based on the acreage of their development. That seemed
to go over very well for the development -- development community as well, so they liked
this proposed change. The other thing that we realized is we didn't have quite -- some of
our amenities we didn't have defined very well in the ordinance and so when someone
proposes a picnic area, for example, as a qualifying open space or amenity or as open
space, then, we want to make sure there is tables, there is benches, there is shade
structures. So, you got to have all those components in order for it to meet that
requirement. The other thing was once the other amenities you could use as qualifying --
for open space is if you provided five percent additional open space you could count that,
but it wasn't very well defined in the ordinance, so we tried to put a -- we still allow that to
be counted towards your open space, but we have an area of at least 20,0 00 square feet
in order for that to be counted as amenity slash additional open space for the
development. So, again, these are vetted out through everyone. It seemed to be a good
compromise for the development community at this point, so we are asking you to support
these changes this evening. And so with that I don't really have much to add. I think we
have highlighted and went back and discussed some of these. If you have any other
questions on my presentation I'm certainly happy to stand for them a nd answer them at
this time.
Yearsley: Thank you. Are there any other questions? Can you go back one? I'm still
kind of -- while you were talking I did my math and my lot sits about at 10,000 square feet
and have to I tell you, I like my open space. We have a lot of open space and given that
my -- my lot -- not all of them are 10,000, so there is some less than ten and stuff. I
struggle with that one, just because I think that open space makes your subdivision. So, I
don't know. Did -- was it your developers that were pushing that or is that a residence or
-- I'm trying to get a feel for -- for that.
Parsons: Certainly I can give you some background --
Yearsley: Well, let me ask one more question. So, this is only for R -2 development;
correct?
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November 19, 2015
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Parsons: The way it's structured it's for any development that has -- you have to meet this
criteria, so more than likely it would have to be an R-2, yes.
Yearsley: So, basically, all of the homes have to be 10,000 square feet or greater; is
that --
Parsons: Well, this says average right now. So, we envision 10,000 or greater at this
point, yes.
Yearsley: Well, I think we ought to probably --
Parsons: I could be wrong, but I think that's -- the intent here is we want 10,000 or larger.
Yearsley: Okay. So, the average lot is 10,000 square feet?
Parsons: Or more.
Yearsley: Or more. Okay. All right. I will think about that. Let's -- I don't want to dwell on
it. So, let's --
Parsons: Well, let me give you a little bit of history of where we landed on this and why.
Yearsley: Okay.
Parsons: Originally we had thought we would just rewrite our whole open space and
amenity code. Maybe come up with some kind of elaborate point system, which we did.
This amenity pool, clubhouse, you can do less open space and I worked on that quite a bit
and I'm telling you it was pretty difficult to come up with a point system that made a lot of
sense and so we said, you know what, let's put the brakes on this and let's see what we
can do to try to provide a quick fix of that and this is really our quick fix. Again, if you don't
like it, if you have something else, certainly it's your purview to recommend anything, but,
again, this says average, so if a subdivision came in, the way I'm taking it, if it says
average, you could have some less, you could have some more, you just have to hit that
threshold and of an average lot size. That's something to take under consideration for
sure.
Yearsley: And, then, that also means you have to be close to a city park or a community
park as well, so -- okay. All right. Thanks.
Parsons: Would you like Brian to start his presentation or --
Yearsley: Yes.
Parsons: -- before we have Dave come up and speak? What's your preference?
Meridian Planning & Zoning Commission
November 19, 2015
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Yearsley: Why don't we do that. Why don't we have -- open it for public comment for this
section and, then, we can open it for public comment on the second section or would you
rather do it all once and then -- what's that?
Yorgason: Do it now.
Yearsley: Please, come forward then.
Yorgason: Mr. Chairman, Members of the Planning and Zoning Commission, my name is
Dave Yorgason and I'm a local land developer and also the government affairs
representative for the Building Contractors Association of Southwest Idaho here tonight
for you. Thank you for maybe taking a break and discussing this one first. The next one
later -- I think there is plenty of detail we talk about this one and just to let you know, there
is very little comment that we have, if any, on the other one. So, it might help your
conversation as well. First of all, my -- my overarching comment is I want to thank the city
for inviting a broad group of people. It wasn't just developers, it was not just one meeting,
there were land use planners who represent small and large developers, often times more
the smaller type one-time applicants who were in the room. Engineers were there.
Building architects were part of the group. There was lots of discussion from lots of
members and participation, so we just want to, first of all, thank the -- the efforts from the
city to reach out and ask for our comments, but also bring forth their solutions as well. We
recognize that nearly every one of the proposals here tonight is as a result of a problem
and whether fencing or something else, we acknowledge -- irrigation is another one.
There is a lot of these where it's an effort to try to solve current problems that the
applicants are more than that, actually, the city has seen or faced and so we recognize
and we appreciate the team effort to try to solve those things together. If I could just go
through a few items again. I want to just say we support the effort and really do support
what's being brought forth for you today. There is some compromise and some things we
didn't agree with, we, the development community, but we also understand it's part of the
process. We don't always get what we want. But at the same time we think that solutions
that were brought forward were fair. Let me touch on gravel mining. For example, I can
think of a scenario in the future as the city continues to grow north and west down the rim
and over where the river bottom area is. That is often an area where gravel mining could
take place. Not crushing of gravel, but the actual creation of ponds and amenities that
has to dewater and actually pull the gravel out and you might actually haul and sell the
gravel, not crush it. So, that was an area of discussion with staff is that could be a
potential area of concern. Recognizing the effort is not to crush or to disturb our
neighbors, but just to try to create a beautiful neighborhood and so that was part of that
healthy conversation just to share with you there. Density. Both staff here mentioned -- I
can think of two or three fairly recent subdivisions that I have brought to the city over the
last year and a half or so, I guess, where I had to come in with a R-8 zone just to have R-8
standards, but not R-8 density. It was a low density subdivision, actually. It was up to
three units per acre. But we needed to get some -- it was an irregular shaped parcel. We
had to have lots as narrow as -- well, less than 8,000. We had to get maybe five or six
thousand square foot lots just to try to get reasonable density on our parce l. I think this
approach eliminates those kind of battles where -- in fact, I very clearly remember one of
Meridian Planning & Zoning Commission
November 19, 2015
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the council members recommending denial of my project and I was so mad I couldn't
believe he recommended denial of something with three units per ac re next to something
that was a similar R-8 zone, but, then, afterwards the conversation was, well, that wasn't
what I meant. Your subdivision is nice, it's just he was a little bit confused as I had
conversation with him later on that. And so we believe that the request that staff has
brought before you tonight will eliminate a lot of the concern and frustration at our
neighborhood meetings when you have an application for an R-8 zone, we are not asking
for R-8 density, it just has that initial impression and starts off the conversation with the
neighbors on a very negative tone already when you're appearing to ask for more than
what you're really asking for and so that's the main summary behind why we appreciate
the effort there to try to -- try to blend that together. Secondly, irrigation easements. We
can't see everything. I can envision a scenario -- I have had scenarios -- Bill is very well
aware of a scenario that I had. It's was quite complicated. It was an in-fill site and
sometimes if you have your easements over every -- excuse me -- common area lots over
irrigation easements in every scenario you might create a pathway to nowhere and --
which is -- if it's in fill specifically that could be the case. Your large parcels, your 20, 40,
whatever acre parcels, I don't believe that to be the case in almost every scenario. But
the smaller in-fill parcels I can see this as a potential challenge and so that was the
discussion. Staff's pretty strong, this is what they want, it's a direction from the Council or
the Mayor, whomever, so we are accepting it, but we acknowledge there could be some
discussion in front of this board, as well as the Council in those applications and we hope
you consider that as well. Common lot fencing. We appreciate all of the variety of styles.
I was going to say it that way. The one point of concern -- and I -- I can think of the
Settlers Bridge Subdivision, as well as the Baldwin Park development that I did. In both
those instances we had parks that were close to an acre in size on the interior and we had
neighbors -- presold buyers that were working with the builders that were putting the parks
in, they said, hey, we don't want that fence there. We want an open look all the way
across and the specific problem that we found is that when the maintenance company
comes in with their Roundup and put a little dead spot through -- along the edge of the
fence line to make it easier to mow and less trimming, if you will, up against existing
fences. It was an ugly look. It was quite frustrating to that homeowner and they didn't
want that and so that's where our comment is. We can see some of those frustrations
come about and yet I think it is appropriate, frankly, to have that fence go in for other
reasons, too. And so we just wanted to go on the record to say we hope there is some
consideration in the future if there is those kind of requests that the city has that desire in
mind, if it's up against a golf course or some other wetlands open space or something
that's more than just a park, that maybe some consideration for not always requiring this
certain type of fence to go in. Let me touch on landscaping the right of way and, then, the
open space amenities and I will be finished and answer any questions you have.
Landscaping the right of way. There is a real concern from several developers who were
not a part of the discussion, but later -- I think this was a last minute request that kind of
came in, so it wasn't through the committee process. I have family and friends who are
continually asking me why do homes cost so much and it's because it's incremental, it's
not a one time here it is. Of course, land is part of that, but that's -- that's not the biggest
part. It's the new energy codes, it's the cost of material, it's more open space, it's all these
different things we touch on and requiring a developer to put in -- open some -- landscape
Meridian Planning & Zoning Commission
November 19, 2015
Page 38 of 44
a section of right of way that might get torn out in a year or two, because it's in the five
year work plan is a little frustrating and so that's where the comment was is we weren't
real happy about just throwing money away. I will just maybe say it that way. And yet we
also understand that it involves a change in policy from ACHD, but I drive near that
McMillan, Locust Grove, Eagle Road section this is referred to and part of that is also in
front of the city of Boise, too. Half of that section is Boise , half is Meridian, and it's not
pleasant. It could be better. And so I don't know if I have the right answer for you tonight,
because ideally the right thing to do is to have it designed and built long term, but our
roads don't get built that way. That road got widened at a much later date and so that's
where the frustration comes in. I don't know if I -- I wish I had the answer for you. That's
just a concern of requiring that as a cost that really would be a throw away cost and raise
the cost of housing. Last thing is open space and amenities and I don't know if I have any
further comment to that, other than we appreciate the effort of staff trying to come up with
a point system acknowledging in some instances there will be larger community pools or
clubhouses or things and they just get no more credit and there is no incentive to put
something in nicer, because some of the d evelopers, especially with the larger
developments, would like to put in larger, nicer amenities and maybe get credit for that.
So, that's where that conversation came from. Those are my comments. Again, last
underline, we thank the staff and we support almost all of this going forward tonight and
we appreciate your consideration tonight. Make myself available for any questions you
have.
Yearsley: Are there any comments? I actually have a couple for you.
Yorgason: Please.
Yearsley: So, on the landscaping, you say you don't have a fix. Do you recommend
something? I understand the cost of putting that in and, then, it being kind of a disposable
cost. But is there a compromise. You know, maybe we do it -- if it's in the future land use
in two years you do a five foot, instead of ten foot or something to that effect. Because we
at least want something there so we can get grass back. Does that make sense?
Yorgason: Mr. Chairman, I fully understand the desire, whether it's grass or grass and
trees, whatever it is.
Yearsley: Yeah.
Yorgason: I understand the long term look and desire. I think we would all like that. it's
how do you get there. I don't have an answer right now.
Yearsley: Okay.
Yorgason: I'm sorry.
Yearsley: I know. And I appreciate your comments on that, because, you know, on the
fencing side I was thinking at my father-in-law's house, their house butts up against a park
Meridian Planning & Zoning Commission
November 19, 2015
Page 39 of 44
and they don't have a fence and they like it that way and -- and I guess the question I
have for staff is are there provisions for things like that -- I know we have waivers, but I
guess what provisions do we have -- and I don't quite know how to answer that question
for modifications to some of this in the code.
Parsons: Mr. Chairman, Members of the Commission, certainly -- the way the code is
written right now it -- it says it's not intended to have interior fencing all with development.
It only says you have to put it in -- fence your pathway, your micropath lots, and so that's
where the confusion was coming. So, we have taken that vague language out and said,
no, you're going to do it with development.
Yearsley: Okay.
Parsons: Again, in attempt to eliminate homeowners from coming to the city -- or code
enforcement going out to someone's home, because they have erected the wrong fence
or even the home builders doing it sometimes, because they -- a lot of times they don't
want to put fencing in because they have to construct the home, so if you put the fencing
in, the fencing gets destroyed or they can't --
Yearsley: Right.
Parsons: -- so, they like that to happen with the development of the home and so we are
-- is this a perfect solution? I don't know. I'm with you guys. I kind of like the concept of
having backyards open to a park, too. I can see that being of benefit, but the city does
have alternative compliance and that will -- the fencing standards do fall under that. So, I
think that may be the avenue to pursue. If you don't want to put that fencing in or you
want the city to look at some different alternative, maybe that's the avenue you take and
say, you know what, Council, Commission, we -- don't want to put fencing up, this is our
desire, you know, in our CC&Rs we are going to restrict fencing here, so that t here is no
confusion or violation with the city's ordinance. I mean I don't know how it all plays out.
Again, this is just something we are proposing, but, again, there is alternative compliance
to help give some relief to that if a developer wanted som ething different than what
ordinance requires.
Yearsley: And that's why I just wanted to make sure that we did have some avenue to
make some changes if -- if it becomes appropriate.
Yorgason: And that's exactly the discussion we have had with staff, Mr. Chairman. I, too,
have seen that where development is built, even after the first home -- frankly, I have seen
the first home go in, sold, a new buyer go in -- it happened in a neighborhood I live in 15
years later, where the second or third home buyer comes in and puts in a six foot solid
fence.
Yearsley: Yeah.
Meridian Planning & Zoning Commission
November 19, 2015
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Yorgason: Now, that's in the city of Boise, so it's not in violation of your code, Bill,
otherwise I would give you the address. But aside from that I understand the longevity
and desire to keep it right and nice long term. So, I understand where it's coming from,
why it's in there, it is more cost up front, but I also recognize there is -- the end resident
oftentimes doesn't want it for legitimate reasons, too. There is a consistent theme, maybe
it's desired by the -- by the open space of that park and look and so we are going to have
to just trust in the alternative compliance process will work for us in those instances.
Yearsley: Okay. All right. Thank you. Any other questions? At this time I don't have
anymore either. Thank you.
Yorgason: Thank you again for your time.
Yearsley: All right. So, let's go to the design manual.
McClure: Members of the Commission, thanks for having me here tonight. I'm here to
speak with you about design review and more specifically the design manual overhaul, as
we call it. So, design review today -- currently the design manual is adopted by reference
in the Comprehensive Plan and in the UDC. Design review is an administrative staff level
review and approval. It is typically done with another development application. It contains
guidelines, not standards. It has both site and building guidelines and, unfortunately, it is
neither user friendly in format, function, or comprehension. So, background, why -- what
is said, why the overhaul. To streamline the design manual. To emphasize consistent
application. To recategorize existing items to correlate better with city policy. To
eliminate duplicates and consolidate similar items. To focus on building design elements.
To relocate site development items to either the Comprehensive Plan or Unified
Development Code, as Bill mentioned earlier and to focus on express standards. Just to
note here, this is not to emphasize one style of architecture over another and is not to
either increase or decrease the level of effort with construction that we currently have. We
did -- with that said, we did, however, relax industrial standards a bit, particularly when
away from an arterial and collector roadways. So, what was done? Guidelines were
either kept as standards, because they were written to basically function as standards.
They were changed or they were removed. Changed text was generally the objective and
we reworked to be more express. Removed text was generally duplicative. Some of
them have been consolidated or not applicable as design review, as Bill mentioned, they
will have landscaping site kind of stuff that usually comes in with a large project s. It's
already done when it comes to building projects, so reviewing it again doesn't really do us
any good, because it's already done. And then -- oh. And all images were removed as
the quality was poor. Many of them depicted conflicts with other guidelines and in almost
all cases permission to use was not verifiable. If you looked at other jurisdictions, design
manuals, they all have the same images and they are all the same low quality stuff and
you don't know where they came from. So, what's new? There is a new format. There
are new photos of local projects. There is an appendix with -- for example, it's by district
type and design keys referenced in the index. The new document name is now called the
Architectural Standards Manual and there is new process for alternative compliance called
design standards exception. This is intended to be similar to alternative compliance, but
Meridian Planning & Zoning Commission
November 19, 2015
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better coordination, creativity of new products, rather than just be a hardship. So, if you
want to do something new, not because you have to, but b ecause you want to. Since
your packet was uploaded there were a few changes. I just want to make sure to point
those out. A few applicability bullets are opposite of what they were supposed to be, so
one of the items included in your packets was a table where the table is basically saying
where the standards came from, the old design manual and their ID number and what the
standards became, as in the new Architectural Standards Manual and that document
there all of the applicability bullets were correct. I didn't enter them right in the new -- in
the pdf manual, so I fixed those. That was one point -- 5.1H, which is supposed to apply
to all districts. 5.1I, which only applies in commercial and traditional neighborhood
districts, not industrial, and 5.1J, which only applies to industrial. Lastly and what was
included in your packet were some minor text corrections made to make readability a little
better. They didn't in any way impact the -- when the standard would apply or what type
of matrix you had to it. So, public involvement. Similar to the UDC work group early on a
design review work group was established. This was done around this time last year in
December. It helped to guide the direction and application of the standards. There were
a series of meetings and basically went through the whole design manual and helped to
kind of -- we see those in a new location in the new architectural standards manual. Post
draft -- so, after we have got it all assembled, there was invitations -- broader comments
sent out, so we sent them to more architectural and design firms around the valley and we
also attended a BCA meeting and let them know specifically what was going on. As Bill
mentioned, that was in August. And, lastly, we are before you here toni ght and there is
not much public here, but more public comment. I did also want you to know that we have
been to City Council several times, so they have been aware of this process, it's not just
being sprung on them. There were a few concerns that resid ential standards -- and I want
to point this out specifically, because it's the only comments really that we have. There
were a few concerns that the new residential standards in here would apply to single
family residences. They do not. With a clause there. So, both the old design manual and
the new Architectural Standards Manual have single family standards within them ,
regardless of the old one. However, those only apply when City Council says you need to
meet these. They don't apply out of the gate and they only work when City Council says,
staff, you need to do this. So, in both cases it's the same and we are not applying these
residential standards to anything that don't currently apply, unless otherwise directed to.
Yearsley: So, can I -- is that relating to like when we have houses backing up to an
arterial, is that what that was referring to -- is what Council is referring to or --
McClure: Councilman Yearsley, that is a good example, yes. Sometimes there are a
number of developments where staff has been told or volunteered, because there has
been enough concern to do that on each and every single -- every single house.
Yearsley: Okay.
McClure: I lived in one of those for awhile. It's only when Council gives staff permission
to do that.
Meridian Planning & Zoning Commission
November 19, 2015
Page 42 of 44
Yearsley: Okay.
McClure: I do -- we did have one other comment. It wasn't really an official comment, it
came during the earlier stages, but it's worth mentioning. One architect was more
interested in form based code. Form based code is essentially the exact opposite of what
we are doing right now. It's more based off of building and the use and this new manual is
based entirely off of the zoning district and the use in the case of residential. So, we can
do overall with the UDC and something that was, unfortunately, dismissed. We are -- it's
something that I like and staff do appreciate, but from what we have now it wasn't the
direction of staff, so just to be open there. So, the last thing -- Bill already mentioned most
of this, so I will just rehash the last bit there, but we are basically seeking a
recommendation of approval to City Council for the UDC change, for that -- for this
manual to be referenced in that and, then, hopefully, for your support. We are not asking
for any recommendation of the manual itself, that will occur to the UDC, so if you want to
recommend the UDC changes, great, and if you are supportive of the manual that's
awesome, too. I just want to make sure it's clear that real change here is to the UDC and
the manual is referenced in the UDC. And with that I will stand for any questions.
Yearsley: Are there any other questions? Thank you.
Oliver: No questions, other than just to comment that I think that it must have taken an
incredible amount of work to get that changed, but I think you did a great job, so --
McClure: Thank you.
Oliver: -- appreciate it.
Yearsley: Okay. Would you like come back forward and --
Yorgason: For the record, Dave Yorgason with the Building Contractors Association. I
guess the only comment that I would have is I, too, acknowledge the significant effort and
acknowledge it and commend the staff for the reference there. Appreciate that it's not
applicable to all new homes, but I would envision that maybe in the R-15 or R-40s
especially where you have the super high density, which is getting kind of, frankly, close to
multi-family anyway, that's where those standards may be applied by the Council. I don't
quite see it in the R-2s or the R-4s, for example.
Yearsley: Okay.
Yorgason: But those are -- anyway, my comments are just acknowledgement and
support.
Yearsley: All right. Thank you. Any other comments or questions? Thank you.
Yorgason: Thank you.
Meridian Planning & Zoning Commission
November 19, 2015
Page 43 of 44
McClure: Councilman Yearsley?
Yearsley: Yes.
McClure: I'm sorry. I just want to clarify -- make sure we are all clear. So, is the single
family standards don't apply to single family residential. There are multi -family standards
in here and they still do apply -- as currently they do apply to the multi-family development
out of the gate, so it's -- now and in the future it continues to be reviewed with design
review. Single family homes are the ones that are exempt, unless otherwise directed to
do.
Yearsley: Okay.
Yorgason: If I could address again?
Yearsley: Absolutely.
Yorgason: I believe also anything attached is what it applies to. So, even townhomes it
would be applied to those; is that correct?
McClure: Yes.
Yorgason: So, that's my our understanding also. It's just the single family detached
where it would not always apply.
Yearsley: Okay.
Yorgason: Thank you for that clarification.
Yearsley: Thank you. Any other questions or comments? No, I actually think this is --
looks really good. I think you guys did a great job. I appreciate your help in bringing this
forward and I think it looks good. So, with that I would entertain a motion.
Oliver: Mr. Chairman?
Yearsley: Commissioner Oliver.
Oliver: After considering all staff, applicant, and public testimony, I move to recommend
approval to City Council of file number H-2015-0011 as presented by the staff report for
the hearing date of November 19th, 2015.
Wilson: Second.
Yearsley: I have a motion and a second to approve the file number H-2015-0011. All in
favor say aye. Opposed? Motion carries.
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1
2
Ten Mile Urban Renewal District Study Area & Sub-Districts
3
4
MU-C Dwelling Units
32.9 ac X 30% X 8 du/ac = 79 units
MU-R Dwelling Units
22.7 ac X 60% X 8 du/ac = 109 units
Minimum Residential Units
For Site: 188
DA Requirement 1.1.1.d
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C ity of M eridian ManualArchitectural Standards
DRAFT
Reference for the City of Meridian Unified Development
Code, by resolution No. 15-10XX, on Month, Day Year
ManualArchitectural StandardsCity of M eridian
DRAFT
This Archtiectural Standards Manual is the result of collaboration and
input by architects, designers, planners, and other experienced design
and construction professionals.
It is the hope that these standards are conveyed so as to describe
baseline architectural minimums, with creativity, skill, and experience
marginalizing their need. Furthermore, it is the goal that this Manual
provide greater value to the community as a visual reference. That
readers from all backgrounds are able to view and discuss the good
work already being done, and build upon it.
PrePared by:
City of Meridian
Community Development Department,
Planning Division
33 E Broadway Suite 102
Meridian, Idaho 83642
For questions:
Phone | 208.884.5533
Fax | 209.888.6854
Ai
special thanks to:
DRAFT
sPecial thanks to:
last, first (representing)
last, first (representing)
last, first (representing)
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last, first (representing)
last, first (representing)
last, first (representing)
last, first (representing)
last, first (representing)
last, first (representing)
last, first (representing)
last, first (representing)
last, first (representing)
For their many hours in service to the Meridian Community reviewing,
discussing, and providing suggestions for this Architectural Standards Manual.
This will be populated, with permission, for individuals and their supporting business/agency, as we get closer to the adoption. Not intended to be used as an endorsement.Aii
DRAFT
Table of Contents
A. Introduction A-3
■Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-3
Expectation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-3
■Process & Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-4
Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-4
Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-4
Design Standard Exceptions . . . . . . . . . . . . . . . . . . . . . . .A-4
■Manual Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-5
Standards Sections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-5
Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-5
Appendices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-5
Additional Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .A-5
B. How To Use This Document B-3
■Determining Applicable Standards . . . . . . . . . . . . . . . . . . .B-3
■Standards Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .B-4
C. Non-Residential Standards C-3
■Cohesive Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-3
■Building Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-7
■Building Form . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-13
■Architectural Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-17
■Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-23
■Signs & Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .C-29
D. Residential Standards D-3
■Cohesive Design Residential . . . . . . . . . . . . . . . . . . . . . . . .D-3
■Building Form Residential . . . . . . . . . . . . . . . . . . . . . . . . . . .D-7
■Architectural Elements, Residential . . . . . . . . . . . . . . . . .D-13
■Materials, Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .D-17
■Lighting, Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .D-21
E. Appendices E-3
■Appendix 1: Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . .E-3
Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .E-3
■Appendix 2: Photo Examples . . . . . . . . . . . . . . . . . . . . . . . . .E-7
Index of Photo Examples . . . . . . . . . . . . . . . . . . . . . . . . . .E-7
Aiii
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IntroductionSeCtion A
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Introduction
Purpose
The Meridian Community Development Department,
at the direction of the City Council, has developed
this Architectural Standards Manual (Manual) to
support Meridian as “a vibrant community whose
vision is to be the premier city to live, work and
raise a family .”
Architectural design can contribute more than just
an aesthetic appearance to development . It can
also provide an integrated, functional, and coher-
ent solution that corroborates the principles of a
livable community and the values of the City of
Meridian, as expressed in the Comprehensive Plan .
The purpose of the City of Meridian Architectural
Standards Manual, is to set and maintain a baseline
level of effort for the design and construction of build-
ings within the City – particularly new structures .
The Manual is not intended to limit creativity or
to prioritize one architectural style over another .
Rather the intent is to establish minimum standards
that the community has agreed should apply to
development of new buildings and the alteration
of existing buildings .
exPectation oF use
The expectation of this Manual is to be used as
a checklist by design professionals; to verify that
basic design principles, safety considerations,
and quality of place improvements reflecting the
environment that Meridian residents have come
to expect, are made . The Manual should be used
early in the building design process .
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Process & Application
Process
The City of Meridian development process encom-
passes a wide range of project scales and stages,
ranging from annexation and zoning of large acre-
age subdivisions, to redevelopment on a single
parcel . Typically, design review occurs concurrently
with other development applications . Projects that
require Administrative Design Review (see Title
11, Chapter 5, Article B, Section 8, Meridian City
Code) should meet all requirements and follow
supplied checklists .
aPPlicability
Administrative Design Review as established in
Chapter 5, Article B, Section 8 of the Unified Devel -
opment Code (UDC), and in conformance with the
City of Meridian Architectural Standards Manual
shall be required for all:
»New commercial, industrial, institutional,
public or quasi-public development subject
to the following approvals: conditional
use, certificate of zoning compliance and/
or building permits that include exterior
building improvements .
»New attached residential structures con-
taining two or more dwelling units .
»Exterior building alterations, including,
but not limited to: the addition, removal,
or modification of architectural elements,
such as doors, windows, awnings, and
arcades; building remodels where all or a
portion of a structure is modified, including
entrances, façades, rooflines, and building
expansions; a change in exterior materials
and/or color scheme; or any other alteration
that modifies the exterior appearance of
the building, approved conditions, and/or
the requirements in the UDC and/or the
City of Meridian Architectural Standards
Manual . (Note: For existing buildings, only
the element(s) being altered, enlarged,
removed or otherwise modified will be
subject to compliance with the Manual .)
Administrative Design Review and conformance
with the City of Meridian Architectural Standards
Manual shall not be required for interior tenant
improvements, detached single-family homes,
and/or secondary dwellings unless stipulated as
part of a development agreement or as otherwise
required by the Meridian Planning & Zoning Com-
mission or the Meridian City Council .
design standard excePtions
As mentioned in the Purpose section above, the
intent of administrative design review is not to limit
creativity or to prioritize one architectural style over
another . The standards in this Manual are general
in nature, but evolving construction practices, avail-
ability of new materials and products, and creative
design and engineering solutions require alternatives
to be occasionally considered . The City recognizes
that not all sites are conducive to full conformance
with the standards contained in the Manual and
that strict adherence in some cases may actually
create inconsistency and disjointed development
patterns . The City encourages innovative design
and recognizes that there are many ways to meet
the intent, goals and standards contained in the
Manual . Therefore, in addition to the explicit inno-
vative alternatives enabled within the Manual, the
director will consider alternative design proposals
through design standard exception requests . The
director will consider the following when approving
or denying a design standard exception request:
»Does the location of existing buildings or
structures prevent conformance with the
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standards of the City of Meridian Archi-
tectural Standards Manual;
»Does strict adherence to the standards
create inconsistency in the design objec-
tives of the proposed development; and
»Does the specific use require unique site
and building development that would
otherwise prohibit meeting the intent
(e .g . - a secure site)?
Any request for design standard exception must be
requested in writing concurrent with the adminis-
trative design review submittal . The request should
specify the following:
»the standard(s) that are proposed to be
exempt, including the actual text;
»the reason the exception is requested; and
»how the alternative means for compliance
meet the intent and goals of the requested
standard exemption, or how the alterna-
tive proposes to maintain a similar level of
effort by exceeding other site and building
standards .
The Director may approve, or recommend approval
of, design standard exceptions when the overall
design, as proposed by the applicant, meets or
exceeds the intent of the City of Meridian Archi-
tectural Standards Manual and the applicable
requirements of the Unified Development Code
and is not detrimental to public health, safety, and
welfare . Requests for design standard exceptions
are subject to the process, findings and/or fees
contained in Chapter 5, Article B, of the Unified
Development Code .
Manual Structure
standards sections
The Manual contains two main sections, one each
for non-residential and residential development . The
Non-Residential section contains policy statements
and standards that include: Cohesive Design, Build-
ing Scale, Building Form, Architectural Elements,
Materials, and Signs & Lighting .
The Residential section contains policy statements
and standards that include: Cohesive Design, Build-
ing Form, Architectural Elements, and Lighting .
tables
The Architectural Standards Manual contains tables
that include intent, goal and standard statements .
These tables are grouped into the two sections
listed above: Non-Residential and Residential .
aPPendices
The appendices in this Manual include definitions,
and an index of terminology and correlating photo
examples .
additional Material
In addition to this Manual and its appendices, addi-
tional material are available on the City’s website,
including standards checklists that are specific to
each sub-category type (e .g . – Commercial Districts,
Industrial Districts, etc .) .
For questions:
Contact the Planning Division at 208 .884 .5533
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BHow to Use this DocumentSeCtion B
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How To Use This Document
Determining Applicable Standards
1. Identify Section (type of structure): This Architectural Standards Manual is broken into two
distinct sections, Non-Residential and Residential . You’ll need to know what type of structure
you’re developing for the next step .
2. Identify Sub-category: Sub-categories of a section (residential or non-residential) are based
on zoning designations. Use the matrix below to determine specific application of standards,
based on the type of structure (section) and zoning designation (sub-category) . Your sub-
category will either be “CD”, “TND”, “IND”, “MF”, or “SF” (see table below for description and
references to definitions).
Integrated structures with both residential and non-residential uses may fall into either section,
depending on the property zoning designation . Residential structures fall into single-family
or multi-family sub-categories as defined by the City of Meridian Unified Development Code.
R-
2
R-
4
R-
8
R
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5
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4
0
TN
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TN
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C
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Sub-categories
Non-Residential Section
Non-residential --CD CD CD TND TND TND CD CD CD CD CD CD IND IND
Integrated ----TND TND TND TND --------
Residential Section
Multi-family --MF MF MF MF TND TND -MF MF -----
Single-family*SF SF SF SF SF SF SF SF --------
SF=Single-family Residential, MF=Multi-family Residential, TND= Traditional Neighborhood Districts, CD=Commercial Districts, and
IND=Industrial Districts. For single-family and multi-family definitions, see Title 11 Chapter 1 Article A of the City of Meridian Unified
Development Code. *Not all detached single-family homes are subject to Design Review. Please refer to the UDC and the entitlement for
the property when determining if Design Review is required.
3. Review Standards Tables: The District Sub-category identified above will be used to identify
applicable standards in this Manual . The following page includes an overview of how to use
the standards tables . See table to the right for sub-category page numbers .
1. identiFy section (building tyPe)
2. identiFy sub-category (zoning)
3. review standards tables
■Non-residential: Section C
Pg.
Commercial CD C-3
Traditional TND C-3
Industrial IND C-3
■Residential: Section D
Pg.
Multi-family MF D-3
Single-family SF D-3
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Standards Tables
Standards are categorized by their basic building type and sub-category . Some standards
may also have other more specific application conditions, indicated in the text. For how
to determine sub-category applicability, see the previous page .
Each table within the Manual has several consistent features, including: 1 .) iden-
tification (ID #); 2.) Description; 3.) Sub-categories indicator; and 4.) Reference
indicator . See below for an example .
exaMPle standards table
ID #Description Ref.CD TND IND
A.BC
This is an example of an architectural standard in the City of
Meridian Architectural Standards Manual. The “Ref.” column
to the right will sometimes be populated with a letter, which is
a reference to a picture with the same indicated letter.
Z ●●○
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4. reFerence iMages
The City of Meridian Architectural
Standards make use of images to
provide relevant design examples .
These images may either be photos
or drawings . Each image is generally
referenced within a standards table,
if adjacent to a table, indicated by a
small lettered symbol . These letters
are specific to and start over in new
sub-sections (e .g . - Cohesive Design) .
1. identiFication nuMbers
The Standards Tables are organized in a hierarchy starting with the Intent, followed by
Goals, and ending in Standards . In the above example, “A” references the Intent of a
section; B references the goal(s) under an intent; and “C ” references specific standards
under a goal. For example, 3.2C, would indicate Intent #3, Goal #2 and standard C.
2. descriPtion
Each description for an Intent, Goal, or Standard provides
directive text . Intent statements are high level and inter-
pretive. Goals provide more specific direction but are still
conceptual . Standards are intended to be measurable or
specific, such as yes or no.3. section sub-categories
The columns to the right of the reference column
(Ref .) indicate whether standards are applicable to
sub-categories of a section . If there is an:
“●“ , the text applies to the sub-category
“○”, the text does not apply to the sub-categoryGoalIntentStandardWhat do the table icons mean?
Z
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CNon-Residential StandardsSeCtion C
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CC-1
Non-Residential Standards
The following section of standards are applicable to non-residential development as defined by
the City of Meridian Unified Development Code, as outlined in this Manual (see the How To Use
This Document section), applicable Development Agreements, or as directed by City Council,
Planning and Zoning Commission, or the Design Review Committee .
Cohesive Design
The Cohesive Design group of standards are applicable to all non-residential and even some
residential development. See the How to Use This Document section for more information on
applicability of standards .
cohesive design, non-residenetial standards (cds)
ID #Description Ref.CD TND IND
Intent
1.00
Promote visually aesthetic building designs that incorporate
quality architectural characteristics and establish built envi-
ronments that are compatible with existing, planned, and
anticipated adjacent land uses.
●●●
Goal
1.10
Articulate building designs to frame and accentuate public spaces
with pedestrian scale elements and details.●●●
Goal
1.11
Building design should address building scale, mass, form, and
use a variety of materials and architectural features to ensure
an aesthetic contribution compatible with surrounding buildings.
A ●●●
1.1A
Maintain consistent and contiguous pedestrian environments
across developments. Limit circuitous connections and
maintain clear visibility.
B ●●●
1.1B Provide pedestrian connections to non-private public spaces.●●○
1.1C
Incorporate architectural features on all sides of a building
façade facing: the primary entrance(s) of an adjacent building,
public roadways, interior site amenities, and façades that
are visible from public spaces. See Architectural Elements,
Building Form, and Materials sections.
C ●●○
1.1D Buildings must orient, frame, and/or direct pedestrian views
to adjacent cultural buildings, parks, and plazas.●●○
»Variety of materials, architectural elements, and integration with
pedestrian environment.
»Continuous and articulated pedestrian environment across multiple
tenant spaces and a drive-through.
»All public facing sides of buildings include some level of
interesting architecture.
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DISTRICTS: CD, TND
DISTRICTS: CD, TND, IND
DISTRICTS: CD, TND
A
B
C
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CC-3
cohesive design, non-residenetial standards (cds)
ID #Description Ref.CD TND IND
1.1E
Design and orient buildings not to impede access. The building
should enhance the appeal of open space and pedestrian
environments
●●○
Goal
1.20
Design building façades to express architectural character and
incorporate the use of design principles to unify developments
and buildings, and relate to adjacent and surrounding uses.
D ●●●
1.2A
Comply and adhere with all previously required building
design elements that were included as part of a Development
Agreement, Conditional Use Permit, and/or other requirements
as part of prior approval.
●●●
1.2B
New construction must share at least three similar accent
materials, field materials, or other architectural feature of
a building within 150-feet of the property. Similar materials
must be the same basic group, such as masonry, stone, or
stucco, but do not need to be the same color, brand, or style.
Compliance with any streetscape provisions, such as historic
lighting and furniture, count as one item towards this require-
ment. In Old Town, use of brick masonry as a field or accent
material may count towards this requirement.
○●○
Goal
1.30
Incorporate design principles to include rhythm, repetition,
framing, and/or proportion. Applies to all sides of a building
façade facing public roadways, that are visible from residential
neighborhoods or public spaces, or facing the public entry of
an adjacent building.
E ●●●
1.3A
Integrate at least one material change, color variation, or
horizontal reveal for every 12-vertical feet of building façade;
vertical spacing may be averaged over façade.
F ●●●
1.3B
Integrate at least one material change, color variation, or
vertical reveal every 50-horizontal feet of building façade;
horizontal spacing may be averaged over façade elevation.
●●●
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»Use of similar materials, shared landscape materials, and consistent
lighting help to unify a variety of building designs.
»Simple building design incorporates a repetition of building
elements and frames the entryway facing a public roadway.
»Several narrow bands of material modulation help to break
up an otherwise bland expanse of material along the vertical
face of building.
DISTRICTS: CD, TND, IND
DISTRICTS: IND
DISTRICTS: CD, TND, IND
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CC-4
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»For simplicity, standards are written to capture requirements for the bulk of Design Review
applications. In some cases, such as this industrial building within a commercial zoning district, and
part of a larger mixed use development, there may be opportunities to meet the intent and goals
through design standard exceptions. While the building in this picture lacks significant modulation
along a stretch of the façade facing an arterial roadway (it does modulate elsewhere), it still
meets requirements for overall modulation. The site also exceeds requirements for tree plantings,
with a large number of additional trees planted near the face of the building, providing texture,
depth, and interest. Some of the other added improvements with this industrial building include:
{A} cultured stone panels; {B} extended eaves with accent materials; {C} exceeds material and
color requirements; {D} glazing above the first floor (which also exceeds requirements); {E} wide
sidewalks integrated throughout the site and connecting to site amenities; and {F} mature trees
near the face of the building. This structure also relates to and compliments other office buildings
on the campus, which also exceed site, landscape, and architectural requirements.
DISTRICTS: CD, INDG
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CC-5
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Unifying architectural element at an entryway to the Silverado business park. Stone and arches are
prominent features for many of the buildings.
»A variety of horizontal and vertical material changes, reveals, fenestration, and architectural canopies
create interest in the building designs from all public views.
»A variety of colors and finish materials are used within this cluster of multi-tenant buildings off of
Overland Road, but all share basic architectural design and field materials.
»Unifying architectural element within an area of the El Dorado business park, that shares architectural
elements with surrounding buildings.
DISTRICTS: CD, IND DISTRICTS: CD, IND
DISTRICTS: CD, IND DISTRICTS: CD, IND
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CC-6
Building Scale
The Building Scale group of standards are applicable to all non-residential and even some resi-
dential development. See the “How to Use This Document” chapter for more information on
applicability of standards .
building scale, non-residenetial standards (bss)
ID #Description Ref.CD TND IND
Intent
2.00
Promote building designs that use appropriate architectural and
pedestrian scales to establish compatible physical and visual
relationships with adjacent and surrounding developments
and reinforce a cohesive built environment.
A ●●●
Goal
2.10
Development should consider the scale of surrounding build-
ings, including relationships to existing residential areas, as well
as an appropriate height, mass, and form scaled for the built
environment. Applies to façades of development along public
roads, public spaces, and adjacent to residential areas.
●●●
2.1A
Buildings with rooflines 50-feet in length or greater must
incorporate roofline and parapet variations. Variations
may include step-downs, step-backs, other modulation, or
architectural features such as cornices, ledges, or columns,
and must occur in total combination for at least 20% of the
façade length. May be averaged over entire façade, but may
not exceed 75-feet without a break.
B ●●●
2.1B
For buildings with façades longer than 200-feet, reduce mass-
ing of buildings by grouping or incorporating smaller tenant
spaces along the commercial façade, or by incorporating at
least one significant modulation with depth at least 3% of the
total façade length or 10-feet, and a width in combination at
least 20% of the façade length.
C ●●○
2.1C
Within Old Town, building designs must provide a building
scale of two or more stories at least 25-feet in height along
roadways.
○●○
2.1D
Within mixed use areas and for all developments along arterial
roadways, buildings over 1,000 sqft must provide a minimum
20-foot building elevation to include average parapet height,
ridge of a pitched roof, or tower/turret type elements at least
20% in total of overall façade width.
●●●
»A variety of street, automotive, and pedestrian scale features are
used to integrate this building into the surrounding environment.
»The building parapet integrates a variety of step-downs, modulation,
and material changes to create interest.
»Fred Meyer grocery store integrates and modulates a variety of
smaller complimentary uses into the building frontage.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, IND
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CC-7
building scale, non-residenetial standards (bss)
ID #Description Ref.CD TND IND
Goal
2.20
Physically configure building designs to reduce disproportioned
architectural scale relative to adjacent uses. Applies to façades of
development along public roads, public spaces, and residential
areas.
D ●●○
2.2A
For adjacent buildings with greater than 1-story height dispar-
ity (i.e. – two or more stories difference) and within 30-feet
of each other, integrate and align parapet designs, material
changes, fenestration alignment, material reveals, or other
architectural elements and horizontal articulation, to relate
varying building heights to one another. Aligned features do
not have to be the same type (i.e. window pattern on one
could align with parapet on another).
●●○
2.2B
Use pedestrian scale and landscape design elements such
as specialty lighting, awnings, trees or other site elements
to visually relate and transition multi-story buildings (or
equivalent) to the ground plane.
E ●●○
Goal
2.30
Incorporate pedestrian-scale architectural features to support
an aesthetic character that contributes to the quality of the
building design and connectivity with the surrounding environ-
ment. Applies to façades in developments: visible from arterial
or collector roadways, adjacent to residential developments
facing roadways, facing an adjacent building's primary building
entries, and adjacent to public spaces.
F ●●●
2.3A
Consistently incorporate at least two (2) architectural features
into the building design that are pedestrian scale, to include:
fenestration patterns; architectural elements such as ledges,
lighting, or canopies; material or pattern banding; or detailing
(see Pedestrian Scale definition).
●●●
»Raised planters, trees, and awnings help to integrate the design
of an arterial roadway scaled building to the pedestrian space
adjacent to it.
»Varying parapet heights help to transition taller focal elements
and relate the buildings to one another.
»Windows, architectural canopies with supports, and landscaping
up close to the building each lend themselves to improving a
sense of pedestrian scale.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, IND
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CC-8
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This multi-story building despite being industrial, includes a number of attractive design features
to maintain a pedestrian scale environment on the public oriented side of the structure. Some of
these elements include: {A} consistent landscaping along the edge of the building; {B} organized
fenestration along customer and public entries; exceeds and {C} architectural canopies using
thematic materials the company sells. Other architectural elements contributing to a cohesive
building design include: {D} windows with attractive and complimentary materials; {E} secondary
architectural canopies above top-level windows; {F} consistent use of material caps, both on
textured block and stucco; and {G} clean, organized reveals in the stucco correlating with other
architectural elements.
DISTRICTS: INDG
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CC-9
C
E B
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G
building scale, non-residenetial standards (bss)
ID #Description Ref.CD TND IND
Goal
2.40
Along local or collector roadways and within Traditional Neighbor-
hood Districts, maintain relative consistency of building scales
along roadways and blocks to promote the development of
cohesive urban areas.
○●○
2.4A
For buildings fronting local and collector roadways, off-street
parking must be located to the side of or behind buildings;
off-street parking is not allowed between the roadway and
building.
H ○●○
2.4B
Limit building separation from the roadway to streetscape
and pedestrian supportive use areas, such as locations for
street furnishings, outdoor dining, small plazas, public spaces,
or storefronts.
I ○●○
»Buildings brought up close to local and collector roads or drive
lanes, in coordination with appropriate streetscape elements,
help to enhance pedestrian scale.
»The buildings here are brought up close to the street and
off-street parking is located behind the buildings.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, TND
DISTRICTS: CD, TND
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CC-10
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Landscape design, including trees and shrubs, specialty lighting, patio furniture, and unique entryway
design features help to emphasize pedestrian scale on an automotive scaled building along an
arterial roadway.
»Arbors with strong architectural character and landscaping up close to the building help to emphasize
pedestrian scale.
»A number of interesting architectural features including modulation, varying building heights, architectural
canopies, material patterns designed to lead the eye, and strong landscape elements help to maintain
a pedestrian scale and emphasize the entries.
»A variety of landscape elements spaced appropriately from the face of an industrial looking building,
help to transition an imposing building scale to the pedestrian realm near the entry.
DISTRICTS: CD, IND DISTRICTS: CD, IND
DISTRICTS: IND DISTRICTS: CD, IND
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CC-11
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Unique entryway features, covered parking, raised planters, and a variety of landscape materials
help to transition and emphasize the pedestrian realm on an otherwise imposing multi-story
structure. More specifically, the building includes the following: {A} raised landscape planter with
seating, low trimmed shrubs, and mature trees help frame the grand entry, while also providing
transition to a welcoming pedestrian scale; {B} large wood beams, oversized hardware, and
unique roof forms in concert with modulation help to emphasize the entry in coordination with
landscaping; {C} unique materials in conjunction with additional raised planters, landscaping,
and covered parking help to transition the building scale to the pedestrian realm; {D} accent
bands with color and texture variation help to create interest at all building elevations; {E}
vertical landscape elements near to the façade help to quickly transition the building to a
comfortable pedestrian scale along the sidewalk; and {F} modulation in coordination with
material changes help to transition and accent building form.
DISTRICTS: CD, INDN
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CC-12
C
A
E
B
F
F
D
Building Form
The Building Form group of standards are applicable to all non-residential and even some resi-
dential development. See the “How to Use This Document” chapter for more information on
applicability of standards .
building ForM, non-residenetial standards (bFs)
ID #Description Ref.CD TND IND
Intent
3.00
Promote building designs that articulate and define appropriate
building forms with visual interest and enhance the character
of the built environment.
●●●
Goal
3.10
Articulate building forms, including but not limited to massing,
walls, and roofs, with appropriately scaled modulations that
contribute to the development of aesthetic building designs.
Applies to façades in developments: along arterial and col-
lector roadways, adjacent to residential developments facing
roadways, facing public entries of adjacent buildings, and visible
from public spaces.
A ●●●
3.1A
Incorporate at least one type of the following modulations
in the façade plane, including but not limited to: projections,
recesses, and step backs that articulate wall planes and break
up building mass. Examples include but are not limited to
columns with trim or accent materials, change in finished
material depths, building overhangs, and inset features
and materials such as false windows or fenestration with
architectural accents.
B ●●●
3.1B
Qualifying modulation must be at least 6-inches in depth, be at
least 8-inches in width or height (whichever is narrowest), and
occur in total for 20% of overall façade elevation. For buildings
with façades less than 150-feet, horizontal modulation must
occur no less than every 30-feet. For buildings with façades
greater than or equal to 150-feet, horizontal modulation
must occur no less than every 50-feet.
C ●●●
3.1C
Design parking structure façades as site integrated buildings,
meeting applicable Manual standards for Architectural Ele-
ments and Material sections.
●●○
»Covered entries are integrated into the building design for each
tenant space, providing modulation, weather protection, and help
in emphasizing entry locations.
»Façade projection helps to add significance to the public entryway,
while also providing modulation, varying material colors, and
weather protection.
»Building modulation, along with a unique architectural canopy,
material banding, and fenestration help to signify the public
entrance.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: IND
DISTRICTS: CD, IND
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CC-13
building ForM, non-residenetial standards (bFs)
ID #Description Ref.CD TND IND
Goal
3.20
Incorporate visual and physical distinctions in the building design
that enhance building forms, articulate façades, identify entries,
integrate pedestrian scale, and visually anchor the building to the
ground or street level. Applies to building façades visible from a
public street or public space, and to façades with public entries.
D ●●●
3.2A
For at least 30% of applicable façades use any combination
of concrete, masonry, stone, or unique variation of color,
texture, or material, at least 10-inches in height, around the
base of the building. May alternatively incorporate other
architectural features such as ledges, façade reveals, ground
level fenestration, raised planters, or landscaping elements
within 3-feet of finished grade.
E
F ●●●
3.2B
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.
●●●
3.2C
Building designs with multiple stories must provide pro-
portionally taller ground-level façades adjacent to public
roadways and public spaces. Provide floor-to-ceiling heights,
or floor-to-floor from 10 to 16 feet.
●●●
3.2D
In mixed-use areas and for structures greater than four stories,
design the uppermost story or façade wall plane to include
material changes, horizontal articulation, and modulation
meeting first story requirements, or include a patio, rooftop
garden, penthouse, or strong architectural feature such as
a tower element.
●●○
Goal
3.30
Building design should establish visual connections that relate
internal spaces at ground- or street-level with facades adjacent
to public roadways, public spaces, and along primary building
entries, and that add visual interest and complexity to the first
floor building design.
●●●
3.3A
Use horizontal and/or vertical divisions in wall planes, such as
ledges, awnings, recesses, stringcourse, molding, joint lines,
or other material types, to frame and accent 30% or more
of total fenestration.
●●●
»Facade modulation and incorporation of a vestibule, multiple
roof types, and integration with a unique sign help to highlight
the public building entry, without use of canopies.
»Material banding around the base of the building, along with
ledges, fenestration patterns, and landscaping, help to ground
the building design and incorporate pedestrian scale.
»Fenestration at finished grade and landscape design help to
ground the building and incorporate pedestrian scale, without
material banding near the bottom.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, IND
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CC-14
building ForM, non-residenetial standards (bFs)
ID #Description Ref.CD TND IND
3.3B
Within Old Town, average 50% fenestration along first floor
façade facing roadways and public spaces. May also meet
fenestration alternative for up to half of required area.
Buildings with façades fronting multiple streets may meet
Fenestration Alternative for other façades (see 3.3E).
○●○
3.3C
Within mixed-use areas, average 40% fenestration along
applicable first floor façade. May also meet fenestration
alternative at 40% (see 3.3E). For façades facing roadways that
are not public entryways, may meet Fenestration Alternative
(see 3.3E). Big box may limit applicable façade area to 30-feet
around public pedestrian entries.
○●○
3.3D
Average 30% fenestration for applicable first floor façade,
unless specified elsewhere. May also meet fenestration
alternative (see 3.3E). Big box and buildings in industrial
districts may limit applicable façade area to 30-feet around
public entries.
G
H ●○●
3.3E
Fenestration Alternative: Incorporate doors and windows for
at least 30% of applicable first floor façade, or suggest their
inclusion using faux treatments that incorporate at least two
of the following: material changes, reveals in conjunction
with color or material change, qualifying modulation such
as recessed areas, architectural trellis, awnings and canopies
over access areas, detached structures such as pergola, or
similar architectural features and details.
I ●●●
»Vivid copper colored framing, detailed columns, reveal patterns,
and canopies help to frame and accent fenestration.
»Fenestration is an important building element and except for
very unique conditions, should be integral to the design.
»Fenestration may not always be practical on required façades,
in which case hinting their inclusion with faux elements such
as canopies and unique materials can be beneficial.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, IND
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CC-15
building ForM, non-residenetial standards (bFs)
ID #Description Ref.CD TND IND
Goal
3.40
Building roof types, forms, and elements should provide variation
and interest to building profiles and contribute to the architectural
identity of the buildings, without creating an imposing scale on
adjacent uses. Applies to façades: in development along arterial
roadways, visible from residential development, adjacent to
public spaces, facing public entries of adjacent buildings.
●●●
3.4A
For flat roofs, incorporate primary and secondary roof ele-
ments including but not limited to: multiple material types
along parapets, multiple parapet elevations with at least
1-foot change in elevation, or modulation of at least 2-feet
in the parapet, such as along entryway overhangs. Qualifying
elements must exist for at least 20% the length of applicable
façades. May also incorporate secondary roof types, such as
hip roofs along overhangs.
J ●●●
3.4B
For sloped roofs, incorporate at least two of any one roof
element, including but not limited to: valleys, ridges, or gables.
Qualifying elements in total must exist for at least 20% of
applicable façade roof area and be visible from the same
façade elevation. May also incorporate other roof styles,
such as parapet walls over entryway features.
K ●●●
3.4C
Provide variation in roof profile over façade modulation and/
or articulation over façade material/color transitions. Options
include, but are not limited to: varying parapet heights; two or
more roof planes; continuation of façade modulation through
roof lines; dormers; lookouts; overhang eaves; sloped roofs;
or cornice work.
L ●●○
»Varying parapet heights with a variety of materials and details
are integral to a complete building design.
»A variety of roof planes help to transition and integrate other
materials, modulation, and reinforce points of interest.
»Coinciding modulation with variation in the roof profile helps
to articulate and correlate important elements of the building
design, such building entries.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, IND
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CC-16
Architectural Elements
The Architectural Elements group of standards are applicable to all non-residential and even
some residential development. See the “How to Use This Document” chapter for more informa-
tion on applicability of standards .
architectural eleMents, non-residenetial standards (aes)
ID #Description Ref.CD TND IND
Intent
4.00
Promote integrated architectural elements and details as
components of cohesive building designs that enhance the
visual interest of building façades, support activity at and/or
near ground level, and provide pedestrian scale.
●●●
Goal
4.10
Use proportional architectural elements and detailing to articu-
late façades, and contribute to an aesthetic building character
with a high level of pedestrian design. Applies to façades: in
development along public roadways, visible from residential
development, adjacent to public spaces, facing public entries
of adjacent buildings.
●●●
Goal
4.11
Design and articulate architectural elements using proportions,
divisions, detailing, materials, textures, and colors and appropri-
ately integrate these elements into the building design. Applies
to façades: in development along public roadways, visible from
residential development, adjacent to public spaces, facing public
entries of adjacent buildings.
A ●●●
4.1A
Provide at least three detailing elements that transition façade
material changes or integrate pedestrian scale elements, such
as doorways, windows, or material banding, at the base of
the building. Examples include but are not limited to: cornice
work around primary entries, decorative caps on brick or stone
banding, architectural canopies over entries, or decorative
lintels above the first floor windows.
B ●●○
4.1B
Provide building overhangs or other projections such as
canopies which articulate the building façade and provide
temporary relief from inclement weather. At a minimum, an
overhang or projection is required within 20-feet of all public
entryways, must be at least 3-feet in depth from the point of
entry, and be least 6-feet in length. Entryways with vestibules
or other permanent enclosed transition space are exempt.
C ●●●
»Relatively simple materials and thoughtful accents can be used
to create interest and integrate design elements throughout
the building.
»Specialty lighting, trellis, material banding, raised planters, and
similar type improvements can all help to reinforce a comfortable
pedestrian environment adjacent to large buildings.
»Architectural canopies can provide a number of benefits, including
supporting the building design, reinforcing pedestrian scale details,
and providing weather protection.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, TND, IND
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CC-17
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This building is well grounded, with integration of both building form and accent color in the landscape,
and conversely landscape materials that emphasize building form, such as the upright stone outcropping.
»The tower element drive-through canopy not only helps to generate awareness of the building, but
also creates interest in the building form and establishes the building as an integrated part of the
site. Added fenestration and use of thematic and complimentary service equipment help to enhance
the building.
»Relating building form to landscape elements help to create complexity and interest in the design.
In this case, a fenced outdoor sales area is integrated into the building design using colored and
textured CMU columns, to match elements of the building design.
»In some cases, building form and modulation of the facade can be false, creating the illusion of more
substantial elements without complicating the design. In this industrial example, concrete buttresses
are used in conjunction with metal awnings to frame fenestration, landscaping, and entries.
DISTRICTS: CD, IND DISTRICTS: CD, IND
DISTRICTS: IND DISTRICTS: CD, IND
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CC-18
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This entryway is emphasized with a number of attractive architectural elements that transition
this 3-story building to pedestrian scale. Some of these elements include: {A} decorative
railing over second-story modulation of the façade, that also works to transition the building
scale; {B} oversized eaves with unique accent materials; {C} a large architectural canopy to
emphasize the entrance, provide weather protection, and to further transition the building
elevation to a pedestrian scale; {D} unique landscape materials to accentuate the entrance;
and {E} landscape materials in coordination with finished grade fenestration along the building
edge, to integrate the building into the overall site and anchor the building.
DISTRICTS: CD,INDH
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CC-19
B
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D
architectural eleMents, non-residenetial standards (aes)
ID #Description Ref.CD TND IND
4.1C
Provide details that emphasize focal elements such as public
entries, building corners, or public spaces. Examples include
but are not limited to: columns, quoin or rustication, canopies
over entries, lintels, transom windows, or modulation of the
roof plane. At least one focal element is required and must
be accented with a unique combination of color, texture,
materials, or modulation in the wall or roof plane.
I ●●○
Goal
4.20
Building designs must not create blank wall segments when visible
from a public street or public spaces. Consider the treatment at
the base, middle, and top of the façade.
●●●
4.2A
Use any combination of standards from Building Form,
Architectural Elements, or Material sections to provide
pattern, color, or material variation on all wall segments.
Must not exceed 30-feet horizontally or vertically without
building variation.
●●●
Goal
4.30
Organize building service equipment, including, but not limited
to, utility, service, and mechanical, away from building entries,
roadways, public spaces, and, where appropriate, from adjacent
buildings.
●●●
4.3A
Use and integrate standards from the Architectural Standards
Manual to screen and conceal service and mechanical equip-
ment. Landscaping meeting the same intent may also be
considered for utility meters and connections.
●●●
4.3B All ground level mechanical equipment must be screened
to the height of the unit as viewed from the property line.J ●●●
4.3C All rooftop mechanical equipment shall be screened as viewed
from the farthest edge of the adjoining right of way.K ●●●
»A clock tower and vestibule on a rotated axis, coordinated awning,
and a variety of materials and details all help to identify and
direct focus to the public entryway.
»Walls and landscape material which relate to the overall building
designs are appropriate methods for screening ground level
utility connections and mechanical equipment.
»Mechanical equipment on this building is screened with landscaping,
with a parapet, and with additional roof-top screens placed
around roof-top equipment (not visible from this perspective).
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, IND
DISTRICTS: CD, IND
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CC-20
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»A curvilinear canopy and columns on an otherwise angular building footprint, help to reinforce
and draw attention to the public entryway. Vivid colors and additional glazing to help frame the
doorways, further emphasize this space.
»Small touches like ledges, reveal patterns, transom lighting, and landscaping can create unique interest
out of otherwise commonplace materials.
»Distinct pattern reveal lines in conjunction with color, landscape, and fenestration create interest,
despite limited use of unique construction materials.
»Color banding, extra fenestration, architectural canopies, facade modulation, and simple geometric
forms create building interest despite limited use of unique construction materials.
DISTRICTS: CD, IND DISTRICTS: CD, IND
DISTRICTS: IND DISTRICTS: IND
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CC-21
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This large building, part of a multi-tenant big box development, includes a number of unique
building scale, architectural elements, and attractive materials that help to maintain a relevant
pedestrian scale, despite building features designed to be visible from an arterial roadway,
more than 600-feet to the west. Some of the building elements working to create this cohesive
building design include: {A} an array of complimentary building materials such as brick, stucco,
engineered bamboo, and steel, with details such as reveals and cornice pieces; {B} attractive
large framed metal awnings over windows and entries; {C} specialty lighting to emphasize the
entrance and support pedestrian scale; {D} accent lighting to emphasize building elements; and
{E} landscaping including trees in raised planters, up close to the building, to enhance and frame
building elements, and reinforce pedestrian scale.
DISTRICTS: CD, INDP
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CC-22
B
C
D
A
E
Materials
The Materials group of standards are applicable to all non-residential and even some residential
development. See the “How to Use This Document” chapter for more information on applicabil-
ity of standards .
Materials, non-residenetial standards (Mas)
ID #Description Ref.CD TND IND
Intent
5.00
Use quality materials and colors that promote aesthetic build-
ing designs and contribute to the development of a timeless
community character.
●●●
Goal
5.10
Use complementary material combinations that contribute to a
cohesive building design. Use materials from the following basic
groups: wood, masonry, concrete, stucco, metal, and glazing.
●●●
5.1A
For buildings with façades that face multiple public roadways
and/or public spaces, use consistent material combinations,
material quality, and architectural detailing.
A ●●●
5.1B
For all façade elevations visible from public roads, public
spaces, primary entrance(s) of an adjacent building, and facing
residential districts, use at least two distinct field materials,
colors, or material-color combinations on the building façade
(see also Material definitions).
●●○
5.1C
For all façade elevations in industrial districts along arterial
and collector roads or facing public spaces, use at least two
distinct field materials, colors, or material-color combinations
on the building façade (see also Material definitions).
○○●
5.1D
For façade elevations visible from public roadways and along
primary building entryways, incorporate an accent material
on the first story.
B ●●●
5.1E
Distinguish field materials from accent materials through
pattern, texture, or additional detail visible from edge of
nearest roadway. Alternate masonry or material courses with
relief from primary plane may count toward this.
●●●
5.1F
Where materials transition or terminate, provide detailing to
express the natural appearance of the material. For example,
wrap stone or stone-like products around visible corners to
convey the appearance of mass, and not as a thin veneer.
C ●●●
»Surrounded by roadways or public entries, this building incorporates
some level of consistent material variation, accents, and facade
modulation on all sides.
»This building incorporates a number of accent materials on all
required sides, including: decorative stone, lintels, unique materials
at points of interest, and landscape material.
»Decorative stone and other materials affixed to the building
face should transition around modulation and building corners,
appearing integral to the building design.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, TND, IND
DISTRICTS: CD, TND, IND
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CC-23
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Minor material details through reveals and color changes, in coordination with other architectural
elements such as canopies, can have a big impact on the overall design.
»Façade materials should always transition around outside angles, but going a step further and
providing the same detail underneath or behind, or with accent materials such as the brick in this
image, provides a robust design that enhances not just the view from a vehicle orientation, but a
pedestrian up close.
»Full depth masonry is used to provide façade modulation, and in coordination with several types
of windows and awnings, creates a focal point adjacent to several types of banded CMU patterning.
»A variety of metal paneling materials may be appropriate as field materials in some districts, when
used in coordination with other qualifying field materials, such as masonry products.
DISTRICTS: CD, IND DISTRICTS: CD, IND
DISTRICTS: CD, IND DISTRICTS: CD, IND
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CC-24
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This industrial technology building uses a variety of relatively stark building materials and colors in
combination with sharp intersections of building forms, to create a complex and detailed building
design. Points of interest are signified by intersections of building form, modulation, and material
changes, and accented by fenestration and landscape elements. Some of these elements include:
{A} columnar trees and specimen planting to coincide with material banding; {B} sharp contrast
of building material types and colors to emphasize focal elements; {C} often competing, horizontal
and vertical patterns maintain clear continuation through material and building modulation; {D}
large areas of flat color are accented with reveals that maintain horizontal banding leading to
changes in building modulation and form; and {E} accent materials that coincide with fenestration
to create cohesive vertical banding elements.
DISTRICTS: CD,INDH
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CC-25
C
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A
B
Materials, non-residenetial standards (Mas)
ID #Description Ref.CD TND IND
5.1G
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.
●●●
5.1H
The use of vinyl and ordinary smooth face block, unfinished,
colored, or painted, are prohibited as a field materials for
building façades along public roadways, adjacent to public
spaces, and when visible from residential neighborhoods.
Smooth face block may be used as an accent material.
○○●
5.1I
Untextured concrete panels and prefabricated steel panels
are prohibited as field materials for building façades, except
when used with a minimum of two other qualifying field
materials and meeting all other standard fenestration and
material requirements.
I ●●●
5.1J
In Industrial Districts, untextured concrete panels and prefab-
ricated steel panels are prohibited as facade field materials
facing arterial and collector roadways, or public spaces, except
when used with a minimum of two other qualifying field
materials and meeting standard fenestration requirements.
Concrete panels that do not exceed three (3) SQFT without
a patterned reveal or modulation break may be considered
textured.
J ●●○
Goal
5.20
Use colors that complement building materials and support
innovative and good design practices. Applies to building façades
visible from a public street, public spaces, and pedestrian
environments.
K ●●●
5.2A Use of subtle, neutral, or natural tones must be integrated
with at least one accent or field material.●●●
5.2B Use of intensely saturated colors or fluorescence is prohibited
as a primary material. May be used as an accent material.●●●
5.2C
Materials or colors with high reflectance, such as some metals
or reflective glazing, must not redirect light towards roadways,
public spaces, or adjacent uses in a way which constitutes a
public nuisance or safety hazard.
●●●
»In commercial districts, concrete panels are a permitted field
material type, in conjunction with other field materials, in this
example utilizing brick and additional fenestration.
»Within industrial districts, a variety of attractive colors, reveals,
accents, and meeting all other standards, the use of untextured
concrete panels may be permitted.
»Natural tones in this building are complimented through accent
materials such as architectural canopies and multiple types of
clear and translucent glass.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: IND
DISTRICTS: CD, IND
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CC-26
Materials, non-residenetial standards (Mas)
ID #Description Ref.CD TND IND
Goal
5.30
Integrate roll-up doors, will-call doors, drive-through doors,
and loading docks into the building design, and locate them
in a manner which does not create pedestrian, drive aisle, or
roadway conflicts. Applies to façades along arterial and collector
roadways, and façades facing public spaces.
●●●
5.3A
For commercial and traditional neighborhood districts, roll-up
and drive-through doors are allowed when integrated into
the building design, but will-call doors with roll-ups and
loading docks are prohibited. Consider material variation and
transitions, modulation, and other architectural features and
standards for the design.
L ●●○
5.3B
For industrial district properties, will-call and roll-up doors
are allowed when integrated into the building design, but
loading docks are prohibited. Consider material variation,
transitions, modulation, and other architectural features and
standards for the design.
M ○○●
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»[Placeholder image from Google Maps] Roll-up door integrated
into the commercial building design.
»In Industrial districts facing arterial and collector roadways, loading
docks must be located to the sides or rear or the building,
but will-call doors and roll-ups may be located in the front.
DISTRICTS: CD
DISTRICTS: IND
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CC-27
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Materials wrap around corners, are accented with banding and other architectural materials, and
modulation in the facade coincides with changes in parapet heights, materials, and accents.
»This building which is otherwise a box, uses insets at the corners to frame and accent fenestration,
and to provide required modulation facing public roadways. Textured concrete, mirrored glass, and
reveals provide necessary material and accent variations.
»Masonry can integrate alternate rows and courses to provide required accents and variation, without
actually using another material.
»Materials transition across and wrap around modulation, and use decorative accents such as stone caps.
DISTRICTS: CD, TND, IND DISTRICTS: IND
DISTRICTS: CD, TND, IND DISTRICTS: CD, TND, IND
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CC-28
Signs & Lighting
The Signs & Lighting group of standards are applicable to all non-residential and even some
residential development. See the “How to Use This Document” chapter for more information on
applicability of standards .
signs & lighting, non-residenetial standards (sls)
ID #Description Ref.CD TND IND
Intent
6.00
Integrate signs and architectural lighting as cohesive elements
of building designs that contribute to the atmosphere of the
built environment and enhance safety.
●●●
Goal
6.10
Use lighting on building exteriors to promote safe pedestrian
environments along roadways, at intersections, and in public
spaces.
●●●
6.1A Lighting fixture spacing and height along streetscapes and
roadways must be placed to avoid conflicts with tree plantings.●●●
6.1B Use energy-efficient architectural lighting.●●●
6.1C
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 predominate architectural features.
A
B ●●●
Goal
6.20
Signs should be integrated with architectural features and
complement the building design and materials. Relate the
size, shape, materials, details, and illumination to a pedestrian
scale in mixed-use environments. See City of Meridian Unified
Development Code for other sign requirements.
○●○
6.2A Within traditional neighborhood districts, integrate hanging
or projecting signs in pedestrian oriented areas.C ○●○
6.2B
Use signs that are proportional to the mounted and visible
building façade plane. Provide modulation, material variations,
or integrate architectural features to accentuate and frame
signs that are not hanging or projecting.
○●○
6.2C
Use sign types such as, wall, window, door, awning, hanging,
and projecting, to enhance urban character. Non-portable
freestanding, box, and pole signs are not allowed.
○●○
»Specialty lighting that compliments other building hardware such
as canopies or storefront window framing, can help to unify the
building design and reinforce points of interest.
»Integrating accent and pedestrian lighting can be as simple as
selecting hardware with a similar color.
»Within an urban area, with the building façades up close to
the street, projecting and hanging signs can improve visibility
and awareness for both pedestrians and motorists.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
DISTRICTS: CD, IND
DISTRICTS: CD, TND, IND
DISTRICTS: CD, TND, IND
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CC-29
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Complimenting the building design doesn’t necessarily mean sharing the same thematic elements. In
this example, new and old are blended through modern design features of this specialty lighting, to
relate with architectural features on the adjacent building.
»By using several types of specialty lighting, focal elements of the building design can be enhanced
day or night, by the size, style, and color of the lamp, housing, and/or complete luminaire.
»Using attractive site lighting can help to emphasize a development and establish a cohesive design
thematic even when individual buildings may vary dramatically.
»Signs and wayfinding should work to help establish and enhance the design and thematic of the
primary structure.
DISTRICTS: CD, TND, IND DISTRICTS: CD, TND, IND
DISTRICTS: CD, IND DISTRICTS: CD, IND
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DResidential StandardsSeCtion D
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DD-1
Residential Standards
The following section of standards are applicable to residential development as defined by the
City of Meridian Unified Development Code, as outlined in this Manual (see the How To Use
This Document section), applicable Development Agreements, or as directed by City Council,
Planning and Zoning Commission, or the Design Review Committee .
Cohesive Design Residential
The Cohesive Design Residential group of standards are applicable to residential development .
See the How to Use This Document section for more information on applicability of standards.
cohesive design, residential standards (cdrs)
ID #Description Ref.SF MF
Intent
R1.00
Promote visually aesthetic building designs that incorporate quality
architectural characteristics and establish built environments that are
compatible with existing, planned, and anticipated adjacent land uses.
●●
Goal
R1.10
Articulate building designs to frame and accentuate public spaces with
pedestrian scale elements and details.●●
R1.1A
Maintain consistent and contiguous pedestrian environments
across developments. Limit circuitous connections and maintain
clear visibility.
A ○●
R1.1B Provide pedestrian connections to public spaces.B ○●
R1.1C Buildings must orient, frame, and/or direct pedestrian views to
adjacent cultural buildings, parks, and plazas.C ○●
R1.1D Design and orient buildings not to impede access. The building should
enhance the appeal of open space and pedestrian environments ○●
R1.1E
Incorporate architectural features on all sides of a building façade
facing: the primary entrance(s) of an adjacent building, public
roadways, interior site amenities, and façades that are visible
from public spaces. See Architectural Elements, Building Form, and
Materials sections.
●●
»Amenities such as pools, clubhouses, playgrounds, and centralized
open space should be connected with a robust sidewalk and
pathway network.
»Pedestrian connections should be made to and from public spaces
and nearby services, such as parks and neighborhood commercial.
»Use building placement, orientation, and architecture to frame,
accentuate, and provide access to site amenities and public spaces.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
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DD-3
cohesive design, residential standards (cdrs)
ID #Description Ref.SF MF
Goal
R1.20
Within multi-family developments, enhance wayfinding and create
a unique identity for each building, by incorporating complimentary
variation in design.
D ○●
R1.2A
Ensure that no two buildings viewed from a public street or public
space are alike, by varying at least two of the following for each
building: roof pitches, material types, color packages, structure
orientation, or incorporate other unique and identifiable architectural
or landscape element (such as art).
E
F ○●
»Use building placement, orientation, materials, and colors to
create easily identifiable buildings that enhance sense of place
and improve wayfinding.
»Within this multi-family development, housing units have a
colorful array of color palettes and architectural features, helping
to create unique and identifiable units.
»While the color variations are subtle, each building also faces
varying focal elements and site amenities from unique perspectives,
improving wayfinding and enhancing sense of place.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
RESIDENTIAL: MF
RESIDENTIAL: MF
RESIDENTIAL: MF
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DD-4
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»Multi-family residential buildings, garages, and carports all share a cohesive design using similar
architecture, materials, and colors.
»Site maps are an important element to help visitors and emergency responders find and locate
specific units within a development.
»Placing site maps near site entries and key locations such as clubhouses or property manager offices,
helps to improve wayfinding for visitors and emergency responders.
»Centralized amenities such as club and pool houses along with connective sidewalks and pathways
help to keep a space attractive, accessible, and safe.
RESIDENTIAL: SF, MF RESIDENTIAL: MF
RESIDENTIAL: SF, MF RESIDENTIAL: MF
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»These multi-family units while sharing similar architecture, have very unique material and color
schemes. This helps individual units to be easily identifiable, increase the sense of place, and
improve wayfinding. The structures also have a number of other attractive design elements
including: {A} Peek-a-boo style accent windows; {B} a wide cross-section of materials and colors;
{C} porch architectural accents; {D} attractive landscaping to define personal space; {E} a
variety of techniques to differentiate first and second stories; and {F} pedestrian safety lighting
near entries and walkways.
RESIDENTIAL: MFK
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DD-6
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Building Form Residential
The Building Form Residential group of standards are applicable to residential development . See
the “How to Use This Document” chapter for more information on applicability of standards.
building ForM, residential standards (bFrs)
ID #Description Ref.SF MF
Intent
R3.01
Emphasize architectural building forms that support compatible build-
ing scales, provide appealing architectural character, and contribute
to the quality of the neighborhood.
●●
Goal
R3.10
Articulate building forms, including, but not limited to, massing, walls,
and roofs, with appropriately scaled modulations that contribute to the
development of visually aesthetic and well articulated building designs.
Applies to building façades visible from a public street or public spaces.
A ●●
R3.1A Provide a complementary and proportionate level of design and
detail on all public oriented façades.●●
R3.1B
Incorporate at least one type of modulation in the façade plane,
including, but not limited to: projections, recesses, and step backs
that articulate wall planes and break up building mass.
●●
R3.1C
For applicable façades equal to or longer than 20-feet, provide a
minimum total modulation area of 20% the horizontal wall span, with
a minimum vertical height of at least 3-feet. Porches and balconies
may count toward this.
●●
R3.1D
Modulation for qualifying projections, pop outs, bays, recesses,
and varied setbacks, must be a minimum depth of 1-foot from the
primary façade plane. A minimum 50% of total modulation must be
visible over permanent barriers, such as berms and fencing, from
described areas.
B ●●
R3.1E
Use any combination of material type, color variation, banding,
stringcourse, or modulation to clearly distinguish between the
ground level and upper stories.
●●
R3.1F
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, above. This excludes
columns, supports, modulated walls, architectural features, and
roof elements.
C ●●
»All residential building types should include attractive forms
that include modulation, a variety of roof elements, and other
complimentary architectural features.
»Construction efficiency is an important consideration, but some
modulation in the building form is required. Modulation should
be designed to create interest and emphasize focal elements.
»Stone, masonry, and heavier materials or colors can help to
visually anchor a structure to the ground, conveying permanence,
durability, and transition the landscape to the built environment.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
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DD-7
building ForM, residential standards (bFrs)
ID #Description Ref.SF MF
Goal
R3.20
Residential designs should articulate façades into smaller components
and break up monotonous wall planes by integrating horizontal and
vertical elements.
●●
R3.2A
Use any combination of material, color, modulation, or other articula-
tion to delineate and break up wall planes greater than 20-feet by
10-feet or wall planes exceeding 200 total square feet (whichever is
more stringent). Applies to public oriented building façades visible
from a public street or public spaces.
D ●●
R3.2B
Second-story residential façades may not extend to the front face
of garage bays without additional façade modulation or additional
material types and architectural accents.
●●
R3.2C
Building façades and structures, including detached garages and
carports, with a projection depth towards the front property line
of more than 30% the primary façade width are not allowed.
●●
R3.2D
Residential buildings with attached units must articulate the design
to differentiate façades of individual units or groups of units. Must
consistently incorporate any two of the following: modulation,
material, or color variation.
●●
Goal
R3.30
Design accessory structures to be compatible with residential build-
ings. Accessory structures include, but are not limited to, sheltered
mailboxes, storage areas, maintenance and recreational facilities,
detached garages and carports, and secondary dwellings.
●●
R3.3A
For an accessory structure, 25% or more of the roof surface area
must utilize a like material or color of a primary structure, or the
structure must share similar roof forms.
E ●●
R3.3B
For an accessory structure, 25% or more of the non-roof surface area
must utilize a like material of a primary structure. Carports and other
post type construction are excluded if the roof material complies.
●●
Goal
R3.40
Modulate and articulate roof forms to create building profile interest
and to reduce the appearance of building mass and scale. Applies to
public oriented façades visible from a public street, public spaces, and
pedestrian environments.
F ●●
»Material banding and molding may be appropriate options for
subtly articulating large wall planes, otherwise intended to be
secondary, supportive, or background elements.
»Required carports for multi-family structures may use materials
that are dissimilar from housing units, but must integrate similar
or complimentary colors.
»For multi-family units, modulation in the form of covered patios,
porches, or entryway features, may be an appropriate means to
create interest without complicating design.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
RESIDENTIAL: SF, MF
RESIDENTIAL: MF
RESIDENTIAL: MF
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DD-8
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»All sides of a residential building facing public spaces, including required open space and pathways
as part of a multi-family development, should include proportionate levels of detail in their design.
»Visually heavier material such as stone or masonry should generally be located or begin at the
base of the building, but may continuously cover any area upwards on the façade, so long as they
appropriately transition into other materials, modulation, or roof forms.
»Use of columns with attached entries is a simple technique to enhance and provide the appearance
of significant façade modulation, even if the actual wall modulation only has minimal depth from
the primary wall plane. They may also be effective to emphasize points of interest such as entries.
»Trim, lintels, ledges, and other architectural elements help to integrate the stone field material into
the rest of the façade. The stone also wraps around outside corners and ends at interior angles,
limiting the appearance of a thin veneer.
RESIDENTIAL: SF, MF RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF RESIDENTIAL: SF, MF
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DD-9
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This single family residential home incorporates a number of interesting façade modulations,
roof forms, and correlates the two with added architectural elements and details. Some of the
attractive elements include {A} use of modulation, even minor, to transition and end façade
materials; {B} lintels to accentuate fenestration; {C} added detail to the rakes, accenting the
gables; {D} a dormer incorporated into the roof, creating a focal point and helping to breakup
an otherwise large mass; {E} a unique roof hip end and archway accents over the covered patio;
{F} multiple valleys and ridges incorporated into the roof design; and {G} a number of gables
correlating with facade modulation and material applications.
RESIDENTIAL: SFK
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DD-10
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building ForM, residential standards (bFrs)
ID #Description Ref.SF MF
R3.4A
Break up roof massing into primary and secondary roof elements
that correspond to horizontal and vertical modulations or divisions
in the façade, and denote key architectural elements, such as entries
and porches.
L ●●
R3.4B For all public oriented façades, provide a complementary and
proportionate level of roof form design and detail.M ●●
R3.4C
Align and correlate roof forms including elements over porches
and entries, with the overall building design and use of materials.
Examples include but are not limited to: continuation of roof forms
with vertical elements such as columns, piers, and pilasters, or
accenting gable type façades with rafters, corbels, or distinct material
variations from other wall planes.
●●
R3.4D Sloped roofs shall have a significant pitch, to be no less than 5/12
(22-1/2 deg).○●
R3.4E Sloped roofs must extend at least 12 inches beyond the face of walls.●●
R3.4F
Provide variations in roof profile including but not limited at least
two of the following: two or more visible roof planes; dormers,
lookout, turret, or cornice work such as corbels, spaced consistently
along the façade plane.
N ○●
»Elements of the roof design should accentuate massing and
façade design, and enhance points of interest such as porches
and entries.
»Actual roof lines do not need to be complicated to add interest.
The covered porch on this structure creates the appearance of
complexity for an otherwise modular building form.
»Variation in roof design does not necessarily require a variety
of ridge orientations or features such as dormers, and may
also be a projection of the same orientation, over modulation.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
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DD-11
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»Secondary structures such as detached garages need not be complex, even lacking modulation and
variety in form of the primary structure, but still create interest by playing off of and complementing
the primary structure through balance, symmetry, and framing design principles.
»Secondary structures and features such as towers and enclosed courtyards, may be used to bring
the front of the house “forward”, reducing the disproportionate distance between the garage and
the front of the living area.
»Entryway features such as a small covered porch, in combination with minor modulations of the
building façade, creative roof forms, and attractive materials, can create a great deal of interest
despite a relatively simple front façade
»Secondary structures, such as enclosures for community mailboxes, should integrate a variety of
architectural forms, materials, or colors from the primary residential structures.
RESIDENTIAL: SF, MF RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF RESIDENTIAL: SF, MF
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DD-12
Architectural Elements, Residential
The Architectural Elements Residential group of standards are applicable to residential devel-
opment. See the “How to Use This Document” chapter for more information on applicability of
standards .
architectural eleMents, residential standards (aers)
ID #Description Ref.SF MF
Intent
R4.01
Promote attractive residential units that enhance the quality of
neighborhoods and developments by integrating architectural ele-
ments and details with building designs.
●●
Goal
R4.10
Use architectural elements and detailing to add interest and contribute
to an aesthetic building character. Applies to building façades visible
from a public street or public spaces.
●●
R4.1A
Provide detailing that transition or frame façade material changes,
and that integrate architectural elements such as lighting, doorways
and windows. Examples include but are not limited to: cornice work,
decorative caps on brick or stone, decorative lintels, porch railing,
transom light, and shutters.
A ●●
Goal
R4.20
Strategically locate focal points as key elements within the building
design to enhance architectural character. Applies to building façades
visible from a public street or public space.
●●
R4.2A
Provide details that emphasize focal elements such as building
corners, entries, or unique features. Detail examples include but
are not limited to: quoin or rustication, canopies, and columns, or
using roof lines and modulation to direct views. At least one focal
element is required and must be accented with a contrast in color,
texture, or modulation of the wall or roof plane.
B ●●
Goal
R4.30
Incorporate windows into all applicable façade elevations and coor-
dinate their placement and design with other architectural elements
and material standards.
●●
R4.3A
Windows must be provided to allow views to exterior activity areas
or vistas, and must be provided on any façade facing a pedestrian
area or common area used for children's recreation.
●●
R4.3B
Anchor windows and other portals into building wall planes by
integrating proportional detailing such as trim, lintels, shutters,
railing, and ledges into the building design.
C ●●
»Stringcourses, lintels, and ledges are all appropriate techniques
to transition varying material types into a cohesive design.
»This prominent entryway feature makes use of columns with stone
accents, ledges, portals, recessed lighting, and other architectural
features such as corbels and tracery like features.
»Windows can be anchored into the building façade through a
variety of techniques such as trim, stringcourses, lintels, ledges,
railing, or other detail work.
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
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DD-13
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
»This single family residential home has a number of added architectural elements including: {A}
corbels to emphasize roof gables; {B} transom windows to create more interest; {C} stained wood
columns and accents, to frame the entry and front of the house; {D} sidelights to emphasize
the entry; {E} stone column bases with caps to anchor the building; and {F} shutters and trim
around windows and vents to accent and transition materials.
RESIDENTIAL: SFD
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DD-14
F
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D
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C
architectural eleMents, residential standards (aers)
ID #Description Ref.SF MF
Goal
R4.40
Residential entries and multifamily stairwells must provide convenient
access from parking and pedestrian areas, and be integrated into the
overall site and building design.
●●
R4.4A
Primary building entries must be clearly defined using any unique
combination of architectural elements, materials, or façade modula-
tion meeting other architectural standards in this Manual.
E ●●
R4.4B Multifamily structures must provide internal site circulation to access
individual residential units.F ○●
R4.4C
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.
G ○●
»Building entries can use any combination of unique materials,
façade or roof modulation, or other architectural elements to
emphasize their prominence in the overall building design.
»Multi-family developments must include robust site circulation
and provide convenient connections between residential units and
access to amenities, parking, and other public spaces.
»Multi-family buildings with stairwells must provide protection
from inclement weather using modulation, materials, or other
architectural features meeting supportive standards.
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RESIDENTIAL: SF, MF
RESIDENTIAL: MF
RESIDENTIAL: MF
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»This multi-family residential building has a number of added architectural elements including:
{A} corbels to transition and accent second story modulation; {B} arched portals highlighting
outdoor balconies and entries; {C} stone columns, caps, and wrougt iron to delineate and accent
outdoor spaces; {D} corbels to add interest to the eaves; and {E} added detail to the tops of
the stone columns, to transition material changes. The building also has interesting roof lines
that correspond with modulation in the façade.
RESIDENTIAL: MFH
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Materials, Residential
The Materials Residential group of standards are applicable to residential development . See the
“How to Use This Document” chapter for more information on applicability of standards.
Materials, residential standards (Mars)
ID #Description Ref.SF MF
Intent
5.01
Ensure that materials used for residential development promote and
establish an architectural character that contributes to the aesthetic
qualities of neighborhoods and protects adjacent property values.
●●
Goal
R5.10
Use complementary material combinations that contribute to a cohesive
building design. Use materials from the following basic groups: wood,
masonry, concrete, metal, and glazing.
●●
R5.1A
For buildings with façades that face multiple public roadways and/
or public spaces, use consistent material combinations, material
quality, and architectural detailing.
A ●●
R5.1B
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.
●●
R5.1C
Where materials transition or terminate, provide detailing to express
the natural appearance of the material. For example, wrap stone or
stone-like products around visible corners to convey the appearance
of mass, and not a thin veneer.
B ●●
R5.1D
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.
●●
R5.1E
Unfinished or colored ordinary smooth face block, untextured
concrete panels, and prefabricated steel panels are prohibited as a
finish material for building façades, except an accent or secondary
field material.
●●
Goal
R5.20
Incorporate material and color changes as integrated details of the
building design; maintain architectural integrity and promote a quality
appearance and character. Applies to building façades visible from a
public street, public space, and pedestrian environments.
●●
R5.2A
Use a cohesive color scheme featuring a minimum of two field colors,
a trim color, and an accent color or unique material. Garage door
colors must coincide with this scheme or other accents.
C ●●
»This structure consistently integrates a variety of field and accent
materials, and other architectural elements, for all façades visible
from a street or public space.
»Masonry visible from multiple planes must wrap around corners
and conclude at interior angles, or then transition to another
material using appropriate accent materials and techniques.
»In combination with modulation, materials, and other architectural
features, colors supported through good design may be similar
or even identical, and yet still distinct.
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RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
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DD-17
Materials, residential standards (Mars)
ID #Description Ref.SF MF
R5.2B
For each wall plane area greater than 20-feet in length or height,
and visible from prescribed areas, incorporate at least two distinct
field materials, patterns, or colors in any combination, for at least
25% of the visible area. Windows or portals with qualifying accent
materials may count toward this requirement, when meeting overall
material requirements for the façade elevation.
D ●●
R5.2C
Vinyl siding must include a mix of material patterns, including but
not limited to: board and batten, horizontal and vertical lap, shake,
or shingles, and meeting other material requirements.
●●
R5.2D
Masonry as a qualifying accent material must be applied to 50
percent of the available wall length at a minimum height of 24
inches. (Available wall length does not include garage openings.)
●●
Goal
R5.30
Use colors that complement building materials and support innovative
and good design practices. Applies to building façades visible from a
public street, public spaces, and pedestrian environments.
●●
R5.3A Use of subtle, neutral, or natural tones must be integrated with at
least one accent or field material.E ●●
R5.3B
Use of intensely bright and fluorescent colors, as well as the widespread
use of saturated hues without complementary colors, materials,
and accents, is not allowed.
●●
R5.3C
Materials or colors with high reflectance, such as some metals or
reflective glazing, must not redirect light towards roadways, public
spaces, or adjacent uses in a way which constitutes a public nuisance
or safety hazard.
●●
Goal
R5.40
When practical, organize building service equipment, including, but not
limited to, utility, service, and mechanical, away from building entries,
roadways, public spaces, and adjacent buildings.
●●
R5.4A
All roof and wall mounted mechanical, electrical, communications,
and service equipment must be screened from public view from the
adjacent public streets and properties by the use of parapets, walls,
fences, enclosures, or by other suitable means.
F ●●
»A large wall plane must integrate secondary elements, such as
the incorporation of additional materials, colors, or by enhancing
architectural features such as windows.
»The white accent trim pieces and splash of orange on the first
story, along with inset patio areas, help to offset and provide
color and contrast to the expansive use of light earth colors.
»Landscaping can be a simple and effective means to hide or
partially screen mechanical equipment, including equipment not
mounted to the building surface.
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RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF
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»This single-family home contains a number of materials to integrate and relate design elements
to another. These include: {A} distinct trim colors; {B} board and batten siding in a neutral
field color, to compliment accent colors and stone materials; {C} window trim and stone ledges
to integrate windows; {D} gutters colored to match trim; and {E} a stone field material used to
anchor the building and transition into other materials, with ledges, trim, and stone caps. All stone
façade materials wrap around outside corners and are finished off with trim or other transitional
material. The home also includes a number of roof slopes and ridges coinciding with modulation.
RESIDENTIAL: SFG
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»A light yellow field color in combination with white accent trim, greenery, and a complimentary stone
field material yields a vibrant and eye catching color palette with depth and interest.
»Bold and vibrant colors and color combinations, such as this red board and batten siding, can help
to establish a unique identify, enhance a sense of place, and work to improve wayfinding for guests
and residents.
»The slight modulation of the second story in combination with supportive corbels, white accent
material, and use of stone creates an attractive and timeless appearance.
»The bay window is not only prominent because of the façade and roof modulation, but is also accented
by the stone veneer applied to the primary wall plane on both sides and above.
RESIDENTIAL: SF, MF RESIDENTIAL: SF, MF
RESIDENTIAL: SF, MF RESIDENTIAL: SF, MF
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DD-20
Lighting, Residential
The Lighting Residential group of standards are applicable to residential development . See the
“How to Use This Document” chapter for more information on applicability of standards.
lighting, residential standards (lirs)
ID #Description Ref.SF MF
Intent
R6.00
Integrate architectural lighting as cohesive elements of building
designs that contribute to the atmosphere of the built environments
and enhance safety.
○●
Goal
R6.10
Use lighting on building exteriors to promote safe pedestrian environ-
ments along roadways, at intersections, and in public spaces.○●
R6.1A Lighting fixture spacing and height along streetscapes and roadways
must be placed to avoid conflicts with tree plantings.A ○●
R6.1B Use energy-efficient architectural lighting.○●
R6.1C
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 predominate
architectural features.
B
C ○●
»Careful consideration of street tree and lighting placement is
critical to prevent competing elements from diminishing benefits
such as safety and comfort.
»Architectural lighting doesn’t have to be fancy or stylish to
work well with the building design. In this case the dark casing
around the light accents the adjacent railing.
»Specialty lighting adds detail and enhances the sense of completion
in a building design, while also providing necessary safety
accommodations.
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RESIDENTIAL: SF, MF
RESIDENTIAL: MF
RESIDENTIAL: SF, MF
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»More important than architectural features or façade modulation, this single-family residence also
incorporates {A} pedestrian lighting near the roadway, enhancing resident, pedestrian, and motorist
safety. The building also incorporates a number of other interesting architectural elements, including:
{B} wrought iron integrated into the gateway and fencing design {C} bold accent colors and
materials that not only highlight points of interest (and entry), but also transition materials and
modulation; {D} stone columns with caps to frame the entryway; and {E} transition of materials
to highlight and frame windows.
RESIDENTIAL: SFD
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AppendicesSeCtion E
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Appendix 1: Definitions
Definitions
Name Description
Accent See Materials Definition
Architectural
Feature
The combination or composition of materials, colors, articulation, modulation,
and architectural elements to create a unique feature of the building design.
Art, Artwork
A device, element, or feature whose primary purpose is to express, enhance,
or illustrate aesthetic quality, feeling, physical entity, idea, local condition,
historical or mythical happening, or cultural or social value. Examples of artwork
include sculpture, mural, or unique specially crafted lighting, furniture, pave-
ment, landscaping, or architectural treatment that is intended primarily, but not
necessarily exclusively, for aesthetic purpose.
Articulation:
The manner in which the form or portions of a building are expressed to empha-
size or create distinct patterns or rhythms that enhance the design and add
visual interest or pedestrian scale.
Articulation,
Horizontal:
Articulation left and right across the span of a wall façade. Examples include
ledges, reveals awnings, column caps, arches, or other projecting or recessed
architectural feature.
Awning:A fixed cover, typically comprised of cloth over metal frame, that is placed over
windows or building openings as protection from the sun and rain.
Blank wall:
A wall or building façade that has no fenestration, architectural detail, modula-
tion, or material variation to enhance adjacent roadways, public spaces, or to
provide visual interest or add pedestrian scale.
Color, Fluores-
cent
Any material which absorbs and then emits some portion of light. Often has the
appearance of “glowing”. Not to be confused with neon light.
Color, Saturation
Saturation can be characterized in the RGB (red, green, blue) color scheme, as
HSB (Hue, Saturation, and brightness). Intensely saturated colors are defined
in this Manual as any color with 90% or greater saturation (S), and greater than
80% brightness (B).
Composition:The arrangement of elements based on proportion or relation to form a unified
whole.
Connectivity:The interconnectedness of roadways, pathways, transit routes, and pedestrian
ways that support convenient and/or multiple mobility options.
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Name Description
Elevation Elevation is used in the context of perspective, not the building height, and is the
flat representation of one view (façade). See also Façade definition.
Façade:
Typically the front, but any side of a building or exterior wall that faces a public
way or space (for example, a street or plaza) and often distinguished from other
building sides by architectural details. A typical building has four facades or
faces, viewed from the north, south, east, and west, or some variation (e.g.
north-west).
Faux Window
A faux window is a portion of the façade enclosed with a decorative trim such as
stone or brick, and covered in a distinct material (typically darker) which varies
from the surrounding field material.
Finish Materials Materials which are non-essential to complete the building design and are used
in addition to primary and secondary materials.
Fenestration:
The arrangement, design, proportioning, or general disposition of windows and
other openings in the exterior walls of a building. Fenestration requirements
for buildings do not count toward minimum number of exterior material or
color types, unless they exceed required fenestration coverage areas by 10% for
applicable areas, and minimum Field Materials (see definition) area for all other
facades. Roll-up doors must function in part as windows when closed and com-
ply with all applicable standards to qualify as fenestration.
Floor Height
Equivalent
Floor height equivalent refers to the massing and design of a building that
appears to have more stories than it does. One (1) story is equivalent of 10 to
20-feet, and each 20-feet after is considered to be another story. Building height
is measured from respective adjacent grade to median parapet or ridgeline roof
height of an elevation.
Focal point:A building, structure, open space, or other feature that naturally draws the eye
and provides an aesthetically pleasing view.
Hardscape:
The use of hardened surface materials to create unique patterns of color, design,
and texture in order to create visual interest; also refers to those areas that have
received such improvements.
Integrated Build-
ing
Mixed use development such as vertical mixed-use or a live-work unit. See
mixed-use definition.
Landscaping:Vegetation, trees, and other plant materials that soften the built environment,
making it more inviting to pedestrians.
Massing:The three-dimensional bulk of a structure: height, width, and depth.
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Name Description
Material(s),
Accent
Distinct materials or color used to provide emphasis of architectural features or
areas of the building. Accent materials to be used less than field materials and
between 5 and 25% of applicable façade elevations, excluding exterior fenestra-
tion coverage. Qualifying accent materials must either be a different material
type, have a different cut size or installation technique (such as types of masonry
rows), or be a unique color. Awnings or canopies with a unique material type and
meeting visible coverage areas may qualify.
Material(s), Field
Materials or colors used for at least 20% of applicable façade elevations, exclud-
ing all fenestration area. See color and fenestration definitions. There is no limit
on number of field materials provided other coverage requirements are met.
Accent materials in excess of minimum requirements, which meet required area
in total, may count as a field material. Visible roofing material meeting all other
material and roof standards, including elevation area requirements, may count
as a field material. See also Fenestration definition.
Mixed-use devel-
opment:
Projects that integrate three or more income-generating land uses, such as resi-
dential, commercial, and office, with a strong pedestrian orientation. Mixed-use
development may occur horizontally in separate buildings within a project, be
vertically integrated and occurring on multiple floors within one building, or be a
combination of the two. See also the definition for Uses.
Modulation:
In the design standards, modulation is a stepping back or projecting forward of
portions of a building face or roofline within specified intervals of building width
and depth as a means of breaking up the apparent bulk of a structure's continu-
ous exterior walls.
Pedestrian scale:
The inclusion of building design elements at the ground or street level and the
relationship between building height and streetscape. Building design elements
exclusive to the first and second building story (when greater than two), or inclu-
sion of streetscape elements such as trees, decorative lighting, and benches can
help to create pedestrian scale.
Public Entry
Access to a building intended for the general public, and not restricted access
intended only for service, deliveries, or employees. Special event access, emer-
gency only, or exit only access is exempt from this definition.
Public space
Facilities such as public roads, parks, pathways, and open space corridors. May
also be facilities owned privately but open to the public, such as HOA pathways
connected to larger networks. Common areas serving as an amenity for com-
mercial and multi-family developments are also considered to be public space.
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Name Description
Reveal
In the context of this Manual, a reveal is a linear break in material application
or depth. Reveals are intended to provide architectural definition and material
interest by accenting building geometry, fenestration, or by creating additional
depth through distinct shadow lines. Reveals depending on material be may
multi-purpose and necessary for material expansion and contraction. A reveal
may also be known as a channel, score line, reglet, expansion joint, or similar
term.
Scale or architec-
tural scale:
Scale includes the height, size, mass, and proportions of buildings or portions
thereof and refers to the spatial relationships and appearances among struc-
tures, whether along a street or block front, on adjoining lots or within the same
site.
Sign
See City of Meridian Unified Development Code for definition. See also defini-
tion for “copy”. No part of a sign or sign cabinet may constitute a required mate-
rial or accent standard.
Street wall:
The cumulative effect of many buildings providing a consistent edge to the
public street, creating a public space defined by a wall of buildings. On com-
mercial corridors and in mixed-use areas, the street wall is typically immediately
adjacent to the sidewalk.
Streetscape:
The visual character along a roadway created by the combined use of elements
such as building façades, landscaping, trees, open space, paving, plantings, side-
walks, lighting, signs, and furniture.
Transom
Horizontal opening or window typically multi-paned and above a doorway or a
larger window. More generally, any window placed to permit passage of light
further into a building envelope. May also provide increased privacy when
placed independently of other fenestration, and used to accent building facades
when larger windows are inappropriate.
Uses
A specific purpose unique for all or portion of an area or structure, and the man-
ner in which it is arranged, designed, constructed, altered, converted, rented,
leased, or intended to be maintained and/or occupied.
Wall Plane Any face of a building not including recesses, parapets, or other modulation.
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Appendix 2: Photo Examples
Index of Photo Examples
Non-Residential 9
■Commercial District . . . . . . . . . . . . . . . . . . . .9
■Traditional Neighborhood District . . . . . .15
■Industrial District . . . . . . . . . . . . . . . . . . . . .17
Residential 20
■Multi-Family Residential Districts . . . . . . .20
■Single-Family Residential District . . . . . . .24
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Note: Many images contained in this appendix include features not referenced. The elements chosen to be referenced are those determined to be the best examples, and not necessarily all examples.
Index of Photo Examples
a
■Alley: E-25
■Awning: E-9, E-10 , E-14 . See Canopy
b
■Balcony: E-18 , E-20, E-22
c
■Canopy: E-9, E-10 , E-15
Architectural Canopy: E-11 , E-12, E-13 , E-14 ,
E-15 , E-17, E-18 , E-19
■Columns: E-10 , E-12 , E-22, E-23, E-27
■Courtyard: E-24
d
■Drive-through: E-9
e
■Entryway: E-10 , E-11 , E-12 , E-17, E-21, E-23,
E-24, E-27
F
■Façade Detailing
Banding: E-9, E-13 , E-15 , E-21
Corbel: E-21, E-25, E-27
Ledge: E-9, E-10 , E-12, E-18 , E-25, E-26
Reveal: E-9, E-10 , E-12, E-13 , E-14 , E-17, E-18 ,
E-19
Trim: E-12, E-24 , E-25, E-26 , E-27
■Fenestration
Faux Fenestration: E-10
Sidelight: E-24, E-27
Transom: E-13 , E-24 , E-27
Window: E-9, E-11 , E-12, E-13 , E-15 , E-18 ,
E-25
g
■Garage: E-26, E-27
l
■Landscaping: E-15
Open Space: E-15 , E-22, E-23
Patio. See Patio
Raised Planter: E-9, E-11, E-13 , E-14 , E-16 ,
E-19
Streetscape: E-10 , E-15 , E-16 , E-20
Trellis: E-13
Wall: E-15
Water Feature: E-12
■Lighting
Accent Lighting: E-9, E-16
Specialty Lighting: E-9, E-10 , E-14 , E-15 , E-16 ,
E-20
■Lintel: E-25
M
■Mailbox: E-21, E-25
■Materials: E-9, E-10 , E-15
Brick. See Stone and Brick
Color Variation: E-9, E-11 , E-15 , E-18 , E-23,
E-27
Concrete: E-14 , E-17, E-18 , E-19
Concrete Masonry Unit: E-11 , E-13 , E-14 ,
E-17, E-18 , E-19
Masonry. See Stone and Brick
Metal: E-11, E-14 , E-18 , E-19
Natural Appearance: E-10 , E-13 , E-21, E-22,
E-27
Siding: E-20, E-21, E-23, E-26, E-27
Stone. See Stone & Brick
Stucco: E-9, E-10 , E-11 , E-12, E-14 , E-17, E-25,
E-26, E-27
Texture Variation: E-17, E-18
Wood: E-9, E-14 , E-27
■Modulation
Façade Modulation: E-9, E-10 , E-11, E-12 ,
E-15 , E-16, E-17, E-20, E-22, E-24, E-25,
E-27
Roof Modulation: E-10 , E-13 , E-16 , E-19 ,
E-20 , E-22, E-24 , E-25, E-27
P
■Parking
Covered Parking: E-14 , E-21, E-23
■Patio: E-22, E-23
■Pedestrian Scale: E-9, E-10 , E-13 , E-15
■Porch: E-26 , E-27
r
■Railing: E-20, E-22
■Roof
Dormer: E-16, E-20, E-25
Eaves: E-11, E-22, E-23, E-25, E-27
Fascia: E-10 , E-23, E-25, E-27
Overhang: E-16, E-23
Parapet: E-10 , E-11 , E-12, E-18
Soffit: E-20, E-22, E-23, E-25
s
■Sign: E-11
■Stairwell: E-21
■Stone and Brick: E-9, E-10 , E-12 , E-13 , E-15 ,
E-16 , E-22, E-23, E-25, E-26, E-27
Course Variation: E-13 , E-16
Masonry Cap: E-9, E-15 , E-22, E-26
Wrap corners. See Materials: Natural
Appearance
w
■Wayfinding: E-23
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EE-8
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
Non-Residential
RefeRences: Accent Lighting, Awning, Ledge, Masonry Cap, Pedestrian Scale, Specialty
Lighting, Stone and Brick
RefeRences: Awning, Canopy, Drive-through, Façade Modulation, Materials, Pedestrian
Scale, Reveal, Window
RefeRences: Canopy, Materials, Pedestrian Scale, Raised Planter, Stone and Brick, Window,
Wood
RefeRences: Banding, Color Variation, Materials, Stone and Brick, Stucco
ROSAUERS PIER 1 IMPORTS
BIG AL’S BOWLING DICK’S SPORTING GOODS
A B
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EE-9
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
c o MM ercial district P hotosNon-Residential
RefeRences: Columns, Entryway
RefeRences: Fascia, Façade Modulation, Roof Modulation, Stone and Brick RefeRences: Awning, Canopy, Faux Fenestration, Façade Modulation, Ledge, Materials,
Parapet, Pedestrian Scale, Reveal, Specialty Lighting, Streetscape
RefeRences: Façade Modulation, Natural Appearance, Roof Modulation, Stone and Brick, Stucco
THE VILLAGE AT MERIDIAN PAD SITE KEY BANK (OVERLAND RD)
TACO BELL (EAGLE RD)IDAHO GASTROENTEROLOGY ASSOCIATES
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EE-10
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
c o MM ercial district P hotosNon-Residential
RefeRences: Color Variation, Eaves, Entryway, Parapet, Sign
RefeRences: Parapet, Window RefeRences: Architectural Canopy, Color Variation, Concrete Masonry Unit, Façade Modu-
lation, Raised Planter
RefeRences: Architectural Canopy, Metal, Stucco, Window
WALMART (TEN MILE RD)MULTI-TENANT BUILDING (OVERLAND RD)
IDAHO UROLOGICAL INSTITUTE JAKERS BAR & GRILL
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EE-11
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
c o MM ercial district P hotosNon-Residential
RefeRences: Façade Modulation, Reveal, Stucco, Water Feature, Window RefeRences: Architectural Canopy, Entryway, Parapet, Stone and Brick, Trim
RefeRences: Stone and Brick RefeRences: Columns, Ledge
EAGLE ROAD PROFESSIONAL CENTER MATERIAL AND ARCHITECTURAL ELEMENT (MERIDIAN CITY HALL)
PKG (PINE AVE)IDAHO SURGERY CENTER
M N
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EE-12
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
c o MM ercial district P hotosNon-Residential
RefeRences: Course Variation, Roof Modulation, Stone and Brick
RefeRences: Concrete Masonry Unit, Natural Appearance, Pedestrian Scale, Raised Planter,
Trellis
RefeRences: Architectural Canopy, Course Variation, Stone and Brick, Transom
RefeRences: Architectural Canopy, Banding, Reveal, Window
MULTI-TENANT BUILDING (EMERALD AVE)MULTI-TENANT BUILDING, (EMERALD AVE)
MULTI-TENANT BUILDING (COBALT POINT WAY)MATERIAL EXAMPLES (VILLAGE AT MERIDIAN)
Q R
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EE-13
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
c o MM ercial district P hotosNon-Residential
RefeRences: Concrete Masonry Unit, Covered Parking, Wood
RefeRences: Awning, Specialty Lighting RefeRences: Metal, Reveal, Stucco
RefeRences: Architectural Canopy, Concrete, Metal, Raised Planter
MOUNTAIN WEST BANK (ALLEN ST)BIG AL’S COVERED PARKING
BRINEGAR BUILDING ROSAUER’S
U V
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
traditional neighborhood d istrict P hotosNon-Residential
RefeRences: Canopy, Landscaping, Materials, Pedestrian Scale, Stone and Brick, Window
RefeRences: Architectural Canopy, Banding, Façade Modulation, Open Space, Specialty
Lighting, Wall
RefeRences: Color Variation, Specialty Lighting, Streetscape
RefeRences: Masonry Cap, Streetscape, Wall
GINO’S ITALIAN RISTORANTE, FACING RESIDENTIAL CITY HALL
GRAMERCY PLAZA (WELLS AVE)36TH STREET GARDEN PLAZA
A B
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
traditional neighborhood d istrict P hotosNon-Residential
RefeRences: Course Variation, Roof Modulation, Stone and Brick
RefeRences: RefeRences: Accent Lighting, Raised Planter, Specialty Lighting, Streetscape
RefeRences: Dormer, Façade Modulation, Overhang, Roof Modulation
USTICK NEIGHBORHOOD CENTER (FAST EDDY’S)MATERIAL EXAMPLE (BRICK MASONRY)
GRAMERCY (WELLS AVE)MATERIAL EXAMPLE (OLD WITH NEW)
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
i ndustrial d istrict P hotosNon-Residential
RefeRences: Concrete, Façade Modulation, Reveal, Texture Variation
RefeRences: Reveal, Texture Variation RefeRences: Concrete, Reveal
RefeRences: Architectural Canopy, Concrete Masonry Unit, Entryway, Reveal, Stucco
H.D. FOWLER COMPANY TRANE
MULTI-TENANT BUILDING (EMERALD AVE)MATERIAL EXAMPLE (COLOR AND TEXTURE)
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
i ndustrial d istrict P hotosNon-Residential
RefeRences: Balcony, Concrete, Ledge, Parapet, Reveal, Texture Variation, Window
RefeRences: Architectural Canopy, Color Variation, Concrete, Reveal RefeRences: Color Variation, Concrete
RefeRences: Architectural Canopy, Concrete Masonry Unit, Metal, Reveal
MATERIAL EXAMPLE (CONCRETE)STORAGE WAREHOUSE (PINE AVE)
MULTI-TENANT BUILDING (EMERALD ST)H.D. FOWLER COMPANY
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
i ndustrial d istrict P hotosNon-Residential
RefeRences: Metal
RefeRences: Architectural Canopy, Concrete, Metal, Raised Planter RefeRences: Concrete, Concrete Masonry Unit, Roof Modulation
RefeRences: Architectural Canopy, Reveal
OREGON TILE & MARBLE (EXECUTIVE DR)MULTI-TENANT BUILDING (EXECUTIVE DR)
MATERIAL EXAMPLE (METAL SEAM)MULTI-TENANT BUILDING (EXECUTIVE DR)
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
M ulti -Fa Mily P hotosResidential
RefeRences: Balcony, Railing, Siding, Soffit RefeRences: Siding, Specialty Lighting, Streetscape
RefeRences: Balcony, Railing RefeRences: Dormer, Façade Modulation, Roof Modulation, Siding
FIELDS AT GRAMERCY FIELDS AT GRAMERCY (BALCONY)
REGENCY AT RIVER VALLEY (BALCONY)REGENCY AT RIVER VALLEY (CLUBHOUSE)
A B
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
M ulti -Fa Mily P hotosResidential
RefeRences: Mailbox
RefeRences: Covered Parking, Entryway RefeRences: Banding, Corbel, Siding
RefeRences: Natural Appearance, Stairwell
REGENCY AT RIVER VALLEY (COVERED ENTRY)COMMUNITY MAILBOXES
GRAMERCY VILLAS GRAMERCY VILLAS
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
M ulti -Fa Mily P hotosResidential
RefeRences: Eaves, Railing, Soffit, Stone and Brick
RefeRences: Open Space, Patio RefeRences: Balcony, Columns, Façade Modulation, Masonry Cap, Natural Appearance,
Roof Modulation, Stone and Brick
RefeRences: Balcony, Patio, Railing
GRAMERCY VILLAS RED TAIL (AMENITY)
RED TAIL (BALCONIES)RED TAIL (COVERED ENTRIES)
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
M ulti -Fa Mily P hotosResidential
RefeRences: Color Variation, Overhang, Patio, Siding
RefeRences: Open Space RefeRences: Columns, Eaves, Entryway, Fascia, Soffit, Stone and Brick
RefeRences: Covered Parking, Wayfinding
RED TAIL (CLUBHOUSE)RED TAIL (PATHWAYS)
LINDER SPRINGS (DIRECTORY)LINDER SPRINGS
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
s ingle -Fa M ily P hotosResidential
RefeRences: Courtyard, Entryway
RefeRences: Façade Modulation, Roof Modulation, Transom RefeRences: Entryway, Sidelight, Transom
RefeRences: Façade Modulation, Trim
ROOF AND FAÇADE MODULATION ENTRYWAY FOCAL ELEMENT
ENTRYWAY & COURTYARD FAÇADE MODULATION
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
s ingle -Fa M ily P hotosResidential
RefeRences: Dormer, Fascia, Ledge, Lintel
RefeRences: Corbel, Eaves, Fascia, Ledge, Lintel, Soffit, Window RefeRences: Alley, Façade Modulation, Mailbox, Roof Modulation, Stone and Brick, Trim
RefeRences: Dormer, Eaves, Fascia, Roof Modulation, Stone and Brick, Stucco
ROOF MODULATION & ACCENTS REAR ALLEY-LOADED
ARCHITECTURAL EMBELLISHMENTS FRONT PORCH & GABLE
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EE-25
DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
M ulti -Fa Mily d istricts
s ingle -Fa M ily P hotosResidential
RefeRences: Garage
RefeRences: Porch, Stone and Brick, Stucco RefeRences: Ledge, Masonry Cap, Stone and Brick
RefeRences: Porch, Siding, Trim
WRAP-AROUND PORCH GARAGE ACCENTS
MATERIAL TRANSITIONS FRONT PORCH & MODULATION
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DRAFT | WWW.MERIDIANCITY.ORG/DESIGNREVIEW
Note: The above images reflect desirable building elements within the City of Meridian. Only the visible façade elements depicted in the image are considered to be compliant or acceptable alternatives
with the intent, goals, and standards within this Manual, and only within applicable districts and locations.
M ulti -Fa Mily d istricts
s ingle -Fa M ily P hotosResidential
RefeRences: Color Variation, Eaves, Entryway, Fascia, Stone and Brick, Stucco
RefeRences: Columns, Corbel, Natural Appearance, Porch, Roof Modulation, Sidelight,
Siding, Stone and Brick, Transom, Wood
RefeRences: Color Variation, Façade Modulation, Trim
RefeRences: Garage, Sidelight, Transom
SIDELIGHTS & TRANSOM WINDOWS TRANSITION OF FORMS
ACCENT MATERIALS & COLORS ACCENT MATERIALS
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1
Changes below are grammatical in nature or to help with readability, with no change to standard requirements or applicability. Text in
the middle column shows the previous text with items to be removed (strike-through), and the right column shows proposed text
with additions (underlines).
ID Staff Revision 5, Before P&Z 11/19/2015 Current Standard (with new text highlighted)
1.30
Incorporate design principles to include rhythm, repetition, framing,
and/or proportion. Applies to all sides of a building façade facing public
roadways, visible from residential neighborhood or public spaces, or
facing the public entry of an adjacent building.
Incorporate design principles to include rhythm, repetition, framing,
and/or proportion. Applies to all sides of a building façade facing public
roadways, that are visible from residential neighborhoods or public
spaces, or facing the public entry of an adjacent building.
2.1B
For buildings with façades longer than 200-feet, reduce massing of
buildings by grouping or incorporating smaller tenant spaces along the
commercial façade, or by incorporating at least one significant
modulation whose depth is at least 3% of the total façade length or 10-
feet, and whose width in combination is at least 20% of the façade
length.
For buildings with façades longer than 200-feet, reduce massing of
buildings by grouping or incorporating smaller tenant spaces along the
commercial façade, or by incorporating at least one significant
modulation with depth at least 3% of the total façade length or 10-feet,
and a width in combination at least 20% of the façade length.
2.30
Incorporate pedestrian-scale architectural features to support an
aesthetic character that contributes to the quality of the building
design and connectivity with the surrounding environment. Applies to
façades: in development visible from arterial or collector roadways,
adjacent to residential developments facing roadways, facing an
adjacent buildings primary building entries, and adjacent to public
spaces.
Incorporate pedestrian-scale architectural features to support an
aesthetic character that contributes to the quality of the building
design and connectivity with the surrounding environment. Applies to
façades in developments: visible from arterial or collector roadways,
adjacent to residential developments facing roadways, facing an
adjacent building's primary building entries, and adjacent to public
spaces.
2.3A
Consistently incorporate at least two (2) architectural features into the
building design that are pedestrian scale, to include: fenestration
patterns, architectural elements such as ledges, lighting, or canopies,
material or pattern banding, or detailing (see Pedestrian Scale
definition).
Consistently incorporate at least two (2) architectural features into the
building design that are pedestrian scale, to include: fenestration
patterns; architectural elements such as ledges, lighting, or canopies;
material or pattern banding; or detailing (see Pedestrian Scale
definition).
2.4A
For buildings fronting local and collector roadways, off street parking
must be located to the side of or behind buildings; off street parking is
not allowed between the roadway and building.
For buildings fronting local and collector roadways, off-street parking
must be located to the side of or behind buildings; off-street parking is
not allowed between the roadway and building.
2
ID Staff Revision 5, Before P&Z 11/19/2015 Current Standard (with new text highlighted)
2.4B
Limit building separation from the roadway to streetscape and
pedestrian supportive use areas, such as locations for street
furnishings, outdoor dining, small plazas, public spaces, or store fronts.
Limit building separation from the roadway to streetscape and
pedestrian supportive use areas, such as locations for street
furnishings, outdoor dining, small plazas, public spaces, or storefronts.
3.10
Articulate building forms, including but not limited to, massing, walls,
and roofs, with appropriately scaled modulations that contribute to the
development of aesthetic building designs. Applies to façades in:
developments along arterial and collector roadways, adjacent to
residential developments facing roadways, facing public entries of
adjacent buildings, and visible from public spaces.
Articulate building forms, including but not limited to massing, walls,
and roofs, with appropriately scaled modulations that contribute to the
development of aesthetic building designs. Applies to façades in
developments: along arterial and collector roadways, adjacent to
residential developments facing roadways, facing public entries of
adjacent buildings, and visible from public spaces.
3.1A
Incorporate at least one type of the following modulations in the
façade plane, including, but not limited to: projections, recesses, and
step backs that articulate wall planes and break up building mass.
Examples include but are not limited to: columns with trim or accent
materials, change in finished material depths, building overhangs, and
inset features and materials such as false windows or fenestration with
architectural accents.
Incorporate at least one type of the following modulations in the
façade plane, including but not limited to projections, recesses, and
step backs that articulate wall planes and break up building mass.
Examples include but are not limited to columns with trim or accent
materials, change in finished material depths, building overhangs, and
inset features and materials such as false windows or fenestration with
architectural accents.
R3.1C
For applicable façades equal to or longer than 20-feet, provide a
minimum total modulation area of 20% the horizontal wall span, with a
minimum vertical height of at least 3-feet. Porches and balconies may
count towards this.
For applicable façades equal to or longer than 20-feet, provide a
minimum total modulation area of 20% the horizontal wall span, with a
minimum vertical height of at least 3-feet. Porches and balconies may
count toward this.
3.20
Incorporate visual and physical distinctions in the building design that
enhance building forms, articulate façades, identify entries, integrate
pedestrian scale, and to visually anchor the building to the ground or
street level. Applies to building façades visible from a public street or
public spaces, and façades with public entries.
Incorporate visual and physical distinctions in the building design that
enhance building forms, articulate façades, identify entries, integrate
pedestrian scale, and visually anchor the building to the ground or
street level. Applies to building façades visible from a public street or
public space, and to façades with public entries.
3
ID Staff Revision 5, Before P&Z 11/19/2015 Current Standard (with new text highlighted)
3.4A
For flat roofs, incorporate primary and secondary roof elements
including but not limited to: multiple material types along parapets,
multiple parapet elevations with at least 1-foot change in elevation, or
modulation of at least 2-feet in the parapet, such as along entryway
overhangs. Qualifying elements must exist for at least 20% the length
of applicable façades. May also incorporate secondary roofs types, such
as hip roofs along overhangs.
For flat roofs, incorporate primary and secondary roof elements
including but not limited to: multiple material types along parapets,
multiple parapet elevations with at least 1-foot change in elevation, or
modulation of at least 2-feet in the parapet, such as along entryway
overhangs. Qualifying elements must exist for at least 20% the length
of applicable façades. May also incorporate secondary roof types, such
as hip roofs along overhangs.
3.4C
Provide variation in roof profile over façade modulation and/or
articulation over façade material/color transitions. Options include, but
are not limited to: varying parapet heights; two or more roof planes;
continuation of façade modulation through roof lines, dormers;
lookout; overhang eaves; sloped roofs; or cornice work.
Provide variation in roof profile over façade modulation and/or
articulation over façade material/color transitions. Options include, but
are not limited to: varying parapet heights; two or more roof planes;
continuation of façade modulation through roof lines; dormers;
lookouts; overhang eaves; sloped roofs; or cornice work.
R4.20
Strategically locate focal points as key elements within the building
design to enhance architectural character. Applies to building façades
visible from a public street or public spaces.
Strategically locate focal points as key elements within the building
design to enhance architectural character. Applies to building façades
visible from a public street or public space.
R4.4A
Primary building entries must be clearly defined using any unique
combination of architectural elements, materials, or façade modulation
meeting other standards.
Primary building entries must be clearly defined using any unique
combination of architectural elements, materials, or façade modulation
meeting other architectural standards in this Manual.
R5.1B
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 towards this.
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.
R5.1C
Where materials transition or terminate, provide detailing to express
the natural appearance of the material. For example, wrap stone or
stone-like products around visible corners to convey the appearance of
mass, and not as a thin veneer.
Where materials transition or terminate, provide detailing to express
the natural appearance of the material. For example, wrap stone or
stone-like products around visible corners to convey the appearance of
mass, and not a thin veneer.
4
ID Staff Revision 5, Before P&Z 11/19/2015 Current Standard (with new text highlighted)
5.1E
Distinguish field materials from accent materials through pattern,
texture, or additional detail visible from edge of nearest roadway.
Alternate masonry or material courses with relief from primary plane
may count towards this.
Distinguish field materials from accent materials through pattern,
texture, or additional detail visible from edge of nearest roadway.
Alternate masonry or material courses with relief from primary plane
may count toward this.
R5.2B
For each wall plane area greater than 20-feet in length or height, and
visible from prescribed areas, incorporate at least two distinct field
materials, patterns, or colors in any combination, for at least 25% of
the visible area. Windows or portals with qualifying accent materials
may count towards this requirement, when meeting overall material
requirements for the façade elevation.
For each wall plane area greater than 20-feet in length or height, and
visible from prescribed areas, incorporate at least two distinct field
materials, patterns, or colors in any combination, for at least 25% of
the visible area. Windows or portals with qualifying accent materials
may count toward this requirement, when meeting overall material
requirements for the façade elevation.
5.30
Integrate roll-up doors, will call doors, drive through doors, and loading
docks into the building design, and locate them in a manner which does
not create pedestrian, drive aisle, or roadway conflicts. Applies to
façades along arterial and collector roadways, and façades facing public
spaces.
Integrate roll-up doors, will-call doors, drive-through doors, and loading
docks into the building design, and locate them in a manner which does
not create pedestrian, drive aisle, or roadway conflicts. Applies to
façades along arterial and collector roadways, and façades facing public
spaces.
5.3A
For commercial and traditional neighborhood districts, roll-up and drive
through doors are allowed when integrated into the building design,
but will call doors with roll ups and loading docks are prohibited.
Consider material variation and transitions, modulation, and other
architectural features and standards for the design.
For commercial and traditional neighborhood districts, roll-up and
drive-through doors are allowed when integrated into the building
design, but will-call doors with roll-ups and loading docks are
prohibited. Consider material variation and transitions, modulation,
and other architectural features and standards for the design.
5.3B
For industrial district properties, will call and roll-up doors are allowed
when integrated into the building design, but loading docks are
prohibited. Consider material variation, transitions, modulation, and
other architectural features and standards for the design.
For industrial district properties, will-call and roll-up doors are allowed
when integrated into the building design, but loading docks are
prohibited. Consider material variation, transitions, modulation, and
other architectural features and standards for the design.
6.00
Integrate signs and architectural lighting as cohesive elements of
building designs that contribute to the atmosphere of the built
environments and enhance safety.
Integrate signs and architectural lighting as cohesive elements of
building designs that contribute to the atmosphere of the built
environment and enhance safety.
Architectural Standards | Non-Residential
@ ID #Current Revision CD TND IND Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
I 1.00
Promote visually aesthetic building designs that
incorporate quality architectural characteristics and
establish built environments that are compatible with
existing, planned, and anticipated adjacent land uses.
●●●C-2.1.2.1.
To encourage visually aesthetic building designs that
promote quality architectural character and establish built
environments that are compatible with existing, planned,
and/or anticipated adjacent land uses.
C and D the same. Residential? Consider merge with
similar B, but this is distinct and not "downtown"D-2.1.2.1.
G 1.10 Articulate building designs to frame and accentuate public
spaces with pedestrian scale elements and details.●●●B-2.1.3.3.
Building design should enhance public and urban spaces,
articulate an urban form, and provide human and
pedestrian scale.
Similar in B, C, D, and E. Merge all C-2.1.3.4.
G 1.11
Building design should address building scale, mass, form,
and use a variety of materials and architectural features
to ensure an aesthetic contribution compatible with
surrounding buildings.
●●●B-2.1.3.1.
Building design should appropriately address building
scale, mass, and form, and the use of materials,
architectural elements, and details to ensure a compatible
and aesthetic contribution to the urban environment.
B, C, D, and E all share similarities. Merge C-2.1.3.1.
S 1.1A
Maintain consistent and contiguous pedestrian
environments across developments. Limit circuitous
connections and maintain clear visibility.
●●●B-
2.1.3.3.3.
Design building façades that define and articulate an
appropriately scaled street wall to maintain contiguous
pedestrian environments and support public spaces.
B, C, D, and E all include similar. B and E vary a bit. Split
into two; this is the first half.
S 1.1B Provide pedestrian connections to non-private public
spaces.●●○
Design building façades that define and articulate an
appropriately scaled street wall to maintain contiguous
pedestrian environments and support public spaces.
This was B-2.1.3.3.3 but split into two separate items. This
is the second half.B-2.1.3.3.3.
S 1.1C
Incorporate architectural features on all sides of a building
façade facing: the primary entrance(s) of an adjacent
building, public roadways, interior site amenities, and
façades that are visible from public spaces. See
Architectural Elements, Building Form, and Materials
sections.
●●○C-
2.1.3.3.1.
Design all appropriate sides of buildings, including façades
that face public roadways, public spaces, other buildings,
interior site elements, and adjacent uses, to unify a
consistent building design and appearance with the
consistent use of materials, elements, and color.
Mayor / Council have historiclly been very clear that
buildings facing major roadways, including even
residential, should not just be boxes.
Same in C, D, and E. Merge for all - does not conflict with
B
S 1.1D Buildings must orient, frame, and/or direct pedestrian
views to adjacent cultural buildings, parks, and plazas.●●○B-
2.1.3.3.1.
Design buildings and structures to enhance the
attractiveness and appeal of prominent landmarks, civic
and cultural buildings, parks, plazas, streetscapes, view
corridors, and other public and urban spaces.
S 1.1E
Design and orient buildings not to impede access. The
building should enhance the appeal of open space and
pedestrian environments
●●○C-
2.1.3.4.1.
Design buildings to enhance the attractiveness and appeal
of developments, define public and open space, establish
community identity, and promote pedestrian
environments.
Similar in C, D, and E. More detailed in B. Merge basic
level for all D-2.1.3.4.1.
G 1.20
Design building façades to express architectural character
and incorporate the use of design principles to unify
developments and buildings, and relate to adjacent and
surrounding uses.
●●●C-2.1.3.3.
Design building façades that express architectural
character and incorporate the use of design principles to
unify developments and buildings, and relate to adjacent
and surrounding uses.
Split into 3 parts, 1 of 3. One goal and two standards.
Reverted to original text from DM as a Goal, with more
specific direction to different types of standards.
Make generic for all, including B which is worded
differently and more specific (but does not conflict with
this as core guideline)
B-2.1.3.3.3.
S 1.2A
Comply and adhere with all previously required building
design elements that were included as part of a
Development Agreement, Conditional Use Permit, and/or
other requirements as part of prior approval.
●●●Split into 3 parts, 2 of 3. Applies to all commercial
development.B-2.1.3.3.3.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)1 of 11
Architectural Standards | Non-Residential
@ ID #Current Revision CD TND IND Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
S 1.2B
New construction must share at least three similar accent
materials, field materials, or other architectural feature of
a building within 150-feet of the property. Similar
materials must be the same basic group, such as masonry,
stone, or stucco, but do not need to be the same color,
brand, or style. Compliance with any streetscape
provisions, such as historic lighting and furniture, count as
one item towards this requirement. In Old Town, use of
brick masonry as a field or accent material may count
towards this requirement.
○●○
Split into 3 parts, 3 of 3. Applies only to TND
development. Comment from an architect that this
would limit good design. This only applies to TND
(effectively Old town), where streetscape are almost
required. One point right there. Another if brick is used.
One material, e.g. stone, stucco, or metal, should really
not be a big deal??? Hard to imagine not having a
similiar material within 150-feet. TND almost always
share somecohesive design similiarities, even new.
Original guideline could arguably be used to require
much more.
B-2.1.3.3.3.
G 1.30
Incorporate design principles to include rhythm,
repetition, framing, and/or proportion. Applies to all sides
of a building façade facing public roadways, visible from
residential neighborhood or public spaces, or facing the
public entry of an adjacent building.
●●●B-2.1.3.2.
Use fundamental design principles, including, but not
limited to, composition, order, balance, rhythm,
repetition, proportion, and scale to create a unified
building design.
Split into 3 parts, 1 of 3. One goal and two standards.
Direction to integrate some design principles with
measureable metric.
B, C, and D all similar. Merge B-2.1.3.2.
S 1.3A
Integrate at least one material change, color variation, or
horizontal reveal for every 12-vertical feet of building
façade; vertical spacing may be averaged over façade.
●●●
Split into 3 parts, 2 of 3. Comment that this would be a
zebra. Spacing not required to be equal, just averaged,
and footings, caps, cornice, fenestration, etc. would all
count. Not sure why this would ever be difficult, even on
big box.
B-2.1.3.2.
S 1.3B
Integrate at least one material change, color variation, or
vertical reveal every 50-horizontal feet of building façade;
horizontal spacing may be averaged over façade
elevation.
●●●Split into 3 parts, 3 of 3.B-2.1.3.2.
I 2.00
Promote building designs that use appropriate
architectural and pedestrian scales to establish
compatible physical and visual relationships with adjacent
and surrounding developments and reinforce a cohesive
built environment.
●●●B-2.2.1.1.
To encourage building designs that use appropriate
architectural and human scales to establish compatible
physical and visual relationships with adjacent and
surrounding developments and reinforce a cohesive urban
environment.
Revisions cover all similar goals C-2.2.1.1
G 2.10
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. Applies to façades of
development along public roads, public spaces, and
adjacent to residential areas.
●●●C-
2.2.2.2.1.
Development should consider the scale of surrounding
buildings, including relationships to residential areas, as
well as an appropriate scale for a transitional built
environment.
Complaint on this. Just a goal though, and more
restricted to certain applications than currently adopted
text.
Same as D, similar to portion of B..
S 2.1A
Buildings with rooflines 50-feet in length or greater must
incorporate roofline and parapet variations. Variations
may include step-downs, step-backs, other modulation, or
architectural features such as cornices, ledges, or
columns, and must occur in total combination for at least
20% of the façade length. May be averaged over entire
façade, but may not exceed 75-feet without a break.
●●●C-
2.2.2.1.2.
Large-scale and multi-building developments are
encouraged to produce innovative and creative designs
that visually reduce the mass, size, and box form to
promote an aesthetic appearance on appropriate façades.
C and D
S 2.1B
For buildings with façades longer than 200-feet, reduce
massing of buildings by grouping or incorporating smaller
tenant spaces along the commercial façade, or by
incorporating at least one significant modulation whose
depth is at least 3% of the total façade length or 10-feet,
and whose width in combination is at least 20% of the
façade length.
●●○C-
2.2.2.1.3.
Where possible, group or incorporate smaller uses along
façades that introduce modulation and create pedestrian
environments that break up massing of large-scale
buildings.
Comment that this should be form-based code, and that
this does not necessarily guarantee good design. It does
not, by itself, but it does work in concert with other
requirements like material, architectural elements,
fenestration, etc.. Form based code (which staff
supports), would require a UDC overhaul, and does not
meet intent of project (to be measureable).
Seems like something that needs to be identified and at
least encouraged early…?D-2.2.2.1.3.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)2 of 11
Architectural Standards | Non-Residential
@ ID #Current Revision CD TND IND Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
S 2.1C
Within Old Town, building designs must provide a building
scale of two or more stories at least 25-feet in height
along roadways.
○●○B-2.2.2.2.
Building designs should provide a building scale of two or
more stories at least 35 feet in height along roadways to
encourage an urban character with contiguous street
walls.
The UDC is very clear that buildings must be two-stories.
The minimum height is an attempt to more easily allow
larger single story buildings such as gymnasiums,
churches, and venue locations without a second story,
but which have tall single stories. Current requirements
state 2-story without any exception, and this is intended
to ease that without taking liberties with code.
S 2.1D
Within mixed use areas and for all developments along
arterial roadways, buildings over 1,000 sqft must provide
a minimum 20-foot building elevation to include average
parapet height, ridge of a pitched roof, or tower/turret
type elements at least 20% in total of overall façade
width.
●●●C-
2.2.2.2.4.
Building scales along roadways and adjacent to or near
urban areas of the community are encouraged to develop
a minimum two-story design character.
Comment that this is restrictive. It's already less than the
typical design elevation on new arterial developments.
Not applicable to smaller roadways. Intent for 90% of
projects, the other 10% with good intentions have option
for "design standards exemption"
G 2.20
Physically configure building designs to reduce
disproportioned architectural scale relative to adjacent
uses. Applies to façades of development along public
roads, public spaces, and residential areas.
●●○B-
2.2.2.1.2.
Physically configure building designs, as appropriate, to
reduce overwhelming and disproportioned architectural
scale relative to adjacent uses. Development should
consider the scale of surrounding buildings in addition to
the proposed scale of the anticipated urban environment.
Split into 3 parts, 1 of 3. One goal and two standards.
More open ended, but provided specific examples. Not
sure if its "express" enough? I do think its closer to heart
of original guideline.
Similar to others. C-2.2.2.2.1.
S 2.2A
For adjacent buildings with greater than 1-story height
disparity (i.e. – two or more stories difference) and within
30-feet of each other, integrate and align parapet designs,
material changes, fenestration alignment, material
reveals, or other architectural elements and horizontal
articulation, to relate varying building heights to one
another. Aligned features do not have to be the same type
(i.e. window pattern on one could align with parapet on
another).
●●○
Split into 3 parts, 2 of 3. Comment that this may not do
much. Only for buildings that are two or more stories,
shorter or taller, and very flexible in what elements
align. Doesn't have to literally line up feature to feature.
C-2.2.2.2.1.
S 2.2B
Use pedestrian scale and landscape design elements such
as specialty lighting, awnings, trees or other site elements
to visually relate and transition multi-story buildings (or
equivalent) to the ground plane.
●●○Split into 3 parts, 3 of 3.C-2.2.2.2.1.
G 2.30
Incorporate pedestrian-scale architectural features to
support an aesthetic character that contributes to the
quality of the building design and connectivity with the
surrounding environment. Applies to façades: in
development visible from arterial or collector roadways,
adjacent to residential developments facing roadways,
facing an adjacent buildings primary building entries, and
adjacent to public spaces.
●●●B-2.2.2.3.
Incorporate human scale on appropriate building façades
to support an aesthetic architectural character that
contributes to the quality of the building design, adjacent
buildings and public spaces, and the surrounding urban
character.
B, C, and D similar. Merged.E-2.2.2.4.
S 2.3A
Consistently incorporate at least two (2) architectural
features into the building design that are pedestrian scale,
to include: fenestration patterns, architectural elements
such as ledges, lighting, or canopies, material or pattern
banding, or detailing (see Pedestrian Scale definition).
●●●B-
2.2.2.3.1.
Use human scale to emphasize fenestration patterns,
architectural elements, proportion, materials, and
detailing throughout the façade and building design.
Added definition reference, which describes area these
are
Very similar to B-2.1.3.3.2 which seems redundant with
this, which is in a more appropriate location (building
scale)
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)3 of 11
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G 2.40
Along local or collector roadways and within Traditional
Neighborhood Districts, maintain relative consistency of
building scales along roadways and blocks to promote the
development of cohesive urban areas.
○●○B-
2.2.2.1.4.
Where appropriate, maintain relative consistency for
building scales along roadways and among blocks to
promote the development of cohesive urban areas and
provide opportunities to create “districts” within urban
environments.
Split into 3 parts, 1 of 3. Reverted to similar text as DM
guideline, as a goal. Added specific locations and text for
different conditions. Less about actual building height as
setbacks and pedestrian environment (easier).
B-2.2.2.1.4.
S 2.4A
For buildings fronting local and collector roadways, off
street parking must be located to the side of or behind
buildings; off street parking is not allowed between the
roadway and building.
○●○Split into 3 parts, 2 of 3.B-2.2.2.1.4.
S 2.4B
Limit building separation from the roadway to streetscape
and pedestrian supportive use areas, such as locations for
street furnishings, outdoor dining, small plazas, public
spaces, or store fronts.
○●○Split into 3 parts, 3 of 3.B-2.2.2.1.4.
I 3.00
Promote building designs that articulate and define
appropriate building forms with visual interest and
enhance the character of the built environment.
●●●B-2.3.1.1.
To encourage building designs that articulate and define
appropriate building forms to enhance the character of
urban environment and promote architectural vitality.
Similar elsewhere C-2.3.1.1.
G 3.10
Articulate building forms, including but not limited to,
massing, walls, and roofs, with appropriately scaled
modulations that contribute to the development of
aesthetic building designs. Applies to façades in:
developments along arterial and collector roadways,
adjacent to residential developments facing roadways,
facing public entries of adjacent buildings, and visible
from public spaces.
●●●B-2.3.2.1.
Articulate building forms, including, but not limited to,
massing, walls, and roofs, with appropriately scaled
modulations that contribute to the development of
visually aesthetic building designs.
S 3.1A
Incorporate at least one type of the following modulations
in the façade plane, including, but not limited to:
projections, recesses, and step backs that articulate wall
planes and break up building mass. Examples include but
are not limited to: columns with trim or accent materials,
change in finished material depths, building overhangs,
and inset features and materials such as false windows or
fenestration with architectural accents.
●●●11-3A-
19A.1a
façades: Building façades visible from a public street or
public space shall incorporate modulations in the façade,
including, but not limited to, projections, recesses, and
step backs that articulate wall planes and break up
building mass. façades shall be modulated and articulated
in accord with the "City Of Meridian Design Manual".
S 3.1B
Qualifying modulation must be at least 6-inches in depth,
be at least 8-inches in width or height (whichever is
narrowest), and occur in total for 20% of overall façade
elevation. For buildings with façades less than 150-feet,
horizontal modulation must occur no less than every 30-
feet. For buildings with façades greater than or equal to
150-feet, horizontal modulation must occur no less than
every 50-feet.
●●●11-3A-
19A.1a
Comment that this "eliminates any options for creative
resolution of massing and modulation by forcing
untested limits". This allows modulation to be grouped
or spreadout, and only sets generous limits to prevent
blank walls relative to the size of the building. Existing
approved building elevations were reviewed and used to
set minimum values. Exceptions may be allowed for
trully creative solutions - this is set to establish a bare
minimum.
This is a new item. Split UDC code into two
S 3.1C
Design parking structure façades as site integrated
buildings, meeting applicable Manual standards for
Architectural Elements and Material sections.
●●○B-
2.3.2.1.2.
Design parking structures as integrated buildings that are
compatible with surrounding uses and contribute to the
urban form.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)4 of 11
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G 3.20
Incorporate visual and physical distinctions in the building
design that enhance building forms, articulate façades,
identify entries, integrate pedestrian scale, and to visually
anchor the building to the ground or street level. Applies
to building façades visible from a public street or public
spaces, and façades with public entries.
●●●C-2.3.2.2.
Incorporate visual and physical distinctions in the building
design that enhance building forms, articulate façades,
identify entries, and integrate human scale.
B, C, and D. Merged here as non-downtown version. B
changed to focus on multiple building floors B-2.3.2.2.
S 3.2A
For at least 30% of applicable façades use any
combination of concrete, masonry, stone, or unique
variation of color, texture, or material, at least 10-inches
in height, around the base of the building. May
alternatively incorporate other architectural features such
as ledges, façade reveals, ground level fenestration, raised
planters, or landscaping elements within 3-feet of finished
grade.
●●●B-
2.3.2.2.2.
Design lower stories to visually anchor buildings to the
ground or street and appropriately integrate architectural
elements and details that emphasize pedestrian scale.
Exists in B, C, and D
S 3.2B
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.
●●●C-
2.3.2.2.2.
Where building designs incorporate multiple stories, or
equivalent building heights, design upper stories to
complement lower stories and create a cohesive building
design.
C and D. I like how this was broken up separately. The
ones in B is combined and harder to track.C-2.3.2.2.2.
S 3.2C
Building designs with multiple stories must provide
proportionally taller ground-level façades adjacent to
public roadways and public spaces. Provide floor-to-
ceiling heights, or floor-to-floor from 10 to 16 feet.
●●●D-2.3.2.4.
Where multiple stories are proposed, building designs
should provide proportionally taller ground-level façades
adjacent to pedestrian environments, roadways, and
public spaces. Provide floor-to-ceiling heights, or floor-to-
floor from 10 to 16 feet.
Removed the more restrictive version of this for mixed
use. This one applies to all now.
Similar to B and C. KEEP THIS ONE FOR VANILLA
COMMERCIAL, and the one in B FOR MIXED USE.B-2.3.2.4.
S 3.2D
In mixed-use areas and for structures greater than four
stories, design the uppermost story or façade wall plane
to include material changes, horizontal articulation, and
modulation meeting first story requirements, or include a
patio, rooftop garden, penthouse, or strong architectural
feature such as a tower element.
●●○B-
2.3.2.2.4.
Design the uppermost story or façade wall planes to
complete the building design. Use articulation,
architectural elements, materials, and details to
emphasize the termination of walls, roof planes or
rooftop elements, such as a patio, garden or penthouse.
G 3.30
Building design should establish visual connections that
relate internal spaces at ground- or street-level with
facades adjacent to public roadways, public spaces, and
along primary building entries, and that add visual interest
and complexity to the first floor building design.
●●●B-2.3.2.3.
Building designs should establish visual connections that
relate internal spaces at ground- or street-level with
adjacent public roadways, public spaces, and pedestrian
environments. Multistory buildings should provide more
transparency at ground or street level than upper stories.
Wordy objective, and seems duplicative with action item.
The portion regarding multistory building should probably
a separate action?
C-2.3.2.3.
S 3.3A
Use horizontal and/or vertical divisions in wall planes,
such as ledges, awnings, recesses, stringcourse, molding,
joint lines, or other material types, to frame and accent
30% or more of total fenestration.
●●●B-
2.3.2.2.1.
Use horizontal and vertical divisions in wall planes to
organize fenestration as integrated elements of façade
compositions, provide visual interest and complexity to
the building design, and emphasize architectural
elements.
Different color paint is not a division in the wall plane.
Needs actual modulation through material or other
techniques, such as those listed.
Similar to, and functionally the same as, C-2.3.2.2.3.
S 3.3B
Within Old Town, average 50% fenestration along first
floor façade facing roadways and public spaces. May also
meet fenestration alternative for up to half of required
area. Buildings with façades fronting multiple streets may
meet Fenestration Alternative for other façades (see
3.3E).
○●○B-
2.3.2.3.2.
Façades at ground level should average 50 percent
transparency along roadways and adjacent to public
spaces.
Value seems a little arbitrary. Exists in C and D with lesser
values.C-2.3.2.3.2.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)5 of 11
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S 3.3C
Within mixed-use areas, average 40% fenestration along
applicable first floor façade. May also meet fenestration
alternative at 40% (see 3.3E). For façades facing roadways
that are not public entryways, may meet Fenestration
Alternative (see 3.3E). Big box may limit applicable façade
area to 30-feet around public pedestrian entries.
○●○C-
2.3.2.3.2.
Façades at ground level should average 40 percent
transparency along roadways and adjacent to public
spaces.
Uncomfortable with big box exception.Value seems a little arbitrary. Only need once - tweak for
each new category B-2.3.2.3.2.
S 3.3D
Average 30% fenestration for applicable first floor façade,
unless specified elsewhere. May also meet fenestration
alternative (see 3.3E). Big box and buildings in industrial
districts may limit applicable façade area to 30-feet
around public entries.
●○●D-
2.3.2.3.2.
Façades at ground level should average 30 percent
transparency along roadways and adjacent to public
spaces.
Uncomfortable with big box exception. Not sure what
makes them special. While most new construction big
box has met Design Manual guidelines, some have not.
Some older product is downright terrible (and scary).
Value seems a little arbitrary. Exists elsewhere with other
values B-2.3.2.3.2.
S 3.3E
Fenestration Alternative: Incorporate doors and windows
for at least 30% of applicable first floor façade, or suggest
their inclusion using faux treatments that incorporate at
least two of the following: material changes, reveals in
conjunction with color or material change, qualifying
modulation such as recessed areas, architectural trellis,
awnings and canopies over access areas, detached
structures such as pergola, or similar architectural
features and details.
●●●B-
2.3.2.3.1.
Use architectural elements, such as doors and windows,
details, and materials, to articulate building façades that
face roadways, or are adjacent to public spaces and
pedestrian environments to establish a transparent
relationship between active indoor and outdoor spaces.
Wordy, and exists in B,C, and D. Doors, windows, and
"materials" isn't exactly revolutionary or specific.
G 3.40
Building roof types, forms, and elements should provide
variation and interest to building profiles and contribute
to the architectural identity of the buildings, without
creating an imposing scale on adjacent uses. Applies to
façades: in development along arterial roadways, visible
from residential development, adjacent to public spaces,
facing public entries of adjacent buildings.
●●●B-2.3.2.5.
Building roof types, forms, and elements should provide
variation and interest to building profiles and contribute
to the architectural identity of buildings without imposing
overwhelming scale on adjacent uses.
Went back to more of the original text.B, C, and D C-2.3.2.5.
S 3.4A
For flat roofs, incorporate primary and secondary roof
elements including but not limited to: multiple material
types along parapets, multiple parapet elevations with at
least 1-foot change in elevation, or modulation of at least
2-feet in the parapet, such as along entryway overhangs.
Qualifying elements must exist for at least 20% the length
of applicable façades. May also incorporate secondary
roofs types, such as hip roofs along overhangs.
●●●B-
2.3.2.5.1.
Building designs should incorporate appropriate roof
forms with primary and secondary roof elements that
complement the building form and façade designs and
help reduce the appearance of building mass and scale.
Split into 2 parts, 1 of 2. Flat roofs. Break this up into
several pieces and better define intent with examples.B, C, and D B-2.3.2.5.1.
S 3.4B
For sloped roofs, incorporate at least two of any one roof
element, including but not limited to: valleys, ridges, or
gables. Qualifying elements in total must exist for at least
20% of applicable façade roof area and be visible from the
same façade elevation. May also incorporate other roof
styles, such as parapet walls over entryway features.
●●●
Split into 2 parts, 2 of 2. Sloped roofs. Comment that
complex roofs don't necessarily look more interesting.
That's totally true, but this only requires 2 of 1 element.
Slight revision to make clearer that its not do two of all.
Design exception is always an option if they can show
how a single visible ridge with one flat slope, would be
interesting with overall building design. Meant to
protect the bare minimum.
B-2.3.2.5.1.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)6 of 11
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S 3.4C
Provide variation in roof profile over façade modulation
and/or articulation over façade material/color transitions.
Options include, but are not limited to: varying parapet
heights; two or more roof planes; continuation of façade
modulation through roof lines, dormers; lookout;
overhang eaves; sloped roofs; or cornice work.
●●○B-
2.3.2.5.2.
Where appropriate, modulate and/or articulate roof
types, both flat and sloped, with roof elements, including,
but not limited to, parapets, dormers, overhangs, and
eaves, architectural detailing, and cornice work.
Exists in B,C, and D. Left 11-3A-19A for residential C-2.3.2.5.2.
I 4.00
Promote integrated architectural elements and details as
components of cohesive building designs that enhance
the visual interest of building façades, support activity at
and/or near ground level, and provide pedestrian scale.
●●●B-2.4.1.1.
To integrate architectural elements and details as
components of cohesive building designs that enhance
the visual interest of building façades, support urban
activity at and/or near ground level, and provide human
and pedestrian scale.
B, C, and D similar. Merge C-2.4.1.1.
G 4.10
Use proportional architectural elements and detailing to
articulate façades, and contribute to an aesthetic building
character with a high level of pedestrian design. Applies to
façades: in development along public roadways, visible
from residential development, adjacent to public spaces,
facing public entries of adjacent buildings.
●●●B-2.4.2.1.
Use architectural elements and detailing, including, but
not limited to, fenestration patterns, awnings, canopies,
balconies, arcades, atriums, porticos, colonnades, entries,
materials, and decorative or ornamental detailing, to
articulate façades, and contribute to an aesthetic building
character.
Similar to C-2.4.2.1. and D. Merged C-2.4.2.1.
G 4.11
Design and articulate architectural elements using
proportions, divisions, detailing, materials, textures, and
colors and appropriately integrate these elements into the
building design. Applies to façades: in development along
public roadways, visible from residential development,
adjacent to public spaces, facing public entries of adjacent
buildings.
●●●B-
2.4.2.1.1.
Design and articulate architectural elements using
proportions, divisions, detailing, materials, textures, and
colors and appropriately integrate these elements into the
building design.
Similar to and functionally exists in all. This wording is
better.C-2.4.2.1.1.
S 4.1A
Provide at least three detailing elements that transition
façade material changes or integrate pedestrian scale
elements, such as doorways, windows, or material
banding, at the base of the building. Examples include but
are not limited to: cornice work around primary entries,
decorative caps on brick or stone banding, architectural
canopies over entries, or decorative lintels above the first
floor windows.
●●○B-
2.4.2.1.2.
Provide architectural elements and detailing that
emphasize human scale throughout the building design.
Pedestrian scale that uses a high level of design and
detailing is required at ground level adjacent to roadways
and public spaces.
Functionally same in all except E. Merge C-2.4.2.1.2.
S 4.1B
Provide building overhangs or other projections such as
canopies which articulate the building façade and provide
temporary relief from inclement weather. At a minimum,
an overhang or projection is required within 20-feet of all
public entryways, must be at least 3-feet in depth from
the point of entry, and be least 6-feet in length. Entryways
with vestibules or other permanent enclosed transition
space are exempt.
●●●B-
2.4.2.1.3.
Incorporate building overhangs or other similar features,
such as canopies and awnings, which offer temporary
relief from inclement weather along portions of façades
that adjoin pedestrian environments. Projections into
right-of-ways should comply with the standards in the
UDC.
This is in part, an existing UDC requirement as well: 11-
3A-19-4. Trying to blend that with the original Design
Manual guideline, to serve both an aesthetic and
functional purpose, and also be measureable. Each
should have, not just within 20-feet though…(current
code)
Reference to UDC applies to everything…? Merge C-2.4.2.1.3.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)7 of 11
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S 4.1C
Provide details that emphasize focal elements such as
public entries, building corners, or public spaces. Examples
include but are not limited to: columns, quoin or
rustication, canopies over entries, lintels, transom
windows, or modulation of the roof plane. At least one
focal element is required and must be accented with a
unique combination of color, texture, materials, or
modulation in the wall or roof plane.
●●○B-
2.4.2.1.4.
Integrate strategically located elements as focal points in
building designs at entries, building corners, or at other
visually prominent locations. Focal elements should be
proportional to the building scale and emphasize building
corners, entries, adjacent public spaces, or other such
features to enhance urban and pedestrian environments.
Some of this is covered elsewhere, and worded better.
Changed to reflect C/D. E is similar, but lighter on text.
Merge
G 4.20
Building designs must not create blank wall segments
when visible from a public street or public spaces.
Consider the treatment at the base, middle, and top of
the façade.
●●●B-2.4.2.2.
Use architectural elements and detailing in combination
with color palettes, textural changes, and material
combinations to mitigate the stark appearance of blank
walls. Building designs should not create blank wall
segments along roadways or adjacent to public space.
Landscaping techniques may also be considered.
Too specific for a goal. See standard below.
Merged ideas from all categories, including residential.
This seems appropriate and allows for options that are
not just windows.
S 4.2A
Use any combination of standards from Building Form,
Architectural Elements, or Material sections to provide
pattern, color, or material variation on all wall segments.
Must not exceed 30-feet horizontally or vertically without
building variation.
●●●11-3A-
19A.1d
Pattern Variations: Architectural building design shall not
create blank wall segments along public streets and/or
adjacent public spaces. Architectural elements, including,
but not limited to, windows, awnings and arcades, shall
have color, texture and/or materials to mitigate blank
walls.
Revised with goal above.
G 4.30
Organize building service equipment, including, but not
limited to, utility, service, and mechanical, away from
building entries, roadways, public spaces, and, where
appropriate, from adjacent buildings.
●●●B-2.4.2.3.
Organize and locate building service equipment, including,
but not limited to, mechanical units, flutes, and vents,
away from building entries, roadways, public spaces, and,
where appropriate, from adjacent buildings.
Just a goal. The specific standards are more towards
screening regardless of where (per UDC)Functionally identical to C and D.C-2.4.2.3.
S 4.3A
Use and integrate standards from the Architectural
Standards Manual to screen and conceal service and
mechanical equipment. Landscaping meeting the same
intent may also be considered for utility meters and
connections.
●●●B-
2.4.2.3.1.
Use integrated architectural elements to provide
adequate screening and appropriately conceal service
equipment and areas.
Combined with B-2.4.2.3.4. Original exists in B, C, and D.
S 4.3B All ground level mechanical equipment must be screened
to the height of the unit as viewed from the property line.●●●B-
2.4.2.3.2.
Screen service equipment at ground level from pedestrian
and vehicular view to a minimum height of the equipment
on all sides and integrated with the building design and
site layout.
Functionally same as C-2.4.2.3.2. Exists in B, C, and D.
S 4.3C
All rooftop mechanical equipment shall be screened as
viewed from the farthest edge of the adjoining right of
way.
●●●B-
2.4.2.3.3.
Screen service and building equipment that is attached or
on top of structures from public view. Use pedestrian lines
of sight from the farthest edge of adjoining right-of-way
to determine the height and effectiveness of screening.
Functionally same as C-2.4.2.3.3.. Exists in B, C, and D.
I 5.00
Use quality materials and colors that promote aesthetic
building designs and contribute to the development of a
timeless community character.
●●●B-2.5.1.1.
To encourage the use of quality materials that promote
aesthetic building designs and appropriate contributions
to the development of a timeless urban character.
Similar all but residential. Merge C-2.5.1.1.
G 5.10
Use complementary material combinations that
contribute to a cohesive building design. Use materials
from the following basic groups: wood, masonry,
concrete, stucco, metal, and glazing.
●●●B-2.5.2.2.
Use complementary material combinations that
contribute to a cohesive building design. Use materials
from the following basic groups: wood, masonry,
concrete, metal, and glazing.
Exists in all categories.C-2.5.2.2.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)8 of 11
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S 5.1A
For buildings with façades that face multiple public
roadways and/or public spaces, use consistent material
combinations, material quality, and architectural
detailing.
●●●B-2.5.2.1.
Buildings with façades that face multiple roadways and/or
public spaces should use consistent material
combinations, quality, and detailing to unify the building
design.
I don't understand this. Is this referring to different
buildings looking similar? Exists in all categories.C-2.5.2.1.
S 5.1B
For all façade elevations visible from public roads, public
spaces, primary entrance(s) of an adjacent building, and
facing residential districts, use at least two distinct field
materials, colors, or material-color combinations on the
building façade (see also Material definitions).
●●○B-
2.5.2.2.4.
Create interest and variety in façade design to establish
attractive architectural character and pedestrian scale. Split into 2 parts, 1 of 2. One industrial and one not.Functionally same in all but residential, only difference is
ped vs. human scale.C-2.5.2.2.4.
S 5.1C
For all façade elevations in industrial districts along
arterial and collector roads or facing public spaces, use at
least two distinct field materials, colors, or material-color
combinations on the building façade (see also Material
definitions).
○○●
Split into 2 parts, 2 of 2. Split from 5.1B, which no longer
applies to industrial. This one applies to industrial only.
Unlike 5.1B, this is only for façades along roadways, and
not necessarily visible from (e.g. - interior buildings).
Landscape buffers, screening of storage areas, and other
"site" requirements per UDC would still be required.
B-2.5.2.2.4.
S 5.1D
For façade elevations visible from public roadways and
along primary building entryways, incorporate an accent
material on the first story.
●●●B-
2.5.2.2.1.
Select a combination that emphasize a finished
composition and enhance human scale for lower stories
and pedestrian scale at ground level.
Exists in all categories but residential C-2.5.2.2.1.
S 5.1E
Distinguish field materials from accent materials through
pattern, texture, or additional detail visible from edge of
nearest roadway. Alternate masonry or material courses
with relief from primary plane may count towards this.
●●●B-
2.5.2.2.5.
Provide pattern, texture, and detail in the building design
and distinguish field materials from accent materials.Exists in all categories. Residential has some extra detail C-2.5.2.2.5.
S 5.1F
Where materials transition or terminate, provide detailing
to express the natural appearance of the material. For
example, wrap stone or stone-like products around visible
corners to convey the appearance of mass, and not as a
thin veneer.
●●●B-2.5.2.3.
Where materials transition or terminate, provide detailing
to express the natural appearance of the material. (For
example, stone or stone-like products should convey the
appearance of mass and should not appear as a thin
veneer.)
Functionally same in all categories C-2.5.2.3.
S 5.1G
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.
●●●B-
2.5.2.2.3.
Use well-detailed, proportioned, and durable materials
that will weather and age gracefully, adding to the
architectural character over time. Avoid non-durable
materials that deteriorate quickly and require frequent
maintenance or replacement.
Some of this really should be implied? Addressed in all
categories C-2.5.2.2.3.
S 5.1H
The use of vinyl and ordinary smooth face block,
unfinished, colored, or painted, are prohibited as a field
materials for building façades along public roadways,
adjacent to public spaces, and when visible from
residential neighborhoods. Smooth face block may be
used as an accent material.
●●●B-
2.5.2.2.2.
Concrete masonry that provides texture, interest, and
detail may be appropriate for building designs; however,
the use of ordinary, smooth face block, unfinished,
colored or painted, is not an acceptable finish material for
building façades along roadways, adjacent to public
spaces, and residential areas.
Split into 3 parts to make better allowances, especially
for Industrial considerations. Keep in mind that UDC
currently disallows.
Already said concrete is allowed - this just needs to
disallow a specific type. Colored is colored, doesn't matter
if its painted or integral. Exists in all categories but
residential
C-2.5.2.2.2.
S 5.1I
Untextured concrete panels and prefabricated steel
panels are prohibited as field materials for building
façades, except when used with a minimum of two other
qualifying field materials and meeting all other standard
fenestration and material requirements.
●●○11-3A-
19A.2c
Untextured concrete panels are prohibited as finish
and/or accent materials. (Ord. 09-1394, 3-3-2009, eff.
retroactive to 2-4-2009)
Split into 3 parts. From UDC (was previously integrated
into new standard).
Materials. What's the story with this? Why prohibit as
accent?C-2.5.2.2.2.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)9 of 11
Architectural Standards | Non-Residential
@ ID #Current Revision CD TND IND Original
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S 5.1J
In Industrial Districts, untextured concrete panels and
prefabricated steel panels are prohibited as facade field
materials facing arterial and collector roadways, or public
spaces, except when used with a minimum of two other
qualifying field materials and meeting standard
fenestration requirements. Concrete panels that do not
exceed three (3) SQFT without a patterned reveal or
modulation break may be considered textured.
○○●11-3A-
19A.2c
Split into 3 parts to make better allowances, especially
for Industrial considerations. Keep in mind that UDC
currently disallows. Allow use of these materials for
industrial, without other materials, when not located on
arterial/collector roadways. Upgraded materials on
façades facing roadways still need to transition though.
C-2.5.2.2.2.
G 5.20
Use colors that complement building materials and
support innovative and good design practices. Applies to
building façades visible from a public street, public spaces,
and pedestrian environments.
●●●B-2.5.2.4.Use colors that complement the use of building materials
and support innovative and good design practices.Functionally same in all categories C-2.5.2.4.
S 5.2A Use of subtle, neutral, or natural tones must be integrated
with at least one accent or field material.●●●B-
2.5.2.4.1.
The use of subtle, neutral, and natural tones for field
materials should complement accent colors and materials.
The use of deep earth tones or saturated colors to
distinguish building façades should enhance the building
design and be compatible with adjacent structures.
See material definitions. This isn't "reasonably"
measureable per say, but neither are some of the City's
lighting requirements. A 20% shift in L, A, or B on the
RGB/CIELAB color space can be defined. Peer review is
always an option if developer/planner disagree.
Functionally same in all categories C-2.5.2.4.1.
S 5.2B
Use of intensely saturated colors or fluorescence is
prohibited as a primary material. May be used as an
accent material.
●●●B-
2.5.2.4.2.
The use of intensely bright and fluorescent colors, as well
as the widespread use of saturated hues without
complementary colors, materials, and accents, is
discouraged.
See definitions. Saturated colors can be defined, as can
fluorescence (which absorb and then emits light). Hard
to know what original intent was with this, as
"complementary" for an obnoxious color, is another
obnoxious color. Term was used incorrectly.
Functionally same in all categories. "Complementary" in
the context of color does not mean compliment.
S 5.2C
Materials or colors with high reflectance, such as some
metals or reflective glazing, must not redirect light
towards roadways, public spaces, or adjacent uses in a
way which constitutes a public nuisance or safety hazard.
●●●B-
2.5.2.4.3.
Materials or colors with high reflectance, such as metal or
reflective glazing, should be reviewed and evaluated with
the Planning staff to minimize glare on roadways, public
spaces, and adjacent uses and to determine
appropriateness.
Not super measureable, but the intent is only to prohibit
a safety hazard and to not blind kids on the playground.
Architect and/or engineer is acknowledging it does not
(or verify with a lighting specialist/product
manufacturer), by checking this.
Functionally same in all categories. This makes it sound
like planning staff are the design professionals, which is
not the case. Staffs confirm compliance, not design.
C-2.5.2.4.3.
G 5.30
Integrate roll-up doors, will call doors, drive through
doors, and loading docks into the building design, and
locate them in a manner which does not create
pedestrian, drive aisle, or roadway conflicts. Applies to
façades along arterial and collector roadways, and façades
facing public spaces.
●●●This is entirely new. Discuss with Council.
S 5.3A
For commercial and traditional neighborhood districts, roll-
up and drive through doors are allowed when integrated
into the building design, but will call doors with roll ups
and loading docks are prohibited. Consider material
variation and transitions, modulation, and other
architectural features and standards for the design.
●●○This is entirely new. Discuss with Council.
S 5.3B
For industrial district properties, will call and roll-up doors
are allowed when integrated into the building design, but
loading docks are prohibited. Consider material variation,
transitions, modulation, and other architectural features
and standards for the design.
○○●This is entirely new. Discuss with Council.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)10 of 11
Architectural Standards | Non-Residential
@ ID #Current Revision CD TND IND Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
I 6.00
Integrate signs and architectural lighting as cohesive
elements of building designs that contribute to the
atmosphere of the built environments and enhance
safety.
●●●B-2.6.2.1.
To encourage the use of signs and architectural lighting as
integrated elements of building designs that contribute to
the atmosphere of urban environments and enhance the
pedestrian experience.
Exists in all categories but residential C2.6.2.1.
G 6.10
Use lighting on building exteriors to promote safe
pedestrian environments along roadways, at
intersections, and in public spaces.
●●●B-2.6.3.1.
Where appropriate, use lighting on building exteriors to
promote safe pedestrian environments along roadways,
at intersections, and in public spaces.
Exists in all categories but residential C-2.6.3.1.
S 6.1A
Lighting fixture spacing and height along streetscapes and
roadways must be placed to avoid conflicts with tree
plantings.
●●●B-
2.6.3.1.1.
Coordinate lighting fixture spacing and height along
streetscapes and roadways to avoid conflicts with tree
plantings.
Exists in all categories but residential C-2.6.3.1.1.
S 6.1B Use energy-efficient architectural lighting.●●●B-
2.6.3.1.2.
The use of architectural lighting is encouraged to be
energy-efficient and easily maintained, in addition to
providing attractive qualities to building character and
public spaces.
Note: Meridian's historical lighting is not available with
glass in energy efficient varieties. Not necessarily a
building quality or form item, either
Exists in all categories but residential C-2.6.3.1.2.
S 6.1C
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 predominate
architectural features.
●●●B-
2.6.3.1.3.
Lighting fixtures used on building exteriors should be
integrated with building design and coordinate with
architectural elements and building entries.
Exists in all categories but residential C-2.6.3.1.3.
G 6.20
Signs should be integrated with architectural features and
complement the building design and materials. Relate the
size, shape, materials, details, and illumination to a
pedestrian scale in mixed-use environments. See City of
Meridian Unified Development Code for other sign
requirements.
○●○B-2.6.3.2.
Signs in urban environments are typically attached to
building façades as buildings are brought up close to
roadways and public spaces. Therefore, signs should
complement building designs and be integral with
architectural elements and materials.
The City of Meridian Unified Development Code
regulates all of the important sign types, sizes, and other
requirements. This is just some extra stuff from the
original Design Manual, relating to the look and feel
aesthetics.
Why is this written like an argument in a debate? Similar
to C and D, without the debate. Merged.C-2.6.3.2.
S 6.2A Within traditional neighborhood districts, integrate
hanging or projecting signs in pedestrian oriented areas.○●○B-
2.6.3.2.1.
Provide signs to identify individual storefronts, buildings
and uses along roadways, and pedestrian walkways. Avoid
large, single signs with multiple tenants.
Signs stay or go to UDC? Some of these are much more
specific than UDC, and very much part of the "building"
design. Not much in Comp Plan. Change to reflect all
categories and be generic if kept. Similar to B, C, and D.
Merged
C-2.6.3.2.1.
S 6.2B
Use signs that are proportional to the mounted and visible
building façade plane. Provide modulation, material
variations, or integrate architectural features to
accentuate and frame signs that are not hanging or
projecting.
○●○B-
2.6.3.2.3.
Use appropriately scaled signs that are compatible with
the architectural character and design of the building.
Merged several. Removed logo as addressed in other
item.C-2.6.3.2.3.
S 6.2C
Use sign types such as, wall, window, door, awning,
hanging, and projecting, to enhance urban character. Non-
portable freestanding, box, and pole signs are not
allowed.
○●○B-
2.6.3.2.4.
Use sign types, such as, wall, window, awning, projecting,
under canopy, door and parapet, to enhance urban
character. Avoid freestanding, box, and pole signs.
UDC should cover this by zoning?
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: CD=Commercial, TND=Traditional, IND=Industrial | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)11 of 11
Design Manual | Removed Guidelines
Original DM
Code UDC #Original Design Guideline or UDC Code Sect Category Sub-sect Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
B-1.1 Coherent Plan Urban SC CP Just a heading that will exist where appropriate
B-1.1.2.1.To encourage the creation, enhancement, and evolution of compatible urban and mixed-use
developments that promote functional, integrated, and attractive built environments.Urban SC CP
B-1.1.3.1.Development should contribute to the anticipated urban form and character and enhance the
existing urban environment as appropriate.Urban SC CP
B-1.1.3.1.1.
Emphasize a compatible mix of uses, including retail, commercial, office, residential, civic, cultural,
and educational, that support functional, attractive, and livable urban neighborhoods, districts and
activity centers.
Urban SC CP UDC does not require mixed use. Comp Plan addresses.
B-1.1.3.1.2.
Relate proposed development, including land uses and activities, to adjacent and surrounding uses
and public spaces as appropriate to maintain compatibility and establish the continuity of the
planned urban form and character.
Urban SC CP
B-1.1.3.2.Anticipate the addition of future transit systems to the transportation network and plan for the
integration of appropriate transit facilities and infrastructure. Urban SC CP Allowed to count as an amenity in UDC 11-3C-3C.
B-1.1.3.2.1.Coordinate routes, placement of facilities, and infrastructure improvements with the appropriate
transportation authorities and any adopted or accepted long-range plans.Urban SC CP Exists in all sections. Referenced in UDC 11-6A-7G.4 C-1.1.3.2.1.
B-1.1.3.3.
Appropriately address the critical issues of site layout that influence urban development character,
including, but not limited to, street networks and patterns, block configurations, vehicular access,
pedestrian connectivity, building orientation and site layout, parking, and public spaces.
Urban SC CP
B-1.2 Street Networks Urban SC SN Just a heading that will exist where appropriate
B-1.2.2.1.To establish a foundational framework, with suitable urban street patterns, that encourages the
development of functional, attractive, and integrated urban environments.Urban SC SN Need reduced buffers in urban core. Some conflicts in UDC.
B-1.2.3.1.Use an appropriate urban development pattern, such as a grid, grid and squares, radial, web or
other combination of geometric forms, as a framework for street networks and block configurations.Urban SC SN Urban circulation system is already defined (TMISAP TOD), or already exists (downtown). Discussed
with TN-R and possibly PD.
B-1.2.3.1.1.Development proposals in the Downtown District and Old Town should extend the use of a grid
pattern.Urban SC SN Downtown Circulation system already exists. Merged with part of 1.2.3.3
B-1.2.3.2.11-3A-3 Create street networks using a hierarchy of roadway typologies and classifications consistent with
the highway district standards.Urban SC SN Addressed in master street map.
B-1.2.3.2.1.Use local, collector, and arterial roadways, as appropriate, to establish an interconnected street
network. Coordinate traffic movements and direction with the surrounding roadway pattern.Urban SC SN Addressed in master street map.
B-1.2.3.2.2.Where appropriate, preserve or create and use alleys as part of the street network. Alleys allow for
internal access to blocks and reduce the need for direct access off roadways. Urban SC SN We allow/encourage, but may need to modify standards.
B-1.2.3.3.Establish blocks that are compatible with the urban framework and street network. Where
appropriate, enhance or restore existing block configurations.Urban SC SN First sentence exists in 1.2.2.1, and second merged with 1.2.3.1.1. Addressed in master street map.
B-1.2.3.3.1.Blocks should generally be square, slightly elongated rectangles, or geometrically shaped (if the
urban development pattern used is other than a grid). Urban SC SN Not sure what this is saying. BP and JL agree.
B-1.2.3.3.2.Use block configurations that provide relative uniformity in size, spacing, shape, and orientation. Urban SC SN Not sure what this is saying. BP and JL agree.
B-1.2.3.3.3.11-2D-6
Generally, blocks should not exceed a length greater than 500 feet along any side; however, greater
block lengths may be appropriate on a case-by-case basis after considering the need or purpose of
the increased length.
Urban SC SN UDC is less restrictive overall, but for TN-R (more urban standards), similar.
B-1.3 Access and Connectivity Urban SC AC Just a heading that will exist where appropriate
B-1.3.2.1.
To promote connectivity and accommodate various modes of transportation by establishing
contiguous pedestrian environments, integrating accessible transit, and linking urban and public
spaces.
Urban SC AC Should be addressed in Comp Plan for encouraging integration (not UDC b/w required).
B-1.3.2.2.11-3A-19 To mitigate the physical and visual impacts that vehicular accomodations have on the urban form
and character, particularly along roadways.Urban SC AC
B-1.3.3.1.11-6C-3F, 11-3A-3Limit direct vehicular access off major roadways to maintain the continuity of pedestrian
environments, streetscapes, and the urban character. Urban SC AC
B-1.3.3.1.1.11-3A-3 Where appropriate, use alleys to provide vehicular access to blocks, sites, and buildings.Urban SC AC
I can see this being handled through UDC or here. Building placement and access for infill. Alleys are
kind of ignored for primary access - need a stronger arm to prohibit streets like Pine/Main being
used for driveways
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B-1.3.3.1.2.11-3A-3 The preferred options to provide access are alleys and local roadways. Access from arterial and
collector roadways is discouraged.Urban SC AC Merged unique part with 1.3.3.1
B-1.3.3.1.3.11-3A-3
Coordinate access points with adjacent sites and uses to limit interruptions along roadways,
streetscapes, and pedestrian environments. Individual building and site access points are
discouraged.
Urban SC AC This is something that often happens on the architects level I think (could be UDC or DM) . Need a
site and grading plan to prevent x-access issues.
B-1.3.3.2.Provide pedestrian connections that establish contiguous pedestrian networks throughout the urban
environment.Urban SC AC Sub action item is same thing but more specific
B-1.3.3.2.1.11-3A-19 Use sidewalks, mid-block passages, on-site pedestrian circulation, alleyways and multiuse corridors
to link adjacent uses, including blocks, buildings, public spaces, and parking facilities.Urban SC AC
Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4. We require
pathway but might want to add language about sidewalk stubs. Only really addressed for parking
lots.
B-1.3.3.2.2.11-3A-19 Where appropriate, multiple pedestrian routes should converge on significant urban places, such as
transit facilities, parks, plazas, civic buildings, and other public spaces.Urban SC AC
Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4. We require
pathway but might want to add language about sidewalk stubs. Only really addressed for parking
lots.
B-1.3.3.3.Plan for access and connectivity to future transit facilities, including, but not limited to, pullouts,
stops, and shelters. Urban SC AC Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4. Subdivision
review can be required with annexation and is considered an amenity in UDC 11-3G.
B-1.3.3.3.1.Coordinate with the appropriate agencies and organizations to ensure the successful integration of
transit facilities and infrastructure as integrated elements of the urban environment. Urban SC AC Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4.
B-1.3.3.3.2.11-3A-19 Provide adequate pedestrian connections from adjacent public spaces that allow convenient, direct
access to transit facilities.Urban SC AC
Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4. Similar in B, C,
and D. Revisions is substantial but taken from C/D and seems to apply to urban. We require pathway
but might want to add language about sidewalk stubs.
C-1.2.3.4.2.
B-1.4 Orientation and Layout Urban SC OL Just a heading that will exist where appropriate
B-1.4.1.1
To ensure that site organization, including, but not limited to, the placement and orientation of
buildings, structures, and public spaces, as well as the location and layout of service and parking
areas, contributes to the establishment of an appropriate urban form and character.
Urban SC OL Similar exists in all. Core? Purpose statement. Update through other UDC changes.C-1.3.1.1.
B-1.4.2.1.Locate buildings to establish an appropriate urban form that enhances the character and
attractiveness of the building and surrounding uses.Urban SC OL Similar exists in all. Core? Revisions from other section text.C-1.3.2.1.
B-1.4.2.1.1.
Place building façades at or close to the build-to-lines (property lines and/or setbacks as appropriate
in the zoning district and/or streetscape standards) to provide street walls as elements of the urban
form.
Urban SC OL Downtown/mixed use urban specific. Site / master plans (just UDC) don't do this necessarily. Perfect
example is Primary Health in Grammercy. Not what was intended…at all.
B-1.4.2.1.2.Orient building façades toward roadways and public spaces to enclose and delineate pedestrian
environments and streetscapes. Urban SC OL Downtown/mixed use urban specific. Mostly about specific site/building design, but has
implications linked with master plan/larger phased developments.
B-1.4.2.1.3.Where appropriate, extend building façades to interior lot lines (and rear setbacks on alleys) to
establish a continuous street wall along block lengths. Urban SC OL TOD / Downtown. Does UDC address specifically (O-T)?
B-1.4.2.1.4.Use buildings that incorporate articulated façades and architectural elements or integrated public
spaces to anchor block corners at intersections.Urban SC OL Functionally same in all sections. Nothing wrong with allowing integrated public spaces for other
sections (the different part from C, D, and E)C-1.3.2.1.4.
B-1.4.2.2.11-3A-19
Primary building entries for ground level and upper story uses should be oriented to provide access
from adjacent roadways and public spaces. Secondary and alternative entries may access buildings
and uses from parking areas, parking structures, and other areas with available access to the public.
Urban SC OL Mostly about specific site/building design, but has implications linked with master plan/larger
phased developments.
B-1.4.2.3.
Strategically locate public and urban spaces to encourage pedestrian activity, enhance the
attractiveness of the community, and create landmarks that add character and identity to urban
environments.
Urban SC OL Unclear where this fits. Very much part of specific site/building design for urban, but maybe less for
suburban
B-1.4.2.3.1.
Integrate public spaces with street patterns, block configurations, and building placements to
establish a network of various urban amenities, including gathering places, open spaces, and
streetscapes.
Urban SC OL Very much part of specific site/building design for urban. Significantly revised to make architectural
guidelines appropriate.
B-1.4.2.3.2.Frame urban and public spaces with building façades, enhanced streetscapes, or other appropriate
enhancements that create a sense of enclosure and delineate space for the intended activities.Urban SC OL Merged with 1.4.2.3.1 and revised for architectural guidelines.
B-1.4.2.3.3.
Building façades designed to accommodate courtyards, outdoor seating or dining areas, and other
such spaces should coordinate with the streetscape and minimize the setback beyond the build-to-
lines to maintain the continuity of the street wall and urban form.
Urban SC OL Shortened to work with 1.4.2.3.1 for move to architectural guidelines.
B-1.4.2.3.4.
Where appropriate, incorporate public space to anchor prominent intersections and street
terminuses. Use squares, parks, common greens, plazas, or other suitable urban spaces that serve as
destinations within the urban environment.
Urban SC OL Significant revision to support previous guidelines and move to architectural guidelines
B-1.4.2.4.Place transit facilities adjacent to or near public spaces and/or prominent buildings as integrated
urban elements. Urban SC OL This seems excessive and well covered already
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B-1.4.2.5.Parking areas within urban environments should not detract from establishing an appropriate urban
form and character.Urban SC OL This should be DM I think. It's all integrated for urban stuff.
B-1.4.2.5.1.11-3A-19 Place parking primarily behind or to the side of buildings and public spaces and away from block
corners and major roadways. Urban SC OL TOD / Downtown
B-1.4.2.5.2.
Use a parking strategy that includes one or a combination of the following: structured parking, on-
street parking, integrated small parking areas, and/or shared parking as an alternative to general
surface parking.
Urban SC OL I think this often changes when a building is actually designed. You know, come in with a larger or
smaller user?
B-1.4.2.5.3.Where appropriate and consistent with roadway typologies and classifications, provide on-street
parking integrated with adjacent streetscape.Urban SC OL Onstreet parking could be with infill…but I think that's probably unlikely in terms our outside
TMISAP/Downtown.
B-1.4.2.5.4.Orient parking structures to reserve the area of the ground floor adjacent to roadways for tenant
spaces with active uses, such as retail or office. Urban SC OL TOD / Downtown. I don't think this is Comp Plan - very specific and defineable.
B-1.4.2.6.11-3A-19 Site services, building utilities, and mechanical equipment should not detract from the attractiveness
of the urban environment and should be located to minimize impacts on adjacent uses. Urban SC OL Merged ideas in B, C, D, and E. See utilty coord spreadsheet for thought behind. Some of this is
considered with site plans, but finalized and often varies with actual construction.C-1.3.2.6.
B-1.4.2.6.1.Place service areas and utilities behind buildings and provide access from internal parking areas
and/or alleys.Urban SC OL Merged ideas in B, C, D, and E. See utilty coord spreadsheet for thought behind. Some of this is
considered with site plans, but finalized and often varies with actual construction.
B-1.4.2.6.2.11-3C-8 Where possible, avoid placing service areas adjacent to roadways, public spaces, or in locations that
inhibit pedestrian and vehicle circulation. Urban SC OL Merged ideas in B, C, D, and E. See utilty coord spreadsheet for thought behind. Some of this is
considered with site plans, but finalized and often varies with actual construction.
B-1.4.2.6.3.Place utility lines underground and away from planting zones whenever possible.Urban SC OL Merged ideas in B, C, D, and E. See utilty coord spreadsheet for thought behind.
B-1.4.2.7.Where possible, coordinate the placement of public spaces, parking, buildings, pedestrian
environments, and/or site services with adjacent properties to encourage integrated developments.Urban SC OL B, C, and D all similar. UDC?
B-1.5 Parking Urban SC PK Just a heading that will exist where appropriate
B-1.5.2.1 11-3C
To incorporate parking as an integrated element of the urban environments and address issues, such
as appropriate location for parking, size of parking areas, paving materials, landscaping, and
screening, that influence the physical and visual characteristics of parking areas.
Urban SC PK Similar in B, C, and D. Merged ideas. This is noted through review as being limited in urban context.C-1.4.2.1.
B-1.5.3.1.11-3C Design surface parking as an integrated and attractive element of the urban environment that
promotes pedestrian comfort and safety.Urban SC PK
B-1.5.3.1.1.11-3C Divide surface parking into smaller, separated modules, and arrange parking to minimize large
paving areas. Use pedestrian circulation, landscaping, and/or public space to separate parking areas.Urban SC PK B, C, and D all functionally the same. Merged C-1.4.3.2.1.
B-1.5.3.1.2.Coordinate vehicular and pedestrian circulation patterns that clearly delineate parking stalls and
vehicle travel lanes from pedestrian walkways and adjoining public spaces, including roadways. Urban SC PK This is noted through review as being limited in urban context (not just big lots).
B-1.5.3.1.3.11-3C Use trees, landscaping, hardscapes, and architectural elements to provide shade, create interest and
human scale for pedestrians, and add aesthetic qualities to parking areas.Urban SC PK First occurrence of this. Keep.C-1.4.3.2.4.
B-1.5.3.1.4.11-3C
Shade pedestrian walkways and parking, including stalls and drive aisles, with the appropriate type
and class of trees, and arrange tree plantings in configurations that will provide shade for at least 50
percent of parking surfaces at mature growth.
Urban SC PK Original is far too stringent. Revised to be generic guideline as a good practice. Does not need to be
correlated with UDC.C-1.4.3.2.5.
B-1.5.3.1.5.Integrate appropriately scaled and distributed lighting to provide a safe and comfortable
environment for vehicular and pedestrian use.Urban SC PK Really seems like this should be required or left alone.
B-1.5.3.1.6.
Screen parking adjacent to public spaces, roadways, and pedestrian walkways with landscaped
buffers, low walls, architectural elements, or a combination that provides continuous screening at a
height of 3 feet. Additional elements above 3 feet should provide 70 percent transparency.
Urban SC PK May incorporate in the UDC parking standards. 3-foot shrubs is easy. What's the intent here? How
can "special" entryway corridors just be poorly maintained turf (e.g. - Lowes on Eagle)D-1.4.3.2.7.
B-1.5.3.2.
Design parking areas, or portions thereof, to accommodate other uses, such as markets, plazas, and
other pedestrian-oriented gathering spaces, that temporarily shift focus away from vehicle use and
promote pedestrian activity.
Urban SC PK First occurrence of this.D-1.4.3.4.
B-1.5.3.2.1.Where possible, place parking areas designed to accommodate other uses adjacent to public and
urban spaces, and organize the parking area as an extension of the public or urban space. Urban SC PK
B-1.5.3.2.2.
Combine architectural elements, paving materials, landscaping, plantings, and/or other features to
enhance multiuse parking areas and maintain identifiable circulation patterns that delineate vehicle
use and parking.
Urban SC PK
B-1.5.3.3.Parking structures should be compatible with adjacent and nearby uses. Use the urban architectural
guidelines to design parking structure façades to appear as building façades.Urban SC PK
This relates to B-2.3.2.1.3. I think this is a better link and the other is duplicative given requirements
listed FOR building facades. ~~***Does UDC speak to parking structures as something that requires
DR?***~~
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B-1.5.3.3.1.Coordinate the location and design of vehicular ingress/egress to maintain safe visibility for adjacent
pedestrian and roadway circulation. Urban SC PK Parking structures should probably require DR
B-1.5.3.3.2.Locate parking level ramps internally away from roadways to avoid the structural expression of
diagonal elements on exterior façades.Urban SC PK Parking structures should probably require DR
B-1.5.3.3.3.
Use solid panels or other architectural elements to screen vehicles and parking levels from public
view. Vehicles parked along the perimeter of parking levels should use pedestrian lines of sight from
the farthest edge of the adjoining right-of-way to determine the height and effectiveness of
screening.
Urban SC PK Parking structures should probably require DR
B-1.5.3.4.Design and arrange on-street parking to produce a traffic calming effect adjacent to pedestrian
environments and streetscapes.Urban SC PK What sort of onstreet parking doesn't do this inherently (for good or bad)?
B-1.5.3.4.1.Coordinate the location, orientation, and design of on-street parking with traffic patterns, cycling
lanes, transit facilities, streetscapes, pedestrian environments, and public spaces.Urban SC PK Like ACHD would allow them to conflict with traffic patterns?
B-1.5.3.4.2.Integrate traffic calming strategies and techniques, such as landscape islands, bulb-outs, and
detailed crosswalks, to increase safety and enhance the urban character along roadways. Urban SC PK In urban, this seems like its design manual not UDC C-1.4.3.3.3.
B-1.6 Public and Open Space Urban SC PO Just a heading that will exist where appropriate
B-1.6.2.1.To provide a variety of attractive, usable, and integrated public spaces that encourage pedestrian
activity and enhance the character of urban environments.Urban SC PO Doesn't really say anything. Sub items all merged into other sections
B-1.6.3.1.Design public urban spaces as destinations within urban environments that provide places for
recreation, social gathering, and other pedestrian activities. Urban SC PO TOD / Downtown? Need better drive from Comp Plan C-1.5.3.1
B-1.6.3.1.1.Provide public urban spaces of appropriate types and sizes that are proportional to the use and
intensity of proposed developments.Urban SC PO
B-1.6.3.1.2.
Public and open spaces are not required to be located at ground level, but developments that
incorporate open space above ground level that is not accessible to the public should contribute to
or establish public or open space elsewhere on-site or nearby.
Urban SC PO I can't see when this would possibly come into play in Meridian? Revised to maybe be a little more
useful. Might just be a delete
B-1.6.3.1.3.
Clearly delineate the edges of public urban spaces from other urban elements. Use building façades,
materials, architectural features, landscaping, or other appropriate means to define the edges of the
space.
Urban SC PO Examples are overly broad. Any façade or landscaping is a "material"D-1.5.3.1.3
B-1.6.3.1.4.
Where possible, place public and open spaces adjacent or in close proximity to transit facilities,
building entries, roadways, pedestrian walkways, and other public spaces to establish an
interconnected system of urban spaces.
Urban SC PO C-1.5.3.1.3.
B-1.6.3.1.5.Where appropriate, use public and open spaces as transitions between land uses to promote
community connectivity and compatibility among land uses.Urban SC PO Similar in B, C, and D C-1.5.3.1.3.
B-1.6.3.2.
Incorporate pedestrian-oriented amenities that promote various active and passive uses within
public and open spaces. Pedestrian amenities include, but not are not limited to, furnishings,
hardscapes, landscaping, artwork, lighting, water features, and decorative details.
Urban SC PO B, C, D, and E all similar. Doesn't seem like a UDC thing, but if this stays in the "site" category of
things, we lose the ability to require for downtown?
B-1.6.3.2.1.Use decorative pavers or other materials suitable for hardscapes that endure well and add texture,
color, pattern, and decoration to public spaces. Urban SC PO B, C, and D. Doesn't seem like a UDC thing, but if this stays in the "site" category of things, we lose
the ability to require for downtown?C-1.5.3.2.1.
B-1.6.3.2.2.Incorporate plantings, trees, and other plant materials to add vertical texture and variety to public
spaces; coordinate streetscapes to maintain a consistent look along roadways.Urban SC PO Similar in all categories (B, C, D, and E). Some differences. Do we have downtown appropriate
landscape guidelines, or is it all City Core Streetscape/Alternative Compliance?
B-1.6.3.2.3.
Provide adequate seating that reflects the nature of the intended activities. Use fixed seating, such
as benches, low walls, steps, and planter or fountain edges, and/or movable seating, like tables and
chairs.
Urban SC PO Similar in all categories (B, C, D, and E). Merge C-1.5.3.2.3.
B-1.6.3.2.4.Introduce public art as an integral part of the public realm. As appropriate, incorporate artwork as
an integrated component of the building design or as a feature or element of the public space.Urban SC PO B and C, D and E are very similar. Merge D-1.5.3.2.4.
B-1.6.3.2.5.Include decorative details and elements, such as banners, flags, signs, and planters, which visually
enhance the attractiveness and character of the space with additional layers of color and texture.Urban SC PO B, C, D, and E all identical. Merge C-1.5.3.2.5.
B-1.6.3.2.6.Where appropriate, provide adequate lighting with integrated pedestrian-scaled fixtures to support
the intended activities within public and open spaces. Urban SC PO "Adequate" would encompass and imply appropriate C-1.5.3.2.6.
B-1.6.3.3.11-3A-16 Public and open spaces should maintain pedestrian and user safety and provide secure
environments that avoid dead areas, hidden corners, dark areas, and unusable space.Urban SC PO Safety should not be optional? Kind of a given anyways. B, C, and D. UDC is limited D-1.5.3.3
B-1.7 Streetscape Urban SC SS Just a heading that will exist where appropriate. Specific to Urban
B-1.7.2.1.To promote an attractive urban street character that accomodates various pedestrian activities and
establishes a general level of consistency among urban roadways and urban environments.Urban SC SS Need a note that excludes residential from these? Otherwise they're applicable for all.
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B-1.7.3.1.
Integrate streetscape profiles along roadways and blocks to maintain the continuity of the urban
environment. Use streetscape profiles consisting of the following three zones: the landscape and
furnishing zone, the pedestrian mobility zone, and the frontage zone.
Urban SC SS Not consistent with title 8 language (intent is downtown). Revised to be generic and point
elsewhere. Need to reference DMSP (cleanup from old standards ).
B-1.7.3.1.1.
The landscape or furnishing zone is located along the curb and includes, but is not limited to, street
trees, seating, street and pedestrian lighting, kiosks, wayfinding signs, bicycle racks, trash
receptacles, transit shelters, and planters. This zone, along with on-street parking or cycling lanes,
where available, provides a buffer for pedestrians.
Urban SC SS For downtown, but UDC, guidelines and street plan address
B-1.7.3.1.2.
The pedestrian mobility zone is adjacent to the landscape zone. This zone provides unobstructed
passage for pedestrians. Encroachments that inhibit pedestrian movement, such as portable
business signs, product displays, and newspaper stands, are prohibited in this zone.
Urban SC SS For downtown, but UDC, guidelines and street plan address
B-1.7.3.1.3.
The frontage or commerce zone provides a buffer between the pedestrian mobility zone and
adjacent building façades. The intent of this zone is to provide flexibility to accommodate various
ground-floor uses and business activity fronting the roadway, such as seating, tables and chairs,
product displays, and advertisements.
Urban SC SS For downtown, but UDC, guidelines and street plan address
B-1.7.3.2.Depending on adjacent land uses and roadway typologies, the dimensions of streetscape profiles
and individual zones may vary to accommodate anticipated pedestrian activity.Urban SC SS For downtown, but UDC, guidelines and street plan address
B-1.7.3.2.1.A typical width for streetscapes is 20 feet (8-foot landscape zone, 8- to 10-foot pedestrian zone, and
a 2- to 4-foot frontage zone), unless otherwise specified for an urban area.Urban SC SS Not consistent with title 8 language (intent is downtown). Delete as ideas are merged in 1.7.3.1.
B-1.7.3.2.2.
The minimum width for streetscape profiles should not be less than 15 feet. Reduced widths for
individual zones require approval from appropriate City staff and should be based on severely
constrained conditions.
Urban SC SS Not consistent with title 8 language (intent is downtown). Delete as ideas are merged in 1.7.3.1
B-1.7.3.2.3.
Additional widths are optional and encouraged to accommodate higher pedestrian activity levels,
enhanced landscaping or additional trees, and larger commerce areas in front of retail and
commercial uses. Coordinate additional widths to achieve a balance among the three zones.
Urban SC SS For downtown, but guidelines and street plan address. Not current terminology.
B-1.7.3.3.
Integrate landscaping and streetscapes as appropriate to create an aesthetic urban character and
enhance pedestrian environments and public spaces. Use an organizational strategy for landscape
plantings to promote aesthetic compositions that enhance development character.
Urban SC SS I have no idea what the intent of this is. Second half is identical to B and C. Should separate?C-1.6.2.1.
B-1.7.3.3.1.Use formal planting arrangements, such as regular and linear intervals and geometric patterns, for
streetscapes, public spaces, parks, plazas and squares. Urban SC SS B, C, and D virtually identical.C-1.6.2.1.1.
B-1.7.3.3.2.Use informal planting arrangements, such as irregular intervals, random patterns and groupings, to
create additional interest and focal elements or provide a natural setting within public spaces. Urban SC SS Merged intent of B,C, and D. Should this exempt E? Doesn't seem like it should - residential require
landscape buffers still?C-1.6.2.1.2.
B-1.7.3.3.3.
Use appropriate classes of trees for urban environments and streetscapes. Consider height and
canopy diameter at mature growth for spacing and aesthetics as well as watering requirements,
maintenance, and soil conditions before selecting species.
Urban SC SS There's no reason this needs to be specific to urban. Merge. UDC trees need to be modified - City
should not preclude Class III trees in urban areas (ACHD can do that).C-1.6.2.2.1.
B-1.7.3.3.4.Provide clear branch heights of at least 8 feet above sidewalks and designated walkways and 14 feet
above roadways to promote pedestrian safety and avoid conflicts with vehicles.Urban SC SS This is important…but it’s a maintenance thing not design, for the most part. Don’t start with trees
big enough to do this day one, usually.
B-1.7.3.3.5.Use planting arrangements that feature seasonal plants, flowers, and ornamental trees to provide
accents and focal points.Urban SC SS This makes a huge impact, but it kind of seems like something we should not require. Especially with
streetscape standards set by Parks.
B-2.1 Cohesive Design Urban AC CD Just a heading that will exist where appropriate
B-2.1.2.1.To promote vertically integrated building designs that incorporate enduring architectural
characteristics to create and visually enhance an appropriate and timeless urban environment.Urban AC CD
B-2.1.3.3.2.Where appropriate, incorporate human and pedestrian scale as integral components of the building
design.Urban AC CD B, C, and D. E similar. Merge
B-2.1.3.4.Design vertically integrated structures that generally locate active uses at or near ground level
adjacent to roadways, pedestrian environments, and public spaces.Urban AC CD Kind of a given…? Not going to put stuff people want to walk to, on the 3rd floor.
B-2.1.3.5.Use building design and architecture to promote mixed-use and denser developments as
aesthetically pleasing elements of urban environments.Urban AC CD I don't know what this is saying, or that its anything that can be pointed to, to say do
B-2.2 Building Scale Urban AC BS Just a heading that will exist where appropriate
B-2.2.2.1.Proposed developments should provide appropriately scaled buildings compatible in height, mass,
and form with the anticipated character of the urban environment. Urban AC BS Objective shouldn’t try to provide details or examples that actions address C-2.2.2.1
B-2.2.2.1.1.Coordinate the placement, orientation, and design of buildings to mitigate and avoid the visual
appearance of buildings that present an overwhelming form, mass, and scale.Urban AC BS Revise to cover others C-2.2.2.1.1.
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B-2.2.2.1.3.
Use variation in building form, including, but not limited to, step-backs, similar roof forms, and
building height, to ensure adjacent building elements are compatible and/or transition to adjacent
uses.
Urban AC BS Similar in B, C, D, and E. Merged C-2.2.2.2.
B-2.2.2.3.2.Human scale is required at the ground or pedestrian level at building entries, along roadways, and
adjacent to public spaces. Urban AC BS Similar in B, C, and D. Terminology floats (human vs ped). Merged
B-2.3 Building Form Urban AC BF Just a heading that will exist where appropriate
B-2.3.2.1.1.
Building façades that face roadways, public spaces, and pedestrian environments should incorporate
façade modulations, including, but not limited to, appropriately proportioned projections, recesses,
and step-backs that articulate wall planes and break up building masses.
Urban AC BF B, C, D, and E are similar. Merged C-2.3.2.1.1.
B-2.3.2.1.3.
Parking structures should incorporate modulations, architectural elements, details, materials, and
finishes that unify the structure with a coherent building design and character on all appropriate
façades.
Urban AC BF If we're saying design parking structures like adjacent buildings, and that adjacent buildings have to
do this, is this then unnecessary? See B-1.5.2.3. Otherwise make DR mandatory as a "building"
B-2.3.2.2.Incorporate visual and physical distinctions in the building design between lower and upper stories
that enhance urban building forms, articulate façades, and integrate pedestrian and human scale.Urban AC BF Similar to C and D, but no upper/lower floor distinction. Separating stories here, and preserving
other considerations in subsequent guidelines as Core guideline C-2.3.2.2.
B-2.3.2.2.3.
Design upper stories to complement the lower stories and create a cohesive building design. Use
divisions, fenestration, architectural elements, details, accent materials, and human scale to relate
building façades to surrounding uses and create an appropriate urban form and street wall.
Urban AC BF C-2.3.2.2.1. and C-2.3.2.2.2. are better as similar text but broken into two guidelines.C-2.3.2.2.1.
B-2.3.2.2.5.Building designs in Old Town and within designated areas of the Ten Mile Specific Area Plan are
encouraged to use the “base,” “body,” “top” concept to integrate horizontal and vertical divisions.Urban AC BF This is weird. The last few guidelines described this, but never named it (base, body, top).C-2.3.2.2.6.
B-2.3.2.4.
Design façades to accommodate ground-level floor-to-floor heights that are proportionally taller
than upper stories. Ground- or street-level uses adjacent to public spaces and along roadways
should establish exterior transom or bulkhead heights of 12 to 18 feet.
Urban AC BF Functionally same as one in C-2.3.2.4.. KEEP THIS ONE FOR MIXED USE, and the one in D for VANILLA
COMMERCIAL D-2.3.2.4.
B-2.4 Architectural Elements Urban AC AE Just a heading that will exist where appropriate
B-2.4.2.3.4.
Use screening techniques, architectural elements, and materials that are consistent with the
building design and do not detract from the aesthetic appearance of the building and adequately
conceal equipment.
Urban AC AE Combined with B-2.4.2.3.1
B-2.5 Materials Urban AC MA Just a heading that will exist where appropriate
B-2.6 Signs and Lighting Urban AC SL Just a heading that will exist where appropriate
B-2.6.3.2.2.Use signs that incorporate business and civic logos that identify developments, businesses, and
places.Urban AC SL Merged with Similar in C C-2.6.3.2.2.
B-2.6.3.2.5.Orient signs toward pedestrians as well as vehicles along roadways and walkways, with the size,
shape, materials, details, and illumination related to a human scale.Urban AC SL Signs stay or go to UDC? Some of these are much more specific than UDC. Not much in Comp Plan.
B-2.6.3.2.6.Decorative flags and banners should promote the identity of place and enhance the character and
attractiveness of buildings and public spaces rather than advertise.Urban AC SL Exists in all categories but residential. Is there anything in UDC on this? This is something that seems
ignored in everything else, but useful downtown.C-2.6.3.2.5.
C-1.1 Coherent Plan Urb/Sub SC CP Just a heading that will exist where appropriate
C-1.1.2.1.To encourage integrated, functional, and attractive transitional developments that strengthen
identity within the City and support urban and mixed-use areas.Urb/Sub SC CP Goal is weird, and we don't really have suburban/urban areas. Very stark transitions
C-1.1.3.1.
Developments should establish an appropriate and compatible transitional development pattern
that reflects planned and anticipated land uses, development character, and mixed-use
opportunities.
Urb/Sub SC CP Seems like a UDC in terms of buffers and such. Don't need in DM
C-1.1.3.1.1.Develop a master plan for large-scale, phased, and multiple-site proposals to demonstrate the
establishment of an appropriate context and the cohesiveness of individual project components.Urb/Sub SC CP Seems like a UDC in terms of buffers and such. Don't need in DM
C-1.1.3.1.2.Where appropriate, coordinate with adjacent uses and residential areas, including single-project
phases, to promote a cohesive neighborhood. Urb/Sub SC CP Even reading the goal, I don't know what this is actually requesting. Nothing specific
C-1.1.3.1.3.Avoid piecemeal and fragmented development that detracts from the establishment of an aesthetic
neighborhood appearance and character. Urb/Sub SC CP Core guideline? C, D, and E. Could just as easily apply to B D-1.1.3.1.3.
C-1.1.3.1.4.Reduce and mitigate the impacts from proposed developments on adjacent sites as appropriate and
compatible with planned and anticipated land uses and development character.Urb/Sub SC CP
C-1.1.3.1.5.Mixed-use, large-scale, and multiple-site developments should integrate public space within a
discernible center and/or create interconnected pedestrian-oriented nodes. Urb/Sub SC CP Is this needed?
C-1.1.3.2.Anticipate the addition of future transit systems to the transportation network and plan for the
integration of appropriate transit facilities and infrastructure.Urb/Sub SC CP Duplicate, but urban one may be moved to mixed use.B-1.1.3.2.
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C-1.1.3.2.1.Coordinate routes, placement of facilities, and infrastructure improvements with the appropriate
transportation authorities and any adopted or accepted long-range plans.Urb/Sub SC CP Not convinced transit for non-urban should be addressed in DM. Unless specific to
Urban/Downtown. Duplicate from B B-1.1.3.2.1.
C-1.1.3.3.Where possible, incorporate and enhance significant natural features as site amenities and/or
design elements. Urb/Sub SC CP Exists in C, D, and E. Marked as Comp Plan, but wish UDC was more…firm with protections. Once its
lost, very infrequently are they gotten back.D-1.1.3.3.
C-1.1.3.4.
Appropriately address the critical issues of site layout that influence development character,
including, but not limited to, vehicular access, pedestrian connectivity, building orientations,
parking, and public space.
Urb/Sub SC CP Similar to urban guidelines, little different though. Not sure this is specifically adding anything
though. Sub categories address. All in the same "checklist".B-1.1.3.3.
C-1.2 Access and Connectivity Urb/Sub SC AC Just a heading that will exist where appropriate
C-1.2.2.1.To promote the interconnectivity of the community and reduce the impacts that vehicle access
points impose on roadways and the physical and visual character of developments.Urb/Sub SC AC This is similar to an Urban item, but context is very different B-1.3.2.2.
C-1.2.3.1.Limit direct vehicular access off major roadways, including highways, principal arterials, and other
designated mobility corridors, to mitigate development impacts on the roadway system.Urb/Sub SC AC D-1.2.3.1.
C-1.2.3.1.1.Coordinate and combine access points with adjacent sites and uses to reduce or eliminate multiple
vehicle access points along roadways.Urb/Sub SC AC D is better D-1.2.3.1.2
C-1.2.3.1.2.Provide site ingress/egress from secondary roadways for sites adjacent to major roadways.Urb/Sub SC AC D-1.2.3.1.1.
C-1.2.3.1.3.Where secondary roadways cannot be provided, coordinate and combine access points to limit site
entry along major roadways.Urb/Sub SC AC D is better D-1.2.3.1.2
C-1.2.3.1.4.Multiple-site and large-scale developments should limit ingress/egress points and establish an
internal circulation pattern. Urb/Sub SC AC
C-1.2.3.1.5.Use shared access points, secondary roadways, or internal circulation to access corner sites.Urb/Sub SC AC
Not sure if in UDC. Should be, but relating to final constructed improvements of actual building siting
and parking, and the variations that happen from concept plans, maybe could use some finesse
requirements? Results not always awesome
D-1.2.3.1.5.
C-1.2.3.2.Provide pedestrian and vehicular connections that link adjacent uses and circulation patterns,
including buildings, public spaces, parking areas, roadways, sidewalks, and pathways.Urb/Sub SC AC Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4.
C-1.2.3.2.1.Where possible, coordinate and align ingress/egress points, cross access, and internal circulation
patterns to provide vehicular connectivity.Urb/Sub SC AC Restate mix of several others. Delete C-1.2.3.1.2.
C-1.2.3.2.2.
Unrestricted access points and roadways used for site entry should align across primary roadways to
form controlled intersections. Coordinate intersections with the transportation authority as
appropriate.
Urb/Sub SC AC D is better D-1.2.3.2.4
C-1.2.3.2.3.Multiple pedestrian routes should converge on public and open spaces, such as transit facilities,
courtyards, plazas, building entries, and other site amenities.Urb/Sub SC AC Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4.
C-1.2.3.3.
Establish internal site circulation as an interconnected network of walkways, pathways, roadways,
and enhanced drive aisles that promote pedestrian and vehicular mobility within the development
and connections to adjacent uses.
Urb/Sub SC AC Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4.
C-1.2.3.4.11-3G-3C4 Plan for access and connectivity to future transit facilities, including, but not limited to, park-and-
ride locations, pullouts, stops, and shelters. Urb/Sub SC AC VRT does not comment on applications. We could be preserving for them. Exists in C, D, and E.
Similar in E.D-1.2.3.3.
C-1.2.3.4.1.Coordinate with the appropriate agencies and organizations to ensure the successful integration of
transit facilities and the necessary infrastructure as integrated elements of the development. Urb/Sub SC AC
C-1.2.3.4.2.Provide adequate pedestrian connections from public spaces, building entries, and parking areas
that allow convenient, direct access to transit facilities.Urb/Sub SC AC Similar in B, C, and D.B-1.3.3.3.2.
C-1.3 Orientation and Layout Urb/Sub SC OL Just a heading that will exist where appropriate
C-1.3.1.1.
To ensure that site organization, including, but not limited to, the placement and orientation of
buildings, structures, and public spaces, as well as the location and layout of service and parking
areas, promotes an integrated built environment that establishes an appropriate development
character.
Urb/Sub SC OL Similar exists in all. Core?B-1.4.1.1
C-1.3.2.1.Locate buildings to establish an appropriate development character that enhances the compatibility
and attractiveness of the site, buildings, and surrounding uses.Urb/Sub SC OL Similar exists in all. Core? Revisions from other section text.B-1.4.2.1.
C-1.3.2.1.1.Bring buildings up close to roadways to establish a street presence and orient primary building
façades toward roadways and public spaces to accommodate and encourage pedestrian activity. Urb/Sub SC OL Exists in C and D D-1.3.3.2.1.
C-1.3.2.1.2.
Limit the distance from buildings to roadways and the distance between buildings, including the
depth and width of parking areas, to maintain interconnectivity and convenient walking distances
for pedestrians.
Urb/Sub SC OL Exists in C and D D-1.3.3.2.3.
C-1.3.2.1.3.
Large-scale and multi-building developments may place buildings away from roadways if a minimum
of 40 percent of the buildable frontage is occupied by building façades and/or public space that
establish an aesthetically consistent street presence.
Urb/Sub SC OL Not sure this is appropriate here. Isn't street frontage required? C, D, and E are similar.D-1.3.3.2.4.
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C-1.3.2.1.4.Use buildings that incorporate articulated façades and architectural elements to anchor site corners
at intersections.Urb/Sub SC OL Functionally same in all sections.B-1.4.2.1.4.
C-1.3.2.2.Provide clearly defined building entries and connect them to roadways, pedestrian walkways, public
spaces, transit facilities, parking, and adjacent uses. Urb/Sub SC OL D-1.3.3.3.
C-1.3.2.2.1.Primary building entries should face roadways, pedestrian environments, or adjacent public space.
Secondary and alternative entries may access buildings from parking areas.Urb/Sub SC OL Mixed use? C and D only D-1.3.3.3.1.
C-1.3.2.2.2.11-3A-19-A3 Large-scale buildings should provide entrances on at least two different building façades with one
entrance oriented toward a roadway or accessible public space.Urb/Sub SC OL Mixed use?
C-1.3.2.3.Strategically locate public spaces and site amenities, such as common open space, transit facilities,
plazas, and other appropriate spaces, that encourage and support pedestrian activity.Urb/Sub SC OL Mixed use? C & D only D-1.3.3.4.
C-1.3.2.3.1.Organize buildings around public space and site amenities to establish destinations that encourage
pedestrian activity and mobility within developments.Urb/Sub SC OL Mixed use? C & D only D-1.3.3.4.1.
C-1.3.2.3.2.
Use building façades, enhanced streetscapes, or other appropriate enhancements to frame public
spaces and site amenities to create a sense of enclosure and delineate space for the intended
activities.
Urb/Sub SC OL Mixed use? C & D only D-1.3.3.4.2.
C-1.3.2.3.3.Orient public spaces and site amenities toward roadways adjacent to building entries, pedestrian
environments, and streetscapes or as separations between parking areas.Urb/Sub SC OL Mixed use? C & D only D-1.3.3.4.3.
C-1.3.2.3.4.
Spaces designed for courtyards, outdoor seating, dining areas, or other such spaces should
coordinate with building orientations and circulation patterns to maximize adjacency to pedestrian
activity.
Urb/Sub SC OL Mixed use? C & D only. Consider some of these as "amenities" for UDC, for mixed use (bill
comment)?D-1.3.3.4.4.
C-1.3.2.4.11-3G-3C4 Locate parking toward the interior of the site and integrate parking areas to establish an attractive
built environment that provides accessibility to public spaces and buildings. Urb/Sub SC OL Mixed use? C & D only D-1.3.3.5.
C-1.3.2.4.1.Place parking areas away from site corners, primarily to the rear and/or side of buildings, and where
possible, avoid expansive parking areas along roadways.Urb/Sub SC OL
C-1.3.2.4.2.
Use a parking strategy to minimize the land area devoted to vehicular parking; include, as
appropriate, structured parking, on-street parking, smaller, integrated parking areas, and/or shared
parking as alternatives to general surface parking.
Urb/Sub SC OL Mixed use?D-1.3.3.5.2.
C-1.3.2.4.3.Distribute parking into smaller areas around, between, and behind structures to shorten the
distance to buildings, pedestrian walkways, public spaces, site amenities, and roadways.Urb/Sub SC OL Mixed use? C & D only D-1.3.3.5.3.
C-1.3.2.5.
Where possible, coordinate the placement of public spaces, site amenities, parking areas, and/or
buildings with adjacent properties to encourage integrated developments and support community
connectivity.
Urb/Sub SC OL B-1.4.2.7.
C-1.3.2.6.Locate site services, building utilities, and mechanical equipment to enhance the attractiveness of
the built environment and minimize impacts on adjacent uses. Urb/Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.
C-1.3.2.6.1.Place and orient service and loading areas, mechanical equipment, and utilities away from
residential properties, pedestrian and public spaces, and building entrances.Urb/Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.1.
C-1.3.2.6.2.Where possible, place service and loading areas behind buildings and provide access from parking
areas, internal circulation, and/or local roadways. Urb/Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.2.
C-1.3.2.6.3.Coordinate the placement of freestanding site services and mechanical equipment to eliminate
conflicts with vehicle and pedestrian circulation.Urb/Sub SC OL This does not exist in B, but could/should D-1.3.3.7.3.
C-1.3.2.6.4.Place utility lines underground and away from planting zones whenever possible.Urb/Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.3.
C-1.4 Parking Urb/Sub SC PK Just a heading that will exist where appropriate
C1.4.2.1.
To incorporate parking as an integrated element of the built environment and address issues that
influence the physical and visual characteristics of parking areas, such as the appropriate location of
parking, size of parking areas, paving materials, landscaping, and screening.
Urb/Sub SC PK Exists in B, C, and D. Merged intent in B B-1.5.2.1.
C-1.4.3.1.
Parking areas should establish an appropriate circulation pattern for pedestrians and vehicles. Large-
scale and multi-building sites are encouraged to organize and design circulation patterns that
resemble and function as street networks.
Urb/Sub SC PK C and D functionally same. Extra content in C is size dependent. Consolidated here. Commercial?D-1.4.3.1.
C-1.4.3.1.1.Coordinate vehicular and pedestrian circulation patterns to delineate pedestrian walkways and
adjoining public spaces. Urb/Sub SC PK Similar to D D-1.4.3.1.2
C-1.4.3.1.2.Provide pedestrian connections from internal circulation to public spaces and adjacent roadways.Urb/Sub SC PK Needs to be better defined. More important than access to arterials for example, are the local and
collectors. D-1.4.3.1.3.
C-1.4.3.2.
Design surface parking as an integrated and attractive element of the built environment that
promotes pedestrian comfort and safety and adds to the aesthetic character of developments, in
addition to accommodating vehicular uses.
Urb/Sub SC PK Needs to be better defined. C and D D-1.4.3.2.
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Break up parking areas into smaller, separated modules and arrange parking to minimize large
impervious paving areas. Use pedestrian circulation, landscaping, and/or public space to separate
parking areas.
Urb/Sub SC PK B, C, and D all functionally the same. Merged B-1.5.3.1.1.
C-1.4.3.2.2.Reduce the depth of parking areas and limit parking between building façades and roadways to 50
percent or less of the total required parking for the site to encourage compact developments. Urb/Sub SC PK Similar in C and D. Seems pointless with current interpretation of small "satellite" buildings along
roadway, and has zero functional value to the intent (compact developments)D-1.4.3.2.3.
C-1.4.3.2.3.The design and layout of internal site parking should avoid long, unbroken parking bays. Divide
parking bay lengths with crossing travel lanes at approximately 300-foot intervals. Urb/Sub SC PK Similar elsewhere with different bay lengths. Think it should just be UDC. Shouldn't matter where
you are except maybe, maybe urban. Wording is terrible. Revision not much better…D-1.4.3.2.2.
C-1.4.3.2.4.Use trees, landscaping, hardscapes, and architectural elements to provide shade, create interest and
human scale for pedestrians, and add aesthetic qualities to parking areas.Urb/Sub SC PK Mixed use / Downtown only?B-1.5.3.1.3.
C-1.4.3.2.5.
Shade pedestrian walkways and parking, including stalls and drive aisles, with the appropriate type
and class of trees and arrange tree plantings in configurations that will provide shade for at least 50
percent of parking surfaces at mature growth.
Urb/Sub SC PK This is merged with more generic version for all categories B-1.5.3.1.4.
C-1.4.3.2.6.Screen parking with berms, landscaping, walls, architectural elements, or a combination to produce
an appropriate buffer adjacent to public spaces, or along roadways and pedestrian walkways. Urb/Sub SC PK More intense than UDC. Exists in B, C, and D to varying degrees.B-1.5.3.1.6.
C-1.4.3.2.7.Distribute and integrate appropriately scaled lighting to provide safe and adequately illuminated
environments for vehicular and pedestrian use. Urb/Sub SC PK C and D. Seems like should be required or left alone. Under the impression that UDC does not
require lighting, only if you decide to provide. Need to decide if we want to require, or not.D-1.4.3.2.8.
C-1.4.3.3.Where appropriate, incorporate and arrange on-street parking to produce traffic calming effects for
adjacent pedestrian environments and roadways. Urb/Sub SC PK Considered with parking alternatives in downtown. C and D D-1.4.3.3.
C-1.4.3.3.1.Coordinate the use of on-street parking, including the design and location, with the transportation
authority. Urb/Sub SC PK Similar but less detailed than D. D combines this and C-1.4.2.3.2, which seems to make some sense.
Prefer that.D-1.4.3.3.1.
C-1.4.3.3.2.Internal roadways are encouraged to use on-street parking that is integrated with streetscapes,
parkways, and pedestrian walkways.Urb/Sub SC PK D combines this with C-1.4.2.3.1. Prefer that.
C-1.4.3.3.3.
Where on-street parking is provided or where vehicles are circulation is directed in front of building
entries, integrate traffic calming strategies and techniques, such as landscape islands, bulb-outs, and
detailed crosswalks, to increase safety and enhance the development character.
Urb/Sub SC PK B-1.5.3.4.2
C-1.4.3.4.
Structured parking facilities are encouraged and should be designed to coordinate vehicular
ingress/egress and screen parking levels adjacent to roadways and public spaces. Use the
appropriate architectural guidelines in the Design Manual under sections B and C, as appropriate, to
design parking structure façades.
Urb/Sub SC PK This is handled elsewhere.
C-1.5 Public and Open Space Urb/Sub SC PO Just a heading that will exist where appropriate
C-1.5.2.1.
To provide a variety of attractive, usable, and integrated public spaces and open spaces that
enhance development character, encourage pedestrian use and contribute to community life and
the positive experience of daily activities.
Urb/Sub SC PO Just a goal…probably similar to others. Combine later if appropriate D-1.5.2.1
C-1.5.3.1.Design public and open spaces as destinations within individual developments and mixed-use areas
that provide places for recreation, social gathering, and other pedestrian activities. Urb/Sub SC PO Seems like this is said in a lot of different ways. Merged D-1.5.3.1.
C-1.5.3.1.1.Provide appropriate types and sizes of public and open spaces, including development amenities,
that are proportional to the proposed use and intensity of development.Urb/Sub SC PO
There is no scaled value for consolidated open space (more people = more area). Also, this is not
talking about landscape buffers or parkways, which count in part for the UDC (see parent objective C-
1.5.3.1). UDC Workgroup brought this up.
D-1.5.3.1.1.
C-1.5.3.1.2.Clearly delineate the edges of public spaces. Use building façades, materials, architectural features,
landscaping, or other appropriate means to define the edges of the space.Urb/Sub SC PO D-1.5.3.1.3
C-1.5.3.1.3.
Where appropriate, place public and open spaces adjacent or in close proximity to transit facilities,
building entries, roadways, pedestrian walkways, and other public spaces, and provide pedestrian
connections.
Urb/Sub SC PO Some of these throughout in different forms. Consolidate. Near identical in D, and similar in A/B D-1.5.3.1.4.
C-1.5.3.1.4.Design public spaces to provide visual interest that enhances development character and
complements adjacent building designs.Urb/Sub SC PO D is better D-1.5.3.1.6
C-1.5.3.1.5.Where appropriate, use public and open spaces as transitions between land uses to promote
community connectivity and compatibility among land uses.Urb/Sub SC PO B, C, D, and similar in E B-1.6.3.1.5.
C-1.5.3.2.
Incorporate pedestrian-oriented amenities that promote various active and passive uses within
public and open spaces. Pedestrian amenities include, but not are not limited to, furnishings,
hardscapes, landscaping, artwork, lighting, water features, and decorative details.
Urb/Sub SC PO B, C, and D similar. Merged B-1.6.3.2.
C-1.5.3.2.1.Use decorative pavers or other materials suitable for hardscapes that endure well and add texture,
color, pattern, and decoration to public spaces. Urb/Sub SC PO B, C, and D B-1.6.3.2.1.
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C-1.5.3.2.2.
Incorporate plantings, trees, and other plant materials to add vertical texture and variety to public
spaces. Where appropriate, coordinate streetscapes and/or landscaping to maintain a consistent
look along roadways.
Urb/Sub SC PO Exists in B, C, D, and E. Use B wording B-1.6.3.2.2.
C-1.5.3.2.3.
Provide adequate seating that reflects the nature of the intended activities. Use fixed seating, such
as benches, low walls, steps, and planter or fountain edges, and/or movable seating like tables and
chairs.
Urb/Sub SC PO B-1.6.3.2.3.
C-1.5.3.2.4.Introduce public art as an integral part of the public realm. As appropriate, incorporate artwork as
an integrated component of the building design or as a feature or element of the public space.Urb/Sub SC PO B and C duplicate - D and E similar. Merge B-1.6.3.2.4.
C-1.5.3.2.5.Include decorative details and elements, such as banners, flags, signs, and planters, which visually
enhance the attractiveness and character of the space with additional layers of color and texture.Urb/Sub SC PO B, C, D, and E all identical.B-1.6.3.2.5.
C-1.5.3.2.6.Where appropriate, provide pedestrian-scaled light fixtures that provide adequate lighting levels to
support the intended activities within public and open spaces. Urb/Sub SC PO C, D, and E all functionally same. B similar. Merged B-1.6.3.2.6.
C-1.5.3.3.Public and open spaces should maintain pedestrian and user safety and provide secure
environments that avoid dead areas, hidden corners, dark areas, and unusable space.Urb/Sub SC PO Safety should not be optional? Kind of a given anyways. B, C, and D. Should be everywhere B-1.6.3.3
C-1.6 Landscaping Urb/Sub SC LS Just a heading that will exist where appropriate
C-1.6.1.1
To encourage the attractive and purposeful use of plants and other landscape materials that
enhance development character, including public and open space, parking, required buffers, and
pedestrian environments.
Urb/Sub SC LS Same in C and D. Not sure where to put D-1.6.1.1.
C-1.6.2.1.
Use an organizational strategy for landscape plantings to promote aesthetic compositions that
enhance development character. Avoid indifferent and unsubstantial plantings, particularly along
narrow buffers and setbacks.
Urb/Sub SC LS This does not say much of anything…
C-1.6.2.1.1.Use formal planting arrangements, such as regular and linear intervals and geometric patterns, for
streetscapes, parkways, public spaces, parks, plazas, and squares.Urb/Sub SC LS B, C, and D virtually identical B-1.7.3.3.1.
C-1.6.2.1.2.
Use informal planting arrangements, such as irregular intervals, random patterns, and groupings, to
create additional interest and focal elements or to produce a natural setting along roadways,
pathways, and within public spaces.
Urb/Sub SC LS Merged intent with B B-1.7.3.3.2.
C-1.6.2.2.Integrate landscaping as appropriate to establish a consistent appearance and aesthetic character
for transitional developments.Urb/Sub SC LS Fluff. Similar to D. Revised to be more "goal" or objective.D-1.6.2.2.
C-1.6.2.2.1.
Use appropriate classes of trees for urban environments and streetscapes. Consider height and
canopy diameter at mature growth for spacing and aesthetics as well as watering requirements,
maintenance, and soil conditions before selecting species.
Urb/Sub SC LS B, C, and D. Merge if not UDC B-1.7.3.3.3.
C-1.6.2.2.2.Landscaping should encourage the appropriate and attractive use of xeric, drought-tolerant plant
species and non-plant materials to reduce maintenance and water consumption. Urb/Sub SC LS Allowed under UDC 11-3B-5N+O. Maybe look at water conserving design standards. C and D only.D-1.6.2.2.3.
C-1.6.2.2.3.Incorporate various plants and non-vegetative materials that provide groundcover and add interest
and texture to landscaping compositions. Avoid the extensive use of turf and lawn as groundcover.Urb/Sub SC LS C and D only.D-1.6.2.2.4.
C-1.6.2.2.4.Use planters and planting arrangements that feature seasonal plants, flowers, and ornamental trees
to provide accents and focal points.Urb/Sub SC LS C and D only.D-1.6.2.2.5.
C-1.6.2.3.
Where appropriate or advantageous to promote pedestrian activity, integrate streetscape profiles
along roadways, primary drive aisles, building façades, and public spaces. Use the guidelines for
streetscapes from Section B of the Design Manual.
Urb/Sub SC LS C and D only. Mixed use? Need to revise to reflect section names. Reference livable streets manual
maybe?D-1.6.2.3.
C-1.6.2.4.
Where possible, development should coordinate landscaping with adjacent properties to establish
the use of similar elements that produce a complementary character along roadways, buffers, and
public space.
Urb/Sub SC LS C and D D-1.6.2.4.
C-2.1 Cohesive Design Urb/Sub AC CD Just a heading that will exist where appropriate
C-2.1.3.1.
Building designs should appropriately address building scale, mass, and form, and the use of
materials, architectural elements, and details to ensure a compatible and aesthetic contribution to
the built environment.
Urb/Sub AC CD B, C, D, and E all share similarities. Merge B-2.1.3.1.
C-2.1.3.2.Use fundamental design principles, including, but not limited to, composition, order, balance,
rhythm, repetition, proportion, and scale, to create a unified building design.Urb/Sub AC CD B, C, and D all similar. Merge B-2.1.3.2.
C-2.1.3.4.Building design should enhance public and opens spaces, articulate aesthetic character, and provide
human and pedestrian scale.Urb/Sub AC CD Similar in B, C, D, and E. Merge all B-2.1.3.3.
C-2.1.3.4.2.Where appropriate, incorporate human and pedestrian scale as integral components of the building
design.Urb/Sub AC CD Identical in B, C, and D. Similar in E. Merge B-2.1.3.3.2.
C-2.1.3.5.Use building design and architecture to promote mixed-use and denser developments as
aesthetically pleasing developments throughout the community.Urb/Sub AC CD Same in C and D D-2.1.3.5.
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C-2.1.3.5.1.Building designs are encouraged to use vertically integrated structures and/or horizontal mixed-use
forms to create compact developments.Urb/Sub AC CD Merged with E and D
C-2.2 Building Scale Urb/Sub AC BS Just a heading that will exist where appropriate
C-2.2.1.1.
To encourage building designs that appropriately use architectural and human scale to establish
compatible physical and visual relationships with adjacent and surrounding developments and
reinforce a cohesive architectural character.
Urb/Sub AC BS Similar to B, C, D, and E. B revised to cover all B-2.2.1.1
C-2.2.2.1.Proposed developments should use proportion and scale to design buildings compatible in height,
mass, and form with an appropriate transitional built environment. Urb/Sub AC BS Similar in all. Merged in B B-2.2.2.1
C-2.2.2.1.1.
Infill, greenfield, and redevelopment proposals should coordinate the placement, orientation, and
design of buildings to mitigate and avoid the visual appearance of buildings that present an
overwhelming form, mass, and scale.
Urb/Sub AC BS What is there besides infill and greenfield??? Similar in others, delete B-2.2.2.1.1.
C-2.2.2.2.Design and configure buildings to reduce overwhelming and disproportioned architectural scale to
establish appropriate relationships to adjacent roadways and uses.Urb/Sub AC BS Similar to others, including D-2.2.2.2 B-2.2.2.1.2.
C-2.2.2.2.2.
Use variation in building form and proximity to other buildings, including, but not limited to, step-
backs, similar roof forms, and building height, to ensure building elements are compatible and/or
transition to adjacent uses.
Urb/Sub AC BS Similar in B, C, D, and E. Merged B-2.2.2.1.3.
C-2.2.2.2.3.
Where appropriate, establish a hierarchy of building scales that transition from intense to less
intense uses, maintain relationships between stages, and provide opportunities to create distinctive
areas and “districts.”
Urb/Sub AC BS C, D, and E similar. Really vague - not sure what the intent is.
C-2.2.2.3.
Incorporate human scale on appropriate building façades to support an aesthetic architectural
character that contributes to the quality of the building design, adjacent buildings, and public
spaces.
Urb/Sub AC BS B, C, and D similar. Merged B-2.2.2.3.
C-2.2.2.3.1.Use human scale to emphasize fenestration patterns, architectural elements, proportion, materials,
and detailing throughout the façade and building design.Urb/Sub AC BS B, C, D, and E identical B-2.2.2.3.1.
C-2.2.2.3.2.Human scale is required at the ground or street level at building entries, along roadways, and
adjacent to pedestrian environments and public spaces. Urb/Sub AC BS Similar in B, C, and D. Terminology floats (human vs. ped). Merged B-2.2.2.3.2.
C-2.3 Building Form Urb/Sub AC BF Just a heading that will exist where appropriate
C-2.3.1.1.To enhance the visual interest of building designs and promote quality architectural character.Urb/Sub AC BF B, C and D. Merged with B-2.3.1.1.D-2.3.1.1.
C-2.3.2.1.Articulate building forms, including, but not limited to, massing, walls, and roofs, with appropriately
scaled modulations that contribute to the development of visually aesthetic building designs. Urb/Sub AC BF Need this as a objective to unique goal? B has the same objective but different goal B-2.3.2.1.
C-2.3.2.1.1.
Building façades that face roadways, public spaces, and pedestrian environments should incorporate
façade modulations, including, but not limited to, appropriately proportioned projections, recesses,
and step-backs that articulate wall planes and break up building masses.
Urb/Sub AC BF B, C, D, and E are similar. Merged B-2.3.2.1.1.
C-2.3.2.1.2.Design parking structures as integrated buildings that are compatible with surrounding uses and
contribute to the urban form. Urb/Sub AC BF B-2.3.2.1.2.
C-2.3.2.1.3.
Parking structures should incorporate modulations, architectural elements, details, materials, and
finishes that unify the structure with a coherent building design and character on all appropriate
façades.
Urb/Sub AC BF If we're saying design parking structures like adjacent buildings, and that adjacent buildings have to
do this, is this then unnecessary? See B-1.5.2.3.B-2.3.2.1.3.
C-2.3.2.2.1.Use divisions, fenestration, architectural elements, details, accent materials, and human scale to
articulate building façades that relate to adjacent roadways and uses.Urb/Sub AC BF This is buried in several other guidelines. B is similar but combined with C-2.3.2.2.2.. This is better.
Keep.D-2.3.2.2.1.
C-2.3.2.2.3.
Use horizontal and vertical divisions in wall planes to organize fenestration as integrated elements
of façade compositions, provide visual interest and complexity to the building design, and emphasize
the structure or feature architectural elements.
Urb/Sub AC BF Functionally the same as B-2.3.2.2.1., and identical to one in D. Should all just be same?B-2.3.2.2.1.
C-2.3.2.2.4.Design lower stories to visually anchor buildings to the ground or street and appropriately integrate
architectural elements and details that emphasize pedestrian scale.Urb/Sub AC BF Don't understand this. "Base body and top" listed below, and the techniques for better buildings as
a whole said elsewhere. C and D. Confusing B-2.3.2.2.2.
C-2.3.2.2.5.
Design the uppermost story or façade wall planes to complete the building design. Use articulation,
architectural elements, materials, and details to emphasize the termination of walls, roof planes, or
rooftop elements.
Urb/Sub AC BF Better said in B. Also in D-2.3.2.2.5.B-2.3.2.2.4
C-2.3.2.2.6.Building designs within designated areas of the Ten Mile Specific Area Plan are encouraged to use
the “base,” “body,” “top” concept to integrate horizontal and vertical divisions.Urb/Sub AC BF Already exists in B.B-2.3.2.2.5
C-2.3.2.3.
Building designs should establish visual connections that relate internal spaces at ground- or street-
level with adjacent roadways, public spaces, and pedestrian environments. Multistory buildings
should provide more transparency at ground- or street-level than upper stories.
Urb/Sub AC BF Wordy objective, and seems duplicative with action item B-2.3.2.3.
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C-2.3.2.3.1.
Use architectural elements, such as doors and windows, details, and materials to articulate building
façades that face roadways, or are adjacent to public spaces and pedestrian environments to
establish a transparent relationship between active indoor and outdoor spaces.
Urb/Sub AC BF B-2.3.2.3.1.
C-2.3.2.4.
Building designs should provide proportionally taller ground-level façades to accommodate various
uses adjacent to pedestrian environments, roadways, and public spaces where appropriate along an
urban edge or as part of a development transition. Provide floor-to-ceiling heights, or floor-to-floor
for multistory buildings, from 12 to 18 feet.
Urb/Sub AC BF Functionally the same as one in B. Similar to one in D. Need just once and make specific for each new
category type.B-2.3.2.4.
C-2.3.2.5.
Building roof types, forms, and elements should provide variation and interest to building profiles
and contribute to the architectural identity of buildings without imposing overwhelming scale on
adjacent uses.
Urb/Sub AC BF B, C, and D B-2.3.2.5.
C-2.3.2.5.1.
Building designs should incorporate appropriate roof forms with primary and secondary roof
elements that complement the building form and façade designs and help reduce the appearance of
building mass and scale.
Urb/Sub AC BF B, C, and D B-2.3.2.5.1.
C-2.3.2.5.2.
Where appropriate, modulate and/or articulate roof types, both flat and sloped, with roof elements,
including, but not limited to, parapets, dormers, overhangs, and eaves, architectural detailing, and
cornice work.
Urb/Sub AC BF B-2.3.2.5.2.
C-2.4 Architectural Elements Urb/Sub AC AE Just a heading that will exist where appropriate
C-2.4.1.1.
To integrate architectural elements and details as components of cohesive building designs that
enhance the visual interest of building façades, support activity at and/or near ground level, and
provide human and pedestrian scale.
Urb/Sub AC AE B, C, and D similar. Merge B-2.4.1.1.
C-2.4.2.1.
Use architectural elements and detailing, including, but not limited to, fenestration patterns,
awnings, canopies, balconies, entries, materials, and decorative or ornamental detailing, to
articulate façades and contribute to an aesthetic building character.
Urb/Sub AC AE Similar to B, which has a few more examples listed. Can break out later if necessary B-2.4.2.1.
C-2.4.2.1.1.Design and articulate architectural elements using proportions, divisions, detailing, materials,
textures, and colors that appropriately integrate these elements with the building design.Urb/Sub AC AE Exists in all B, C, D, and E. Just needs to be core guidelines.B-2.4.2.1.1.
C-2.4.2.1.2.
Provide architectural elements and detailing that emphasize human scale throughout the building
design. Human scale that uses a high level of design and detailing is required at ground or street
level adjacent to roadways, pedestrian environments, and public spaces.
Urb/Sub AC AE Functionally the same as B C-2.4.2.1.2.
C-2.4.2.1.3.
Where appropriate, provide building overhangs or other similar features, such as canopies and
awnings, that offer temporary relief from inclement weather along portions of façades that adjoin
pedestrian environments.
Urb/Sub AC AE This should be a generic, in all areas (except residential). Revise B if necessary to apply to all.
Currently, similar to B and identical to D.B-2.4.2.1.3.
C-2.4.2.1.4.
Integrate strategically located elements as focal points in building designs. Focal elements should be
proportional to the building scale and emphasize building corners, entries, adjacent public spaces,
and other such features to establish development or building identity.
Urb/Sub AC AE B, C, and D similar. Merge B-2.4.2.1.4.
C-2.4.2.2.
Building designs should not create blank wall segments along roadways or adjacent to public space.
Use architectural elements and detailing in combination with color palettes, textural changes, and
material combinations to mitigate the stark appearance of blank walls. Landscaping techniques may
also be considered.
Urb/Sub AC AE Same functional intent for all except maybe residential B-2.4.2.2.
C-2.4.2.3.
Organize and locate building service equipment, including, but not limited to, mechanical units,
flutes, and vents, away from building entries, roadways, public spaces, and where possible from
adjacent buildings.
Urb/Sub AC AE Functionally identical to B. Same in all except residential B-2.4.2.3.
C-2.4.2.3.1.Use integrated architectural elements to provide adequate screening and appropriately conceal
service equipment and areas. Urb/Sub AC AE Addressed in first occurrence for all but residential B-2.4.2.3.1.
C-2.4.2.3.2.Screen service equipment at ground level from pedestrian and vehicular view to a minimum height
of the equipment on all sides and integrate with the building design and site layout.Urb/Sub AC AE Addressed in first occurrence for all but residential B-2.4.2.3.2.
C-2.4.2.3.3.
Screen service and building equipment that is attached or on top of structures from public view. Use
pedestrian lines of sight from the farthest edge of the adjoining right-of-way to determine the
height and effectiveness of screening.
Urb/Sub AC AE Addressed in first occurrence for all but residential B-2.4.2.3.3.
C-2.4.2.3.4.
Use screening techniques, architectural elements, and materials that are consistent with the
building design and do not detract from the aesthetic appearance of the building and adequately
conceal equipment.
Urb/Sub AC AE Addressed in first occurrence for all but residential B-2.4.2.3.4.
C-2.5 Materials Urb/Sub AC MA Just a heading that will exist where appropriate
C-2.5.1.1.To encourage the use of quality materials that promote aesthetic building designs and appropriate
contributions to the development of a timeless community character.Urb/Sub AC MA Addressed in first occurrence for all but residential B-2.5.1.1.
C-2.5.2.1.Buildings with façades that face multiple roadways and/or public spaces should use consistent
material combinations, quality, and detailing to unify the building design. Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.1.
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C-2.5.2.2.Use complementary material combinations that contribute to a cohesive building design. Use
materials from the following basic groups: wood, masonry, concrete, metal, and glazing.Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.2.
C-2.5.2.2.1.Select combinations that emphasize a finished composition and enhance human scale for lower
stories and pedestrian scale at ground level. Urb/Sub AC MA Addressed in first occurrence for all but residential B-2.5.2.2.1.
C-2.5.2.2.2.
Concrete masonry that provides texture, interest, and detail may be appropriate for building
designs; however, the use of ordinary, smooth face block, unfinished, colored, or painted, is not an
acceptable finish material for building façades along roadways, adjacent to public spaces, and
residential areas.
Urb/Sub AC MA Addressed in first occurrence for all but residential B-2.5.2.2.2.
C-2.5.2.2.3.
Use well-detailed, proportioned, and durable materials that will weather and age gracefully, adding
to the architectural character over time. Avoid non-durable materials that deteriorate quickly and
require frequent maintenance or replacement.
Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.2.3.
C-2.5.2.2.4.Create interest and variety in façade design to establish attractive architectural character and
human scale. Urb/Sub AC MA B, C, and D all similar B-2.5.2.2.4.
C-2.5.2.2.5.Provide pattern, texture, and detail in the building design and distinguish field materials from accent
materials.Urb/Sub AC MA B, C, D, and E similar B-2.5.2.2.5.
C-2.5.2.3.
Where materials transition or terminate, provide detailing to express the natural appearance of the
material. (For example, stone or stone-like products should convey the appearance of mass and
should not appear as a thin veneer.)
Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.3.
C-2.5.2.4.Use colors that complement the use of building materials and support innovative and good design
practices.Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.
C-2.5.2.4.1.
The use of subtle, neutral, and natural tones for field materials should complement accent colors
and materials. The use of deep earth tones or saturated colors to distinguish building façades should
enhance the building design and be compatible with adjacent structures.
Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.1.
C-2.5.2.4.2.The use of intensely bright and fluorescent colors, as well as the widespread use of saturated hues
without complementary colors, materials, and accents, is discouraged.Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.2.
C-2.5.2.4.3.
Materials or colors with high reflectance, such as metal or reflective glazing, should be reviewed and
evaluated with the Planning staff to minimize glare on roadways, public spaces, and adjacent uses
and to determine appropriateness.
Urb/Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.3.
C-2.6 Signs and Lighting Urb/Sub AC SL Just a heading that will exist where appropriate
C2.6.2.1.To encourage the use of signs and architectural lighting as integrated elements of building and site
designs that contribute to the atmosphere of quality, aesthetic built environments.Urb/Sub AC SL Addressed in first occurrence for all but residential B-2.6.2.1.
C-2.6.3.1.Where appropriate, use lighting on building exteriors to promote safe pedestrian environments
along roadways, at intersections, and in public spaces.Urb/Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.
C-2.6.3.1.1.Coordinate lighting fixture spacing and height along streetscapes and roadways to avoid conflicts
with tree plantings.Urb/Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.1.
C-2.6.3.1.2.The use of architectural lighting is encouraged to be energy-efficient and easily maintained, in
addition to providing attractive qualities to building character and public spaces.Urb/Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.2.
C-2.6.3.1.3.Lighting fixtures used on building exteriors should be integrated with building design and coordinate
with architectural elements and building entries.Urb/Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.3.
C-2.6.3.2.
Signs should be integrated with architectural elements and complement building designs and
materials. Relate the size, shape, materials, details, and illumination to a pedestrian scale as
appropriate, in addition to accommodating vehicles.
Urb/Sub AC SL Similar to B and C. Merged D-2.6.3.2.
C-2.6.3.2.1.Provide signs to identify individual storefronts, buildings, and uses along roadways, pedestrian
environments, and within developments. Avoid large, single signs with multiple tenants.Urb/Sub AC SL Similar to B, C, and D. Merged B-2.6.3.2.1.
C-2.6.3.2.2.Use corporate and business logos to identify developments and businesses along roadways,
pedestrian environments, and adjacent to public spaces .Urb/Sub AC SL Exists in B, C, and D. Merged in B.D-2.6.3.2.2.
C-2.6.3.2.3.Use appropriately scaled signs that incorporate logos, minimize or eliminate the use of large
amounts of text, and are compatible with the architectural character and design of the building. Urb/Sub AC SL Exists in B, C and D. Previous item mentioned logos - does not need to be said again. Merged in B.D-2.6.3.2.3.
C-2.6.3.2.4.Where buildings are brought up close to roadways, pedestrian environments, and public spaces, use
appropriate urban sign types that address pedestrian sight lines in addition to vehicular traffic. Urb/Sub AC SL Functionally same in C and D, but D has some extra which may just be fluff. Similar to a B, urban
specific.D-2.6.3.2.4.
C-2.6.3.2.5.Decorative flags and banners should promote the identity of place and enhance the character and
attractiveness of buildings and public spaces rather than advertise.Urb/Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.2.6.
C-3.1.2.1.
To promote the appropriate use of site layout, separation techniques, and architectural design
guidelines to mitigate the adverse impacts that industrial uses impose on adjacent commercial,
residential, and other non-industrial uses.
Urb/Sub SPC ID Goal. Industrial
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C-3.1.3.1.
Orient industrial developments, including buildings, structures, and site elements, such as work
yards and material storage, to minimize the off-site impacts of noise, glare, smoke, exhaust, dust,
vibration, and so forth, and protect adjacent non-industrial uses.
Urb/Sub SPC ID Some of this is a restate of goal (protect)
C-3.1.3.2.
Provide an appropriate architectural design for buildings and structures that are adjacent to a public
roadway. Articulate building façades facing the roadway as appropriate with modulation
fenestration, material, color and textual changes, roof form and variation, and architectural
elements.
Urb/Sub SPC ID
C-3.1.3.3.
Use the placement and orientation of the building or structure to screen industrial activity, including,
but not limited to, truck docks, operating equipment, site entries/exits, lights, and mechanical
equipment, away from adjacent non-industrial uses.
Urb/Sub SPC ID
C-3.1.3.4.
Maintain the required buffers adjacent to non-residential uses as indicated in the UDC. In addition,
apply screening techniques that use landscaping, walls, and architectural elements, or a combination
to mitigate the off-site impacts from industrial activities where placement and building orientation
alone cannot provide adequate screening.
Urb/Sub SPC ID Wordy. Addressed in UDC?
C-3.2.2.1.To accommodate the adaptive reuse of the existing residence to a commercial use, while
maintaining compatibility with the use(s) on adjoining properties.Urb/Sub SPC RC Goal: Conversions
C-3.2.2.2.
To ensure that such residential to commercial conversions are compatible with the existing
character of the original residential use, while recognizing the need to modify the structure to meet
commercial building code requirements.
Urb/Sub SPC RC Goal: Conversions
C-3.2.3.1.
Developments that propose the conversion of residential to commercial within Old Town should
comply with the guidelines for site and architectural character as applicable to maintain the original
residential character.
Urb/Sub SPC RC Text may need to change to reflect new categories and structure with reformat.
C-3.2.3.2.
Residential to commercial conversions should use the guidelines from Section C. Design Guidelines
for Urban/Suburban Developments as well as Section E. Design Guidelines for Residential
Developments.
Urb/Sub SPC RC Text may need to change to reflect new categories and structure with reformat.
C-3.2.3.3. Additions, restorations, and repairs should use similar building forms, materials, and details
consistent with the architectural character, style, or period of the original residence.Urb/Sub SPC RC
C-3.2.3.4.Where there are site constraints that prevent a conversion from complying with the site character
guidelines, the applicant should propose an alternative and meet with the Planning staff for review.Urb/Sub SPC RC
D-1.1 Coherent Plan Sub SC CP Just a heading that will exist where appropriate
D-1.1.2.1.To encourage attractive and functional neighborhood-oriented developments that are compatible
and integrated with adjacent uses, including existing and planned residential areas. Sub SC CP Good goal for joined C, D, and E (non multi)
D-1.1.3.1.
Proposed developments should establish appropriate orientations to surrounding uses and
residential neighborhoods that encourage compatible development patterns and support a unified
appearance and character.
Sub SC CP Fluff - goal and actions say the same
D-1.1.3.1.1.Develop a concept plan to demonstrate compatibility with adjacent uses and the cohesiveness of
individual project components. Use master plans for phased and multiple-site developments.Sub SC CP
This really seems like something that applies to all? This really isn't done very well currently, beyond
cursory nod. Especially for well designed ped. Mostly a requirement of annexation or RZ, which is a
problem when you don't know how buildings will work.
E-1.1.3.1.1.
D-1.1.3.1.2.Where appropriate, coordinate with adjacent uses and residential areas, including single project
phases, to promote a cohesive neighborhood. Sub SC CP
D-1.1.3.1.3.Avoid piecemeal and fragmented development that detracts from the establishment of an aesthetic
neighborhood appearance and character. Sub SC CP Core guideline? C, D, and E C-1.1.3.1.3.
D-1.1.3.1.4.Use appropriate methods to reduce and mitigate development impacts on adjacent uses that
support compatibility and integration with the neighborhood.Sub SC CP This does not say anything…? Bill indicates this is a landscape buffer thing. Revise to speak to that.
D-1.1.3.2.Anticipate the addition of future transit systems to the transportation network and plan for the
integration of appropriate facilities and infrastructure. Sub SC CP Identical in D and E, similar in others. Core?E-1.1.3.3.
D-1.1.3.2.1. Coordinate routes, placement of facilities, and infrastructure improvements with the appropriate
transportation authorities and any adopted or accepted long-range plans.Sub SC CP Similar in all B-1.1.3.2.1.
D-1.1.3.3.Where possible, incorporate and enhance significant natural features as site amenities and/or
design elements. Sub SC CP Exists in C, D, and E. probably in E though written differently. Core?C-1.1.3.3.
D-1.1.3.4.
Appropriately address the critical issues of site layout that influence development character,
including, but not limited to, vehicular access, pedestrian connectivity, building orientations,
parking, and public space. Focus on compatible integration with adjacent uses and neighborhood
orientation.
Sub SC CP More of a goal…zero specifics here. Variations exist in all sections. "merged" thoughts.B-1.1.3.3.
D-1.2 Access and Connectivity Sub SC AC Just a heading that will exist where appropriate
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D-1.2.2.1.To promote the interconnectivity of the community and reduce the impacts that vehicle access
points impose on roadways and the physical and visual character of developments.Sub SC AC This should stay if any vehicle access actions remain and aren't instead addressed in UDC.C-1.2.2.1.
D-1.2.3.1.Limit direct vehicular access off major roadways, including highways, principle arterials, and other
designated mobility corridors, to mitigate development impacts on the roadway system.Sub SC AC C-1.2.3.1.
D-1.2.3.1.1.Provide vehicular ingress/egress from secondary roadways for sites adjacent to major roadways. Sub SC AC C-1.2.3.1.2.
D-1.2.3.1.2.Where secondary roadways cannot be provided, coordinate and combine access points to reduce or
eliminate multiple access points along major roadways.Sub SC AC Need a much more concrete way of requiring this. Rarely happens well when required at later date.
Results in a lot of unsafe parking aisles and rarely actual (safe) drive aisles...
D-1.2.3.1.3.Limit access points on arterial roadways to strategic locations, such as residential and commercial
entries, secondary roadways, or primary drive aisles. Sub SC AC
D-1.2.3.1.4.Developments should anticipate and coordinate vehicular ingress/egress with adjacent uses and
establish internal circulation patterns that minimize access points on roadways.Sub SC AC
not sure if in UDC. Should be, but relating to final constructed improvements of actual building siting
and parking, and the variations that happen from concept plans, maybe could use some finesse
requirements?
D-1.2.3.1.5.Use shared access points, secondary roadways, or internal circulation to access corner sites.Sub SC AC C and D C-1.2.3.1.5.
D-1.2.3.1.6.Site entryways, primary circulation patterns, and connections to adjacent uses should appear and
function like complete streets rather than oriented to accommodate only vehicles.Sub SC AC
Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4. *~This is a large
problem with pedestrian connections. They almost always lack ramps or dead end shortly after,
seemingly randomly.
D-1.2.3.1.7.Provide safe and attractive connections between developments and adjoining uses, including
residential areas, which reduce vehicular use, promote walkability, and support access to transit.Sub SC AC D-1.2.3.2 and sub items are more explicit.
D-1.2.3.2.
Developments should connect with adjacent existing or planned developments and integrate
accommodations that provide options to walk, bike, and/or drive without the necessity to use
arterial roadways.
Sub SC AC
D-1.2.3.2.1.
Street stub extensions, roadways, and vehicular drive connections to adjacent developments should
accommodate pedestrians and incorporate streetscapes or landscaping that create attractive
elements between uses.
Sub SC AC
D-1.2.3.2.2.Connections to residential areas should be designed as attractive entryways to the development and
relate to the site layout, including building orientations, public spaces, and parking. Sub SC AC
Value in this? Sometimes they connect, but not like what this suggests. Half the time it seems like a
road suddenly turned sidewalk when residents (who new it was coming via sign, when they moved
in) want their faux cul-de-sac.
D-1.2.3.2.3.Where appropriate, coordinate and align ingress/egress points, cross access, and internal circulation
patterns to provide vehicular connectivity.Sub SC AC
D-1.2.3.2.4.Access points and roadways used for site entry should align across primary roadways to form
controlled intersections. Coordinate intersections with the transportation authority as appropriate.Sub SC AC C-1.2.3.2.2.
D-1.2.3.2.5.
Integrate pedestrian routes with site circulation patterns that converge on building entries, public
and open spaces, and transit facilities and provide connections to parking areas, sidewalks,
pathways, and roadways.
Sub SC AC Common theme (ped connections)
D-1.2.3.3.Plan for access and connectivity to future transit facilities, including, but not limited to, park-and-
ride locations, pullouts, stops, and shelters. Sub SC AC Exists in C, D, and E. Similar in E.C-1.2.3.4.
D-1.2.3.3.1.Coordinate with the appropriate agencies and organizations to ensure successful integration of
transit facilities and infrastructure as integrated elements of the development. Sub SC AC I think that C-1.2.3.4. / D-1.2.3.3. implies this.
D-1.2.3.3.2.Provide adequate pedestrian connections from adjacent uses, public spaces, building entries, and
parking areas that allow convenient, direct access to transit facilities.Sub SC AC Similar in B, C, and D.B-1.3.3.3.2.
D-1.3 Orientation and Layout Sub SC OL Just a heading that will exist where appropriate
D-1.3.2.1.
To ensure that site organization, including, but not limited to, the placement and orientation of
buildings, structures, and public spaces, as well as the location and layout of service and parking
areas, establishes an appropriate neighborhood-oriented development character.
Sub SC OL Similar exists in all. Core?B-1.4.1.1
D-1.3.3.1.
Developments should establish an organizing framework of roadways, primary drive aisles, and
pedestrian walkways that provide an internal circulation network, which promotes vehicular and
pedestrian mobility, parallel routes, and connectivity to adjacent uses.
Sub SC OL I think some of this is lost with long drawn out and phased projects, especially with big commercial
developments. The specific buildings don't "connect"
D-1.3.3.2.Locate buildings to establish an appropriate development character that enhances the compatibility
and attractiveness of the site, buildings, and surrounding uses. Sub SC OL Similar exists in all. Core? Revisions from other section text.B-1.4.2.1.
D-1.3.3.2.1.Bring buildings up close to roadways to establish a street presence and orient primary building
façades toward roadways and public spaces to accommodate and encourage pedestrian activity. Sub SC OL C and D. Use for Com/Mixed use? NOT core?C-1.3.2.1.1.
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D-1.3.3.2.2.
In addition to the establishment of a street presence, developments should create appropriate
relationships to surrounding uses, including residential areas that integrate a mixture of mitigation
and enhancement techniques, but not limited to screening.
Sub SC OL Exists in D and E. Not sure of value. Received no comment so deleting.E-1.3.2.2.2.
D-1.3.3.2.3.
Limit the distance from buildings to roadways and the distance between buildings, including the
depth and width of parking areas, to maintain interconnectivity and convenient walking distances
for pedestrians.
Sub SC OL Exists in C and D C-1.3.2.1.2.
D-1.3.3.2.4.
Multi-building developments may place buildings away from roadways if a minimum of 40 percent
of the buildable frontage is occupied by building façades and/or public space that establish an
aesthetically consistent street presence.
Sub SC OL C, D, and E C-1.3.2.1.3.
D-1.3.3.2.5.Use buildings that incorporate articulated façades and architectural elements to anchor site corners
at intersections and where developments are adjacent to residential areas.Sub SC OL Functionally same in all sections.B-1.4.2.1.4.
D-1.3.3.3.Provide clearly defined building entries and connect them to roadways, pedestrian walkways, public
spaces, transit facilities, parking, and adjacent uses. Sub SC OL C-1.3.2.2.
D-1.3.3.3.1.Primary building entries should face roadways, pedestrian environments, or adjacent public space.
Secondary and alternative entries may access buildings from parking area.Sub SC OL C and D only.C-1.3.2.2.1.
D-1.3.3.3.2.
Retail buildings with multiple entries or that occupy a prominent location, such as a block corner or
street intersection, are encouraged to provide entrances on at least two different building façades
with one entrance oriented toward a roadway or accessible public space.
Sub SC OL
Developers do not like this. Encourage vs. require. Tenants do make it work when they want the
prominent location, though. Putting the other door on major arterial when no one walks there is
silly. Makes sense where ped activity is, or will be. If required, only where its appropriate (e.g. - not
Eagle Rd or regional mixed use). Regardless, need safer access
D-1.3.3.4.Strategically locate public spaces and site amenities, such as common open space, transit facilities,
plazas, and other appropriate spaces that encourage and support pedestrian activity. Sub SC OL C and D only.C-1.3.2.3.
D-1.3.3.4.1.Organize buildings around public space and site amenities to establish destinations that encourage
pedestrian activity and mobility within developments.Sub SC OL C and D only.C-1.3.2.3.1.
D-1.3.3.4.2.
Use building façades, enhanced streetscapes, or other appropriate enhancements to frame public
spaces and site amenities to create a sense of enclosure and delineate space for the intended
activities.
Sub SC OL C and D only.C-1.3.2.3.2.
D-1.3.3.4.3.Orient public spaces and site amenities toward roadways adjacent to building entries, pedestrian
environments, and streetscapes or as separations between parking areas. Sub SC OL C and D only.C-1.3.2.3.3.
D-1.3.3.4.4.
Spaces designed for courtyards, outdoor seating, dining areas, or other such spaces should
coordinate with building orientations and circulation patterns to maximize adjacency to pedestrian
activity.
Sub SC OL C and D only.C-1.3.2.3.4.
D-1.3.3.5.
Locate parking toward the interior of the site and integrate parking areas to support the
establishment of an attractive built environment that provides accessibility to public spaces and
buildings.
Sub SC OL C and D only.C-1.3.2.4.
D-1.3.3.5.1.
Parking should not be a dominant feature along roadways. Place parking areas away from site
corners primarily to the rear and/or side of buildings, and where possible, avoid expansive parking
areas along roadways.
Sub SC OL Seems universal, especially with "as appropriate". May be embedded in other previous actions
though
D-1.3.3.5.2.
Use a parking strategy to minimize the land area devoted to vehicular parking; include, as
appropriate, structured parking, on-street parking, smaller, integrated parking areas and/or shared
parking as alternatives to general surface parking.
Sub SC OL Seems universal, especially with "as appropriate". May be embedded in other previous actions
though C-1.3.2.4.2.
D-1.3.3.5.3.Distribute parking into smaller areas around, between, and behind structures to shorten the
distance to buildings, pedestrian walkways, public spaces, site amenities, and roadways.Sub SC OL C and D only.C-1.3.2.4.3.
D-1.3.3.6.
Where possible, coordinate the placement of public spaces, site amenities, parking areas, and
buildings with adjacent properties to encourage integrated developments and support community
connectivity.
Sub SC OL B, C, and D all similar B-1.4.2.7.
D-1.3.3.7.Locate site services, building utilities, and mechanical equipment to enhance the attractiveness of
the built environment and minimize impacts on adjacent uses. Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.
D-1.3.3.7.1.Place and orient service and loading areas, mechanical equipment, and utilities away from
residential properties, pedestrian and public spaces, and building entrances.Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.1.
D-1.3.3.7.2.Where possible, place service and loading areas behind buildings and provide access from parking
areas, internal circulation, and/or local roadways. Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.2.
D-1.3.3.7.3.Coordinate the placement of freestanding site services and mechanical equipment to eliminate
conflicts with vehicle and pedestrian circulation.Sub SC OL This does not exist in B, but could/should. Exists in C C-1.3.2.6.3.
D-1.3.3.7.4.Place utility lines underground and away from planting zones whenever possible. Sub SC OL Merged ideas in B, C, and D. See B B-1.4.2.6.3.
D-1.4 Parking Sub SC PK Just a heading that will exist where appropriate
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D-1.4.2.1.
To incorporate parking as an attractive, integrated element of development and address issues that
influence the physical and visual characteristics of parking areas, such as the appropriate location for
parking, size of parking areas, paving materials, landscaping, and screening.
Sub SC PK Exists in B, C, and D. Merged intent in B B-1.5.2.1.
D-1.4.3.1.Parking should establish appropriate circulation patterns that accommodate and balance pedestrian
and vehicular uses. Sub SC PK C and D functionally the same. C has extra text, but listed as optional dependent on size C-1.4.3.1.
D-1.4.3.1.1.Neighborhood-oriented developments are encouraged to use parking configurations that contribute
to a functional internal circulation network. Sub SC PK Kind of vague. Mostly a goal?
D-1.4.3.1.2.Coordinate vehicular and pedestrian circulation patterns to delineate travel lanes from pedestrian
walkways and adjoining public spaces. Sub SC PK Really seems like a purely safety thing. Pedestrian travel delineation and crossings needs to get a lot
better than currently in large non-residential developments C-1.4.3.1.1.
D-1.4.3.1.3.Provide pedestrian connections from internal circulation to public spaces and adjacent roadways.Sub SC PK C and D.C-1.4.3.1.2.
D-1.4.3.2.
Design surface parking as an integrated and attractive element of the built environment that
promotes pedestrian comfort and safety and adds to the aesthetic character of developments, in
addition to accommodating vehicular uses.
Sub SC PK C and D.C-1.4.3.2.
D-1.4.3.2.1.
Break up parking into smaller separated modules and arrange parking to minimize large impervious
paving areas. Use pedestrian circulation, landscaping, public space, internal roadways, and primary
drive aisles to separate parking areas.
Sub SC PK B, C, and D all functionally the same. Merged B-1.5.3.1.1.
D-1.4.3.2.2.11-3A-19 Design and lay out parking to avoid long, unbroken parking bays. Parking bay lengths should not
exceed 200 feet. Where appropriate, provide crossing travel lanes that improve circulation.Sub SC PK Similar elsewhere with different bay lengths. Second sentence is similar to separate actions.
Measurement in C changed to be same as D (per current planning). Delete this one.C-1.4.3.2.3.
D-1.4.3.2.3.11-3A-19 Limit the amount and depth of parking between building façades and roadways to 50 percent or less
of the total required parking for the site to encourage compact developments. Sub SC PK Similar in C and D. Seems pointless with satellite buildings, and has zero functional value to the
intent (compact developments)C-1.4.3.2.2.
D-1.4.3.2.4.Neighborhood-oriented, small-scale anchors oriented along roadways should distribute parking
areas on at least two sides of the building.Sub SC PK In UDC already, and not very clear here
D-1.4.3.2.5.Use trees, landscaping, hardscapes, and architectural elements to provide shade, create interest,
and human scale for pedestrians, and add aesthetic qualities to parking areas.Sub SC PK B-1.5.3.1.3.
D-1.4.3.2.6.
Shade pedestrian walkways and parking, including stalls and drive aisles, with the appropriate class
and use of trees and arrange tree plantings in configurations that will provide shade for at least 50
percent of parking surfaces at mature growth.
Sub SC PK Repeated multiple times B-1.5.3.1.4.
D-1.4.3.2.7.
Enhance the attractiveness of parking with berms, landscaping, walls, architectural elements, or a
combination to produce an appropriate buffer and/or screen adjacent to residential areas, public
spaces, or along roadways and pedestrian walkways.
Sub SC PK More intense than UDC. Exists in all B, C, and D to varying degrees.B-1.5.3.1.6.
D-1.4.3.2.8.Distribute and integrate appropriately scaled lighting to provide safe and adequately illuminated
environments for vehicular and pedestrian use. Sub SC PK C and D C-1.4.3.2.7.
D-1.4.3.3.Where appropriate, incorporate and arrange on-street parking to produce traffic calming effects for
adjacent pedestrian environments and roadways. Sub SC PK C and D C-1.4.3.3.
D-1.4.3.3.1.
Coordinate the use of on-street parking, including the design and location, with the transportation
authority. Internal roadways are encouraged to use on-street parking that is integrated with
streetscapes, parkways, and pedestrian walkways.
Sub SC PK C is virtually identical, but broken up into two action items instead of just one. C is better broken up,
delete this.C-1.4.3.3.1.
D-1.4.3.3.2.
Where on-street parking is provided or where vehicles are circulation is directed in front of building
entries, integrate traffic calming strategies and techniques, such as landscape islands, bulb-outs, and
detailed crosswalks, to increase safety and enhance the development character.
Sub SC PK Repeat. Stated poorly C-1.4.3.3.3.
D-1.4.3.4.
Design parking areas, or portions thereof, to accommodate other uses, such as markets, plazas, and
other pedestrian-oriented gathering spaces, that temporarily shift focus away from vehicle use and
promote pedestrian activity.
Sub SC PK Exists in B and D at least, not sure why not C. Wording might just be different and not finding in
similar search. Should be all?B-1.5.3.2.
D-1.4.3.5.
Structured parking facilities should be designed to coordinate vehicular ingress/egress and screen
parking levels adjacent to roadways, public spaces, and where visible from residential areas. Use the
appropriate architectural guidelines in the Design Manual under sections B, C, or D as appropriate to
design parking structure façades.
Sub SC PK
Requires design review and should fall under architectural standards because the structure will
require compliance as a building. Design Review for structure itself, and UDC standards for
access/circulation?
D-1.5 Public and Open Space Sub SC PO Just a heading that will exist where appropriate
D-1.5.2.1.
To provide a variety of attractive, usable, and integrated public and open spaces that enhance
development character, encourage pedestrian use, and contribute to community life and the
positive experience of daily activities.
Sub SC PO Just a goal…probably similar to others. Combine later if appropriate C-1.5.2.1
D-1.5.3.1.Design public and open spaces as destinations within individual developments and mixed-use areas
that provide places for recreation, social gathering, and other pedestrian activities. Sub SC PO C and D. Just need it once?C-1.5.3.1.
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D-1.5.3.1.1.Provide appropriate types and sizes of public and open spaces, including development amenities,
which are proportional to the proposed use and intensity of development.Sub SC PO C and D. Just need it once? See note/question on C C-1.5.3.1.1.
D-1.5.3.1.2.The physical form of public and open spaces should not be created from residual land areas; use a
planned form with a coherent design that is integrated with the site layout. Sub SC PO Not sure where this should go, but its good to keep in some form. Mostly a sub division issue?
D-1.5.3.1.3.Clearly delineate the edges of public, urban, and open spaces. Use building façades, materials,
architectural features, landscaping, or other appropriate means to define the edges of public spaces.Sub SC PO Not sure where this should go, but its good to keep in some form, and said like this.B-1.6.3.1.3.
D-1.5.3.1.4.Place public and open spaces adjacent or in close proximity to transit facilities, building entries,
roadways, pedestrian walkways, and other public spaces and provide pedestrian connections.Sub SC PO Some of these throughout - consolidate?B-1.6.3.1.5.
D-1.5.3.1.5. Where appropriate, use public and open spaces to create compatible transitions between different
land uses, including adjacent residential areas.Sub SC PO Similar in B and C. Similar in E, but different sub-sect.E-1.4.3.3.
D-1.5.3.1.6.Design public spaces to provide visual interest and pedestrian scale that enhances development
character and complements adjacent building designs.Sub SC PO I think this has some similar elsewhere…C-1.5.3.1.4.
D-1.5.3.2.
Incorporate pedestrian-oriented amenities that promote various active and passive uses within
public and open spaces. Pedestrian amenities include, but are not limited to, furnishings,
landscaping, artwork, lighting, and water features.
Sub SC PO B, C, and D similar. Merged B-1.6.3.2.
D-1.5.3.2.1.Use decorative pavers or other materials suitable for hardscapes that endure well and add texture,
color, pattern, and decoration to public spaces. Sub SC PO B, C, and D B-1.6.3.2.1.
D-1.5.3.2.2.
Incorporate plantings, trees, and other plant materials to add vertical texture and variety to public
spaces; where appropriate, coordinate streetscapes and/or landscaping to maintain a consistent
look along roadways.
Sub SC PO Exists in B, C, D, and E. Use B wording
D-1.5.3.2.3.
Provide adequate seating for gathering spaces, along the edges of public and open spaces, or where
appropriate to accommodate pedestrian and user activities. Use fixed and/or movable seating, such
as benches, low walls, steps, planter and fountain edges, or tables and chairs.
Sub SC PO Lot of text for something that seems like in the weeds. Similar to B and C. Delete B-1.6.3.2.3.
D-1.5.3.2.4.Incorporate public art as a feature or integrated element of the public space. Where appropriate,
incorporate artwork as an integrated component of the building design.Sub SC PO D and E, B and C are very similar. Merged all B-1.6.3.2.4.
D-1.5.3.2.5.Include decorative details and elements, such as banners, flags, signs, and planters, which visually
enhance the attractiveness and character of the space with additional layers of color and texture.Sub SC PO B, C, D, and E all identical.B-1.6.3.2.5.
D-1.5.3.2.6.Where appropriate, provide pedestrian-scaled light fixtures that provide adequate lighting levels to
support the intended activities within public and open spaces. Sub SC PO C, D, and E all functionally same. No reason for B not to be included or merged with another idea, if
not already B-1.6.3.2.6.
D-1.5.3.3.Public and open spaces should maintain pedestrian and user safety and provide secure
environments that avoid dead areas, hidden corners, dark areas, and unusable space.Sub SC PO B is better B-1.6.3.3
D-1.6 Landscaping Sub SC LS Just a heading that will exist where appropriate
D-1.6.1.1.
To encourage the attractive and purposeful use of plants and other landscape materials to enhance
development character, public and open spaces, parking areas, required buffers, screening, and
pedestrian environments.
Sub SC LS Same in C and D.C-1.6.1.1
D-1.6.2.1.
Use an organizational strategy for landscape plantings to promote aesthetic compositions that
enhance development character. Avoid indifferent and unsubstantial plantings, particularly along
narrow buffers and setbacks.
Sub SC LS Same in C and D. C-1.6.2.1.
D-1.6.2.1.1.Use formal planting arrangements, such as regular and linear intervals and geometric patterns, for
streetscapes, parkways, public spaces, parks, plazas and squares.Sub SC LS B, C, and D virtually identical B-1.7.3.3.1.
D-1.6.2.1.2.
Use informal planting arrangements, such as irregular intervals, random patterns and groupings, to
create additional interest and focal elements or to produce a natural setting along roadways,
pathways and walkways, within public spaces or as buffers and screening between land uses.
Sub SC LS Merged intent with B B-1.7.3.3.2.
D-1.6.2.2.Integrate landscaping to establish a consistent appearance and aesthetic character for
developments and buffers.Sub SC LS Fluff. Similar to C C-1.6.2.2.
D-1.6.2.2.1.11-3B Use appropriate classes of trees for parking areas, buffers, screening, public and open spaces and
streetscapes to enhance development character. Sub SC LS Similar to B and C. Merge.B-1.7.3.3.3.
D-1.6.2.2.2.Consider tree height and canopy diameter at mature growth for spacing and aesthetics as well as
watering requirements, maintenance, and soil conditions before selecting species. Sub SC LS Same as merged D-1.6.2.2.1
D-1.6.2.2.3.Landscaping should encourage the appropriate and attractive use of xeric, drought-tolerant plant
species and non-plant materials to reduce maintenance and water consumption. Sub SC LS C and D only C-1.6.2.2.2.
D-1.6.2.2.4.Incorporate various plants and non-vegetative materials that provide groundcover and add interest
and texture to landscaping compositions. Avoid the extensive use of turf and lawn as groundcover.Sub SC LS C and D only C-1.6.2.2.3.
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D-1.6.2.2.5.Use planters and planting arrangements that feature seasonal plants, flowers, and ornamental trees
to provide accents and focal points.Sub SC LS C and D only C-1.6.2.2.4.
D-1.6.2.3.
Where appropriate or advantageous to promote pedestrian activity, integrate streetscape profiles
along roadways, primary drive aisles, building façades, and public spaces. Use the guidelines for
streetscapes from Section B of the Design Manual.
Sub SC LS C and D only C-1.6.2.3.
D-1.6.2.4.
Where possible, development should coordinate landscaping with adjacent properties to establish
the use of similar elements that produce a complementary character along roadways, buffers, and
public space.
Sub SC LS C and D only C-1.6.2.4.
D-2.1 Cohesive Design Sub AC CD Just a heading that will exist where appropriate
D-2.1.2.1.
To encourage visually aesthetic building designs that promote quality architectural character and
establish built environments that are compatible with existing, planned, and/or anticipated adjacent
land uses.
Sub AC CD C and D the same. Residential?C-2.1.2.1.
D-2.1.3.1.
Building designs should appropriately address building scale, mass, and form, and the use of
materials, architectural elements, and details to ensure a compatible and aesthetic contribution to
the built environment.
Sub AC CD B, C, D, and E all share similarities. Merge C-2.1.3.1.
D-2.1.3.2.Use fundamental design principles, including but not limited to, composition, order, balance,
rhythm, repetition, proportion, and scale, to create a unified building design.Sub AC CD B, C, and D all similar. Merge B-2.1.3.2.
D-2.1.3.3.Design building façades that express architectural character and incorporate the use of design
principles to unify developments and buildings, and relate to adjacent and surrounding uses.Sub AC CD Same as C C-2.1.3.3.
D-2.1.3.3.1.
Design all appropriate sides of buildings, including façades that face public roadways, public spaces,
other buildings, interior site elements, and adjacent uses, to unify a consistent building design and
appearance with the consistent use of materials, elements, and color.
Sub AC CD C-2.1.3.3.1.
D-2.1.3.4.Building design should enhance public and opens spaces, articulate aesthetic character, and provide
human and pedestrian scale.Sub AC CD Similar in B, C, D, and E. Merge all B-2.1.3.3.
D-2.1.3.4.1.Design buildings to enhance the attractiveness and appeal of developments, define public and open
space, establish community identity, and promote pedestrian environments. Sub AC CD Similar in C, D, and E. More detailed in B. Merge basic level for all C-2.1.3.4.1.
D-2.1.3.4.2. Where appropriate, incorporate human and pedestrian scale as integral components of the building
design.Sub AC CD Identical in B, C, and D. Similar in E. Merge B-2.1.3.3.2.
D-2.1.3.5.Use building design and architecture to promote mixed-use and denser developments as
aesthetically pleasing developments throughout the community.Sub AC CD Same in C and D C-2.1.3.5.
D-2.1.3.5.1.Building designs are encouraged to use horizontal mixed-use forms to create compact
developments.Sub AC CD
When is "horizontal" mixed-use compact???? Why is the item under residential list both vertical
integrated and horizontal but not here where more appropriate? Merged with E-2.1.3.4.1 and C-
2.1.3.5.1
C-2.1.3.5.1.
D-2.2 Building Scale Sub AC BS Just a heading that will exist where appropriate
D-2.2.1.1.
To encourage building designs that appropriately use architectural and human scale to establish
compatible physical and visual relationships with adjacent and surrounding developments and
reinforce a cohesive architectural character
Sub AC BS C, D, and E C-2.2.1.1.
D-2.2.2.1.Proposed developments should use proportion and scale to design buildings compatible in height,
mass, and form with an appropriate transitional built environment. Sub AC BS C, D, and E similar. Not sure why does not apply to B. May be buried. Merged C-2.2.2.1.
D-2.2.2.1.1.
Infill, greenfield, and redevelopment proposals should coordinate the placement, orientation, and
design of buildings to mitigate and avoid the visual appearance of buildings that present an
overwhelming form, mass, and scale.
Sub AC BS C, D, and E C-2.2.2.1.1.
D-2.2.2.1.2.
Multi-building developments are encouraged to produce innovative and creative designs that
visually reduce the mass, size, and box form to promote an aesthetic appearance on appropriate
façades.
Sub AC BS C and D C-2.2.2.1.2.
D-2.2.2.1.3.Where appropriate, group or incorporate smaller uses that introduce building modulation and
façade articulations along roadways or adjacent to public space to break up building mass and scale.Sub AC BS C and D at least, maybe others C-2.2.2.1.3.
D-2.2.2.2.Design and configure buildings to reduce overwhelming and disproportioned architectural scale to
establish appropriate relationships to adjacent roadways and uses.Sub AC BS C and D C-2.2.2.2.
D-2.2.2.2.1.Development should consider the scale of surrounding buildings, including relationships to
residential areas, as well as an appropriate scale for neighborhood environments.Sub AC BS Similar to B, C, and D.C-2.2.2.2.
D-2.2.2.2.2.
Use variation in building form and proximity to other buildings, including, but not limited to, step-
backs, similar roof forms, and building height, to ensure building elements are compatible and/or
transition to adjacent uses.
Sub AC BS Similar in B, C, D, and E. Merged B-2.2.2.1.3.
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D-2.2.2.2.3.
Where appropriate, establish a hierarchy of building scales that transition from intense to less
intense uses, maintain relationships between stages, and provide opportunities to create distinctive
areas and “districts.”
Sub AC BS C, D, and E similar. Really not sure what the intent is.C-2.2.2.2.3.
D-2.2.2.3.Incorporate human scale on appropriate building façades to support an aesthetic architectural
character that contributes to the quality of the building design, adjacent buildings and public spaces.Sub AC BS B, C, and D similar. Merged B-2.2.2.3.
D-2.2.2.3.1.Use human scale to emphasize fenestration patterns, architectural elements, proportion, materials,
and detailing throughout the façade and building design.Sub AC BS B, C, D, and E identical B-2.2.2.3.1.
D-2.2.2.3.2.Pedestrian scale is required at the ground or pedestrian level at building entries, along roadways,
and adjacent to public spaces. Sub AC BS Similar in B, C, and D. Terminology floats (human vs. ped). Merged B-2.2.2.3.2.
D-2.3 Building Form Sub AC BF Just a heading that will exist where appropriate
D-2.3.1.1.To enhance the visual interest of building designs and promote quality architectural character.Sub AC BF C and D C-2.3.1.1.
D-2.3.2.1.Articulate building forms, including, but not limited to, massing, walls, and roofs, with appropriately
scaled modulations that contribute to the development of visually aesthetic building designs. Sub AC BF B-2.3.2.1.
D-2.3.2.1.1.
Building façades that face roadways, public spaces, and pedestrian environments should incorporate
façade modulations, including, but not limited to, appropriately proportioned projections, recesses,
and step-backs that articulate wall planes and break up building masses.
Sub AC BF B, C, D, and E are similar. Merged B-2.3.2.1.1.
D-2.3.2.2.Incorporate visual and physical distinctions in the building design that enhance building forms,
articulate façades, identify entries, and integrate human scale.Sub AC BF B, C, and D. Merged here as core. B changed to focus on multiple building floors C-2.3.2.2.
D-2.3.2.2.1.Use divisions, fenestration, architectural elements, details, accent materials, and human scale to
articulate building façades that relate to adjacent roadways and uses.Sub AC BF Why in C and D only? This is buried in several other guidelines. Might need to be separated and
made core???C-2.3.2.2.1.
D-2.3.2.2.2.Where building designs incorporate multiple stories, or equivalent building heights, design upper
stories to complement lower stories and create a cohesive building design. Sub AC BF C and D. Similar exist in other sections, grouped with other items. Might need to be separated.C-2.3.2.2.2.
D-2.3.2.2.3.
Use horizontal and vertical divisions in wall planes to organize fenestration as integrated elements
of façade compositions, provide visual interest and complexity to the building design, and emphasize
the structure or feature architectural elements.
Sub AC BF Functionally the same as B-2.3.2.2.1., and identical to one in C. Should all just be same? May need
to tweak B/C a bit.C-2.3.2.2.3.
D-2.3.2.2.4.Design lower stories to visually anchor buildings to the ground or street and appropriately integrate
architectural elements and details that emphasize pedestrian scale.Sub AC BF B, C, and D. Doesn't make sense not to be all, as E still has items related to first floor being larger
and more pronounced than second for ped reasons???B-2.3.2.2.2.
D-2.3.2.2.5.
Design the uppermost story or façade wall planes to complete the building design. Use articulation,
architectural elements, materials, and details to emphasize the termination of walls, roof planes, or
rooftop elements.
Sub AC BF C and D C-2.3.2.2.5.
D-2.3.2.3.
Building designs should establish visual connections that relate internal spaces at ground- or street-
level with adjacent roadways, public spaces, and pedestrian environments. Multistory buildings
should provide more transparency at ground or street level than upper stories.
Sub AC BF Wordy objective, and seems duplicative with action item, D-2.3.2.3.1. B-2.3.2.3.
D-2.3.2.3.1.
Use architectural elements, such as doors and windows, details, and materials to articulate building
façades that face roadways, or are adjacent to public spaces and pedestrian environments to
establish a transparent relationship between active indoor and outdoor spaces.
Sub AC BF Really, "Use doors and windows"??? Groundbreaking!B-2.3.2.3.1.
D-2.3.2.5.
Building roof types, forms, and elements should provide variation and interest to building profiles
and contribute to the architectural identity of buildings without imposing overwhelming scale on
adjacent uses.
Sub AC BF B, C, and D B-2.3.2.5.
D-2.3.2.5.1.
Building designs should incorporate appropriate roof forms with primary and secondary roof
elements that complement the building form and façade designs and help reduce the appearance of
building mass and scale.
Sub AC BF B, C, and D B-2.3.2.5.1.
D-2.3.2.5.2.
Where appropriate, modulate and/or articulate roof types, both flat and sloped, with roof elements,
including, but not limited to, parapets, dormers, overhangs, and eaves, architectural detailing, and
cornice work.
Sub AC BF B, C, and D B-2.3.2.5.2.
D-2.4 Architectural Elements Sub AC AE Just a heading that will exist where appropriate
D-2.4.1.1.
To integrate architectural elements and details as components of cohesive building designs that
enhance the visual interest of building façades, support activity at and/or near ground level, and
provide human and pedestrian scale.
Sub AC AE B, C, and D similar. Merge B-2.4.1.1.
D-2.4.2.1.
Use architectural elements and detailing, including, but not limited to, fenestration patterns,
awnings, canopies, balconies, entries, materials, and decorative or ornamental detailing, to
articulate façades and contribute to an aesthetic building character.
Sub AC AE Identical to C, similar to B.C-2.4.2.1.
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D-2.4.2.1.1.Design and articulate architectural elements using proportions, divisions, detailing, materials,
textures, and colors that appropriately integrate these elements with the building design.Sub AC AE Exists in all B, C, D, and E. Just needs to be core guidelines.B-2.4.2.1.1.
D-2.4.2.1.2.
Provide architectural elements and detailing that emphasize human scale throughout the building
design. Human scale that uses a high level of design and detailing is required at ground or street
level adjacent to roadways, pedestrian environments, and public spaces.
Sub AC AE Functionally the same as B C-2.4.2.1.2.
D-2.4.2.1.3.
Where appropriate, provide building overhangs or other similar features, such as canopies and
awnings, that offer temporary relief from inclement weather along portions of façades that adjoin
pedestrian environments.
Sub AC AE Identical to C, similar to B.C-2.4.2.1.3.
D-2.4.2.1.4.
Integrate strategically located elements as focal points in building designs. Focal elements should be
proportional to the building scale and emphasize building corners, entries, adjacent public spaces,
and other such features to establish development or building identity.
Sub AC AE B, C, and D similar. Merge B-2.4.2.1.4.
D-2.4.2.2.
Building designs should not create blank wall segments along roadways or adjacent to public space.
Use architectural elements and detailing in combination with color palettes, textural changes, and
material combinations to mitigate the stark appearance of blank walls. Landscaping techniques may
also be considered.
Sub AC AE B, C, and D all similar B-2.4.2.2.
D-2.4.2.3.
Organize and locate building service equipment, including, but not limited to, mechanical units,
flutes, and vents, away from building entries, roadways, public spaces, and where possible from
adjacent buildings.
Sub AC AE B, C, and D all similar B-2.4.2.3.
D-2.4.2.3.1.Use integrated architectural elements to provide adequate screening and appropriately conceal
service equipment and areas. Sub AC AE Addressed in first occurrence for all but residential B-2.4.2.3.1.
D-2.4.2.3.2.Screen service equipment at ground level from pedestrian and vehicular view to a minimum height
of the equipment on all sides and integrate with the building design and site layout.Sub AC AE Addressed in first occurrence for all but residential C-2.4.2.3.2.
D-2.4.2.3.3.
Screen service and building equipment that is attached or on top of structures from public view. Use
pedestrian lines of sight from the farthest edge of the adjoining right-of-way to determine the
height and effectiveness of screening.
Sub AC AE B, C, and D all similar B-2.4.2.3.3.
D-2.4.2.3.4.
Use screening techniques, architectural elements, and materials that are consistent with the
building design and do not detract from the aesthetic appearance of the building and adequately
conceal equipment.
Sub AC AE Addressed in first occurrence for all but residential B-2.4.2.3.4.
D-2.5 Materials Sub AC MA Just a heading that will exist where appropriate
D-2.5.1.1.To encourage the use of quality materials that promote aesthetic building designs and appropriate
contributions to the development of a timeless community character.Sub AC MA Addressed in first occurrence for all but residential B-2.5.1.1.
D-2.5.2.1.Buildings with façades that face multiple roadways and/or public spaces should use consistent
material combinations, quality, and detailing to unify the building design. Sub AC MA Addressed in first occurrence for all categories B-2.5.2.1.
D-2.5.2.2.Use complementary material combinations that contribute to a cohesive building design. Use
materials from the following basic groups: wood, masonry, concrete, metal, and glazing.Sub AC MA Addressed in first occurrence for all categories B-2.5.2.2.
D-2.5.2.2.1.Select a combination that emphasizes a finished composition and enhances human scale for lower
stories and pedestrian scale at ground level. Sub AC MA Addressed in first occurrence for all but residential B-2.5.2.2.1.
D-2.5.2.2.2.
Concrete masonry that provides texture, interest, and detail may be appropriate for building
designs; however, the use of ordinary, smooth face block, unfinished, colored, or painted, is not an
acceptable finish material for building façades along roadways, adjacent to public spaces, and
residential areas.
Sub AC MA Addressed in first occurrence for all but residential B-2.5.2.2.2.
D-2.5.2.2.3.
Use well-detailed, proportioned, and durable materials that will weather and age gracefully, adding
to the architectural character over time. Avoid non-durable materials that deteriorate quickly and
require frequent maintenance or replacement.
Sub AC MA Addressed in first occurrence for all categories B-2.5.2.2.3.
D-2.5.2.2.4.Create interest and variety in façade design to establish attractive architectural character and
human scale. Sub AC MA B, C, and D all similar B-2.5.2.2.4.
D-2.5.2.2.5.Provide pattern, texture, and detail in the building design and distinguish field materials from accent
materials.Sub AC MA B, C, D, and E similar B-2.5.2.2.5.
D-2.5.2.3.
Where materials transition or terminate, provide detailing to express the natural appearance of the
material. (For example, stone or stone-like products should convey the appearance of mass and
should not appear as a thin veneer.)
Sub AC MA Addressed in first occurrence for all categories B-2.5.2.3.
D-2.5.2.4.Use colors that complement the use of building materials and support innovative and good design
practices.Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.
D-2.5.2.4.1.
The use of subtle, neutral, and natural tones for field materials should complement accent colors
and materials. The use of deep earth tones or saturated colors to distinguish building façades should
enhance the building design and be compatible with adjacent structures.
Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.1.
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D-2.5.2.4.2.The use of intensely bright and fluorescent colors, as well as the widespread use of saturated hues
without complementary colors, materials, and accents, is discouraged.Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.2.
D-2.5.2.4.3.
Materials or colors with high reflectance, such as metal or reflective glazing, should be reviewed and
evaluated with the Planning staff to minimize glare on roadways, public spaces, and adjacent uses
and to determine appropriateness.
Sub AC MA Addressed in first occurrence for all categories B-2.5.2.4.3.
D-2.6 Signs and Lighting Sub AC SL Just a heading that will exist where appropriate
D-2.6.2.1.To encourage the use of signs and architectural lighting as integrated elements of building and site
designs that contribute to the atmosphere of quality, aesthetic built environments.Sub AC SL Addressed in first occurrence for all but residential B-2.6.2.1.
D-2.6.3.1.Where appropriate, use lighting on building exteriors to promote safe pedestrian environments
along roadways, at intersections, and in public spaces.Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.
D-2.6.3.1.1.Coordinate lighting fixture spacing and height along streetscapes and roadways to avoid conflicts
with tree plantings.Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.1.
D-2.6.3.1.2.The use of architectural lighting is encouraged to be energy-efficient and easily maintained, in
addition to providing attractive qualities to building character and public spaces.Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.2.
D-2.6.3.1.3.Lighting fixtures used on building exteriors should be integrated with building design and coordinate
with architectural elements and building entries.Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.1.3.
D-2.6.3.2.
Signs should complement building designs and be integral with architectural elements and materials.
Relate the size, shape, materials, details, and illumination to a pedestrian scale as appropriate, in
addition to accommodating vehicles.
Sub AC SL Similar to B and C. Merged C-2.6.3.2.
D-2.6.3.2.1.Provide signs to identify individual storefronts, buildings and uses along roadways, pedestrian
environments, and within developments. Avoid large, single signs with multiple tenants.Sub AC SL Similar to B, C, and D. Merged B-2.6.3.2.1.
D-2.6.3.2.2.Use corporate and business logos to identify developments and businesses along roadways,
pedestrian environments, and adjacent to public spaces .Sub AC SL Exists in C and D C-2.6.3.2.2.
D-2.6.3.2.3.Use appropriately scaled signs that incorporate logos, minimize or eliminate the use of large
amounts of text, and are compatible with the architectural character and design of the building. Sub AC SL Exists in C and D C-2.6.3.2.3.
D-2.6.3.2.4.
Where buildings are brought up close to roadways, pedestrian environments, and public spaces, use
appropriate urban sign types consistent with the UDC standards that address pedestrian sight lines
in addition to vehicular traffic.
Sub AC SL Functionally same as C. Doesn’t seem to add much. Merged C-2.6.3.2.4.
D-2.6.3.2.5.Decorative flags and banners should promote the identity of place and enhance the character and
attractiveness of buildings and public spaces rather than advertise.Sub AC SL Addressed in first occurrence for all but residential B-2.6.3.2.6.
D-3.1.3.1.
To encourage the appropriate development of Neighborhood Centers throughout the City as
expressed in the Comprehensive Plan, including the incorporation of higher residential densities,
integrated public space, and small-scale commercial within a mixed-use environment compatible
with the surrounding area.
Sub SPC NC
This entire N.C. section is ignored. Consider these as a sub category of Site character, rather than
under Architectural. Addressed in Comp Plan, but UDC is where this does not happen, and which
causes problems for design review later (too late)
D-3.1.4.1.Develop Neighborhood Centers under a single concept or master plan to ensure a unified character
and seamless development buildout that avoids the piecemeal appearance of separated uses. Sub SPC NC N.C.
D-3.1.4.1.1.
Where a Neighborhood Center designation consists of multiple property owners, the applicant shall
coordinate with the property owners to develop a concept or master plan for the entire land use
designation.
Sub SPC NC N.C.
D-3.1.4.1.2.
Concept or master plans should identify the size and boundaries of the Neighborhood Center and
establish the relationships between the proposed types and intensities of uses as well as
appropriate transitions to adjacent areas.
Sub SPC NC N.C.
D-3.1.4.1.3.
The concept or master plan should clearly communicate the following: site access, internal
circulation patterns, connectivity to adjacent uses, site organization and building orientations,
parking areas, and public or common spaces.
Sub SPC NC N.C.
D-3.1.4.2.
Use the Neighborhood Center Concept Diagram in the Comprehensive Plan or a similar concept to
organize the following general land uses: a core commercial area, residential areas, and public uses
within Neighborhood Center designations on the Future Land Use Map.
Sub SPC NC N.C.
D-3.1.4.3.Provide compact commercial and office developments oriented toward the daily needs of residents,
including small-scale retail, entertainment, and office, including local and professional services.Sub SPC NC N.C.
D-3.1.4.3.1.Core areas are encouraged to use vertically integrated mixed-use forms that reinforce an
appropriate street character and pedestrian orientation.Sub SPC NC N.C.
D-3.1.4.3.2.Commercial cores and mixed-use areas should be centrally located to allow convenient access for
adjacent and nearby residents. Sub SPC NC N.C.
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D-3.1.4.4.Use appropriate densities and mixed-use environments to provide and distribute a variety of
housing options within the Neighborhood Center.Sub SPC NC N.C.
D-3.1.4.4.1.
Appropriately use residential housing types to transition from higher densities at the commercial
core to medium and low densities at the edge of the Neighborhood Center, as indicated on the
Future Land Use Map.
Sub SPC NC N.C.
D-3.1.4.5.
Provide public uses such as parks, plazas, and common greens, as well as public and quasi public
buildings, to serve residents. Distribute these public spaces appropriately throughout the
Neighborhood Center.
Sub SPC NC N.C.
D-3.1.4.5.1.Provide a large plaza or green space adjacent to the commercial core as a focal element of the
Neighborhood Center, and design this space to accommodate various pedestrian activities.Sub SPC NC N.C.
D-3.1.4.5.2.
Create and distribute smaller public and common spaces throughout the Neighborhood Center,
including, but not limited to, parks, playgrounds, sports and multiuse fields, and sheltered areas with
tables or seating.
Sub SPC NC N.C.
D-3.1.4.5.3.
Connect public and common spaces within an overall circulation system that accommodates
pedestrian mobility. Use enhanced streetscapes, parkways, dedicated bicycle lanes, pathways, trails,
and other pedestrian-oriented passages.
Sub SPC NC N.C.
D-3.1.4.6.
Develop a recognizable, formalized, and interconnected street network that provides convenient
internal circulation and parallel routes that encourage local trips to minimize vehicle use on arterial
roadways. (See Manual Section B. Design Guidelines for Urban Developments for street network
guidelines.)
Sub SPC NC N.C.
D-3.1.4.6.1.Street networks should converge on site access points, core commercial areas, schools, parks, and
other public uses. Sub SPC NC N.C.
D-3.1.4.6.2.Provide safe, attractive, and accessible street crossings throughout the Neighborhood Center that
are appropriately located and integrated into the pedestrian circulation system. Sub SPC NC N.C.
D-3.1.4.6.3.Where roadways connect Neighborhood Center development with adjacent uses and residential
areas, design these connections as attractive entrances and identifying elements.Sub SPC NC N.C.
D-3.1.4.7.Orient commercial, office, and residential buildings along roadways and/or adjacent to public spaces
to establish an attractive neighborhood character and create an appropriate street presence.Sub SPC NC N.C.
D-3.1.4.7.1.Neighborhood Centers are encouraged to design a “main street” environment to anchor the
commercial core and expand uses outward within an appropriate street network. Sub SPC NC N.C.
D-3.1.4.7.2.Building orientations and site layout should frame public and open spaces to create view sheds and
focal points for residential and commercial areas.Sub SPC NC N.C.
E-1.1 Coherent Plan Res SC CP Just a heading that will exist where appropriate
E-1.1.2.1.To encourage attractive, livable residential developments and neighborhoods that are integrated
and compatible with adjacent uses.Res SC CP Residential goal. Livable is more important than attractive
E-1.1.3.1.
Residential developments should establish appropriate orientations to surrounding uses, including
residential and non-residential areas, that encourage compatible development patterns, character,
and appearances.
Res SC CP Not sure this says much. Restates sub guidelines
E-1.1.3.1.1.Develop a concept plan to demonstrate compatibility with adjacent uses and the cohesiveness of
individual project components. Use master plans for phased and multiple-site developments.Res SC CP This really seems like something that applies to all?D-1.1.3.1.1.
E-1.1.3.1.2.Where appropriate, coordinate with adjacent uses, including single project phases, to promote the
development of a cohesive neighborhood. Res SC CP This is pretty similar to a generic one in C, which is better said.C-1.1.3.1.4.
E-1.1.3.1.3.Avoid piecemeal and fragmented development that detracts from the establishment of an aesthetic
neighborhood appearance and character. Res SC CP Core guideline? C, D, and E C-1.1.3.1.3.
E-1.1.3.1.4.Residential developments should create a pleasant, comfortable, and safe place to live that is
integrated within a neighborhood and the community.Res SC CP UDC does not require a mix of housing types except for TN-R and PD process.
E-1.1.3.2.Residential developments are encouraged to provide a mix of housing types to promote non-
homogeneous neighborhoods capable of accommodating a wide range of residents. Res SC CP Is there value with this for general residential (large scale sub divisions)? Reworded to be
independent from sub guideline.
E-1.1.3.2.1.Where appropriate, use this mix to provide transitions in scale between higher-density and lower-
density areas.Res SC CP Reworded to be stand alone.E-1.1.3.2.
E-1.1.3.3.Anticipate the addition of future transit systems to the transportation network and plan for the
integration of appropriate facilities and infrastructure. Res SC CP Identical in D and E, similar in others. Core?D-1.1.3.2.
E-1.1.3.3.1.Coordinate routes, placement of facilities, and infrastructure improvements with the appropriate
transportation authorities and any adopted or accepted long-range plans.Res SC CP Similar in all B-1.1.3.2.1.
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E-1.1.3.4.Where appropriate, incorporate and enhance significant natural features as site amenities and/or
design elements. Res SC CP Exists in C, D, and E. probably in E though written differently. Core?C-1.1.3.3.
E-1.1.3.5.
Appropriately address the critical issues of site layout that influence a compatible and integrated
neighborhood character, including, but not limited to, vehicular access, pedestrian connectivity,
building orientations, and common spaces.
Res SC CP More of a goal…zero specifics here. Variations exist in all sections. "merged" thoughts.B-1.1.3.3.
E-1.2 Access and Connectivity Res SC AC Just a heading that will exist where appropriate
E-1.2.2.1.To promote the interconnectivity of the community and reduce the impacts that vehicles impose on
the physical and visual character of residential developments. Res SC AC Likely a repeat from earlier section that just needs to be reworded more generically
E-1.2.2.2.To encourage residential developments that provide multiple and accessible mobility options.Res SC AC Likely a repeat from earlier section that just needs to be reworded more generically
E-1.2.3.1.
Limit street connections for residential developments off major roadways, including highways,
principle arterials, and other designated mobility corridors, to mitigate development impacts on the
roadway system.
Res SC AC Same thing as C. Mention residential in C.C-1.2.3.1
E-1.2.3.1.1.Provide vehicular access from secondary roadways for sites adjacent to major roadways. Res SC AC C-1.2.3.1.2.
E-1.2.3.1.2.Limit street connections on arterial roadways to strategic locations, such as residential and
commercial entries and secondary roadways. Res SC AC Applies to big development and small site stuff…is there a core guideline for this elsewhere???
E-1.2.3.2.
Residential developments should establish an appropriate street network, roadway system, or
circulation pattern that provides connectivity with adjacent uses and promotes contiguous
pedestrian environments.
Res SC AC
E-1.2.3.2.1.Provide safe and attractive connections within and between developments and adjoining uses that
reduce vehicular use, promote walkability, and support access to transit.Res SC AC
E-1.2.3.2.2.
Residential developments should connect with adjacent existing or planned developments and
design integrated connections that provide options to walk, bike, and/or drive without the necessity
to use arterial and major roadways.
Res SC AC D is better. D-1.2.3.1.6 and D-1.2.3.1.7 D-1.2.3.1.6
E-1.2.3.2.3.
Coordinate and design connections to adjacent residential and non-residential developments that
provide accommodations for pedestrians and incorporate streetscapes or landscaping to create
attractive links between uses.
Res SC AC
E-1.2.3.2.4.Residential development entryways should align across primary roadways to form controlled
intersections. Coordinate intersections with the transportation authority as appropriate. Res SC AC D is much better D-1.2.3.2.4
E-1.2.3.2.5.Attractive well-designed and integrated entryways that express a sense of arrival are encouraged.Res SC AC D-1.2.3.1.6 and D-1.2.3.1.7 are better. Kind of a duh anyways, development want this.D-1.2.3.1.6
E-1.2.3.2.6.
Integrate pedestrian routes with site circulation patterns that converge on development amenities,
common and open spaces, and transit facilities and provide connections to parking areas, sidewalks,
pathways and roadways.
Res SC AC Repeated in several forms throughout. D-1.2.3.1.6 and D-1.2.3.1.7, and E-1.2.3.2.1 E-1.2.3.2.1
E-1.2.3.2.7.
Incorporate and coordinate connections through buffers and other barriers that would otherwise
separate and cut off access from residential development to adjacent non-residential and
neighborhood uses.
Res SC AC Current Planning staff to revise pedestrian walkway standards in UDC 11-3A-19A4. Very important.
E-1.2.3.3.Plan for access and connectivity to future transit facilities, including, but not limited to, park-and-
ride locations, pullouts, stops, and shelters. Res SC AC Exists in C, D, and E. Similar in E.C-1.2.3.4.
E-1.2.3.3.1.Coordinate with the appropriate agencies and organizations to ensure successful integration of
transit facilities and infrastructure as integrated elements of the development. Res SC AC I think that C-1.2.3.4. / E-1.2.3.3. implies this.
E-1.2.3.3.2.Provide appropriate pedestrian connections from adjacent use, common spaces, and along
roadways that allow convenient access to transit facilities.Res SC AC Covered elsewhere I think
E-1.3 Orientation and Layout Res SC OL Just a heading that will exist where appropriate
E-1.3.1.1.To encourage proposed residential developments to become integral parts of neighborhoods and
the community rather than separated or isolated areas. Res SC OL Goal
E-1.3.1.2.
To ensure that site organization, including, but not limited to, the placement and orientation of
buildings, structures, and public spaces, as well as the location and layout of services, establishes an
appropriate residential development character.
Res SC OL Similar exists in all. Core?B-1.4.1.1
E-1.3.2.1.
Residential developments should establish an appropriate organizing framework of roadways and
pedestrian walkways that provide an internal circulation network, which promotes vehicular and
pedestrian mobility, parallel routes, and connectivity to adjacent uses.
Res SC OL This category seems like it doesn't need to be in DM. Kind of fluff
E-1.3.2.1.1.Circulation should link residential areas to neighborhood places, including, but not limited to,
common and open spaces, schools, parks, transit facilities, and nearby retail uses.Res SC OL
Very important…hate seeing dead end paths or access points unfinished or lead to nowhere, while
parks and open space lack connectivity. Not just about using left over fragments of space to meet
OS requirements. I'd like to see consolidated open space to be required as "centralized" or within
some distance of furthest parcel via ped infrastructure (does not have to be central on small
developments).
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E-1.3.2.1.2.Where appropriate, incorporate traffic calming strategies that increase neighborhood safety and
provide opportunity to enhance the character of roadways and streetscapes.Res SC OL When would traffic calming become a consideration? When they're creating the sub division
layout???
E-1.3.2.2.
Locate buildings to establish an appropriate development character that enhances the compatibility
and attractiveness of the site, adjacent uses, and neighborhood. (Note: This guideline is not
intended for individual single-family dwellings.)
Res SC OL Similar exists in all. Revisions from other section text. All sub items really deal with setbacks though,
and less about orientation.B-1.4.2.1.
E-1.3.2.2.1.
Appropriately use setbacks or bring buildings up close to roadways to establish a uniform street
presence and support a contiguous pedestrian environment. Orient primary building façades toward
roadways and provide walkways that connect entrances.
Res SC OL Residential only? Similar in C/D, but different intent.C-1.3.2.1.1.
E-1.3.2.2.2.
In addition to the establishment of a street presence, developments should create appropriate
relationships to surrounding uses, including residential areas that integrate a mixture of mitigation
and enhancement techniques, but not limited to screening.
Res SC OL Exists in D and E. Not sure of value…D-1.3.3.2.2.
E-1.3.2.2.3.Limit the distance from buildings to roadways and provide appropriate distances between buildings
to maintain interconnectivity and convenient walking distances for pedestrians. Res SC OL
E-1.3.2.2.4.
Multibuilding developments may place buildings away from roadways if a minimum of 40 percent of
the buildable frontage is occupied by building façades and/or public space that establish an
aesthetically consistent street presence.
Res SC OL C, D, and E C-1.3.2.1.3.
E-1.3.2.2.5.Use buildings that incorporate articulated façades and architectural elements to anchor site corners
at intersections.Res SC OL Functionally same in all sections. Doesn’t really seem to fit with other guidelines in this header,
either B-1.4.2.1.4.
E-1.3.2.3.Strategically locate common and open spaces and site amenities to encourage and support
pedestrian activity. Res SC OL Some of it seems like way before DM (plats), and some of it seems way before DM. If not addressed
early to some level though, it lacks the structure to do right later.
E-1.3.2.3.1.Organize buildings around common space and site amenities to create a sense of enclosure and
delineate space for the activities and uses.Res SC OL
E-1.3.2.3.2.
Use building façades, enhanced streetscapes, or other appropriate enhancements to frame public
spaces and site amenities as focal points within developments and to delineate or distinguish
between public and private areas.
Res SC OL
Move to multi-family. Don't understand why building façade elements and streetscape is under a
section on locating common/open space, in residential (if Urban, then sure). Certainly not required
when we allow a very large portion of open space to not even be useable (stripped out along roads
and associated with drainage)
E-1.3.2.3.3.Orient common spaces and site amenities toward roadways, adjacent to building entries, pedestrian
environments, and streetscapes, or as separations between adjacent uses. Res SC OL Move to multi-family. Probably said similiarly elsewhere. Try and merge if makes sense
E-1.3.2.4.
Where provided, parking should be located toward the interior of the site and integrate with
buildings and common spaces. (Note: This guideline is not intended for individual single-family
dwellings.)
Res SC OL Move to multi-family. This seems like a DM thing, but I know we get concept plans sometimes way
early and it could be missed or bad design allowed unintentionally without UDC too?
E-1.3.2.4.1.
Parking should not be a dominant feature along roadways; place parking areas away from site
corners, primarily to the rear and/or side of buildings to minimize the visibility of parking areas from
roadways.
Res SC OL Move to multi-family. This seems like a DM thing, but I know we get concept plans sometimes way
early and it could be missed or bad design allowed unintentionally without UDC too?
E-1.3.2.4.2.Distribute parking into smaller areas around, between, and behind structures to shorten the
distance to buildings, pedestrian walkways, common spaces, site amenities, and roadways. Res SC OL Move to multi-family. This seems like a DM thing, but I know we get concept plans sometimes way
early and it could be missed or bad design allowed unintentionally without UDC too?
E-1.3.2.4.3. Parking should not interfere with common open spaces and amenities or safe pedestrian circulation. Res SC OL Move to multi-family. This seems like a DM thing, but I know we get concept plans sometimes way
early and it could be missed or bad design allowed unintentionally without UDC too?
E-1.3.2.5.Where possible, coordinate the placement of common spaces and site amenities with adjacent
properties to encourage integrated developments and support community connectivity. Res SC OL Move to multi-family. This seems like a DM thing, but I know we get concept plans sometimes way
early and it could be missed or bad design allowed unintentionally without UDC too?
E-1.3.2.6.Site services and building utilities should not distract from the attractiveness of the residential
development. (Note: This guideline is not intended for individual single-family dwellings.)Res SC OL Exists all. Mereged. Keep just to note exclusion of individual???B-1.4.2.6.
E-1.3.2.6.1.Place and orient services and utilities away from roadways, common spaces, and building entries.
Where necessary, appropriately screen services and utilities. Res SC OL Merged ideas in B, C, D, and E. See B B-1.4.2.6.1.
E-1.3.2.6.2.Place utility lines underground and away from planting zones whenever possible.Res SC OL Merged ideas in B, C, D, and E. See B B-1.4.2.6.3.
E-1.4 Common and Open Space Res SC CO Just a heading that will exist where appropriate
E-1.4.2.1.
To provide a variety of attractive, usable, and integrated amenities and common and open spaces
that enhance development character, are accessible, and contribute to community and residential
life and the positive experience of daily activities.
Res SC CO UDC work group mentioned. Amenities defined in UDC 11-3G
E-1.4.3.1.
Provide integrated, usable amenities and common spaces, including parks, playgrounds, bicycle and
pedestrian pathways, squares, common greens, gardens, and other such spaces that provide usable
spaces for play, recreation, and social or cultural activities.
Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.Design common spaces and amenities to enhance the development character and promote
attractive, pedestrian-oriented elements throughout neighborhoods.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
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Design Manual | Removed Guidelines
Original DM
Code UDC #Original Design Guideline or UDC Code Sect Category Sub-sect Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
E-1.4.3.2.1.Provide appropriate types and sizes of amenities and common spaces that are proportional to the
proposed use and intensity of development.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.2.The physical form of common and open spaces should not be created from residual land areas; use a
planned form with a coherent design that is integrated with the development and neighborhood. Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.3.Common spaces and amenities should be centrally located or distributed throughout a development
with safe walkable routes that provide access for all residents. Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.4.Link multiple common spaces and facilities throughout the development with pedestrian pathways
and parkways.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.5.Place common spaces adjacent or in close proximity to transit facilities, building entries, roadways,
pedestrian walkways, and other public spaces and provide pedestrian connections.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.6.Residential developments adjacent to planned or existing parks, common and open spaces, or other
neighborhood amenities should maximize visibility and pedestrian access to these areas.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.7.Clearly delineate the edges of common and open spaces. Use building façades, materials,
architectural features, landscaping, or other appropriate means to define the edges of spaces.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.2.8.Frame common spaces with building façades, landscaping, and/or streetscapes to create a sense of
enclosure.Res SC CO This seems like a DM thing, but concept plans much earlier and could be allowed unintentionally?
Staff currently looking at the open standards via the UDC workgroup
E-1.4.3.3.Where appropriate, use common and open spaces to create compatible transitions between
different land uses within a development or neighborhood.Res SC CO Generic residential D-1.5.3.1.5.
E-1.4.3.4.
Incorporate pedestrian-oriented amenities that promote various active and passive uses within
common spaces. Pedestrian amenities include, but are not limited to, furnishings, landscaping,
artwork, lighting, and water features.
Res SC CO Exists in B, C, D, and E similiar. Merge B-1.6.3.2.
E-1.4.3.4.1.Use decorative pavers or other materials for hardscapes that endure well and add texture, color,
pattern, and decoration to public spaces. Res SC CO Exists in B, C, D, and E similiar. Merge B-1.6.3.2.1.
E-1.4.3.4.2.
Incorporate plantings, trees, and other plant materials to add vertical texture and variety to public
spaces; where appropriate, coordinate streetscapes and/or landscaping to maintain a consistent
look along roadways.
Res SC CO Exists in B, C, D, and E similiar. Merge B-1.6.3.2.2.
E-1.4.3.4.3.
Provide adequate seating for gathering spaces along the edges of public and open spaces or where
appropriate to accommodate pedestrian and user activities. Use fixed and/or movable seating, such
as benches, low walls, steps, planter and fountain edges, or tables and chairs.
Res SC CO Exists in B, C, D, and E similiar. Merge B-1.6.3.2.3.
E-1.4.3.4.4.Incorporate public art as a feature or integrated element of the public space. Where appropriate,
incorporate artwork as an integrated component of the building design.Res SC CO D and E, B and C are very similar. Merged all B-1.6.3.2.4.
E-1.4.3.4.5.Include decorative details and elements, such as banners, flags, signs, and planters, which visually
enhance the attractiveness and character of the space with additional layers of color and texture.Res SC CO B, C, D, and E all identical.B-1.6.3.2.5.
E-1.4.3.4.6.Where appropriate, provide pedestrian-scaled light fixtures that provide adequate lighting levels to
support the intended activities within public and open spaces.Res SC CO C, D, and E all functionally same. No reason for B not to be incldued or merged with another idea, if
not already C-1.5.3.2.6.
E-1.4.3.4.7.Provide convenient bicycle parking, based on a proportional use and activity level, for common
spaces and amenities.Res SC CO This is kind of universal…
E-1.4.3.5.Residential roadways are encouraged to incorporate detached sidewalks with parkway planting
strips to accommodate canopy-producing street trees.Res SC CO UDC has some requirements, but I don't know that it encourages?
E-1.4.3.6.
Encourage safe and secure amenities and common and open spaces by avoiding the creation of dead
areas, unusable spaces, dark areas, and hidden corners. Provide public and neighborhood views for
casual monitoring of common spaces and facilities.
Res SC CO
E-2.1 Cohesive Design Res AC CD Just a heading that will exist where appropriate
E-2.1.2.1.
To encourage visually aesthetic residential building designs that promote quality architectural
character and establish built environments that are compatible with existing adjacent and planned
uses.
Res AC CD Just a goal. Similar to others including C-2.1.2.1.B-2.1.2.1.
E-2.1.3.1.
Building designs should appropriately address building scale, mass, and form, and the use of
materials, architectural elements and details to ensure a compatible and aesthetic contribution to
neighborhood development.
Res AC CD B, C, D, and E all share similiarities. Merge B-2.1.3.1.
Category: SC=Site Criteria, AC=Architectural Criteria, SPC=Specific Criteria | Sub-sect: See last page. | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)26 of 28
Design Manual | Removed Guidelines
Original DM
Code UDC #Original Design Guideline or UDC Code Sect Category Sub-sect Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
E-2.1.3.2.
Design building façades that express architectural character and incorporate the fundamental design
principles, including but not limited to, composition, order, balance, rhythm, repetition, proportion,
and scale, to create a unified building design. Design all appropriate sides of buildings, including
façades that face roadways and drive aisles, public and common spaces, other buildings, and
adjacent uses to create an attractive appearance and unify the building design with the consistent
use of materials, elements, and color.
Res AC CD First part of this should be same for all. Second part is similar to most others but a separate
guidelines. No reason to be mashed into one long one C-2.1.3.3.
E-2.1.3.3.Building designs should enhance public and common spaces, articulate aesthetic character, and
provide human and pedestrian scale.Res AC CD Similar in B, C, D, and E. Merge all B-2.1.3.3.
E-2.1.3.3.1.Design buildings to enhance the attractiveness and appeal of developments, define street presence,
public and common spaces, and contribute to neighborhood identity.Res AC CD Similar in C, D, and E. More detailed in B. Merge basic level for all C-2.1.3.4.1.
E-2.1.3.3.2.Incorporate human and pedestrian scale as integral components of the building design to enhance
the attractiveness and appeal of buildings and residential areas.Res AC CD Identical in B, C, and D. Similar in E. Merge B-2.1.3.3.2.
E-2.1.3.4.Where appropriate, use building design and architecture to promote aesthetically pleasing mixed-
use developments within neighborhoods.Res AC CD Doesn't say much…
E-2.1.3.4.1 Building designs are encouraged to use vertically integrated mixed-use structures and/or horizontal
mixed-use forms to create compact developments.Res AC CD Similar to D but more detailed. If the intent is compact form, how does horizontal mixed-use help?D-2.1.3.5.1.
E-2.2 Building Scale Res AC BS Just a heading that will exist where appropriate
E-2.2.1.1.
To encourage building designs that appropriately use architectural and human scale to establish
compatible physical and visual relationships with adjacent buildings and buildings and reinforce a
cohesive architectural character.
Res AC BS C-2.2.1.1.
E-2.2.2.1.
Infill, greenfield, and redevelopment proposals should coordinate the placement, orientation, and
design of residential buildings to mitigate and avoid the visual appearance of an imposing scale that
presents an overwhelming form and mass.
Res AC BS C, D, and E C-2.2.2.1.1.
E-2.2.2.1.1.Residential designs should use proportion and scale to create buildings that are compatible in
height, mass, and form with adjacent structures and uses.Res AC BS C, D, and E similar.C-2.2.2.1.
E-2.2.2.1.2.In a suburban context, building height and scale should be similar to that of other buildings in the
surrounding area and avoid a dominant appearance along street frontages and roadways.Res AC BS Why is this needed? The previous / merged guideline said it needed to be compatible. Is this even
about residential, or other buildings next to residential?
E-2.2.2.1.3.Where development permits an increase in height and/or density, residential building designs
should mitigate the visual impacts of an imposing scale on adjacent structures.Res AC BS Why is this needed? The previous / merged guideline said it needed to be compatible. Is this even
about residential, or other buildings next to residential?
E-2.2.2.2.Appropriately use scale and massing to create building forms that express compatible architectural
interest and provide transitions to adjacent buildings and uses. Res AC BS Why is this needed? The previous / merged guideline said it needed to be compatible. Is this even
about residential, or other buildings next to residential?
E-2.2.2.2.1.Design residential buildings that break up and distribute massing with various wall planes, roof
configurations, and architectural elements that reduce imposing building height and scale.Res AC BS
E-2.2.2.2.2.
Use variation in building form and proximity to other buildings, including, but not limited to, step-
backs, similar roof forms, and building height, to ensure building elements are compatible with or
transition to adjacent uses.
Res AC BS Similar in B, C, D, and E. Merged B-2.2.2.1.3.
E-2.2.2.3.
Where appropriate, establish a hierarchy of building scales to transition from higher density to
lower density; maintain relationships between hierarchy levels to promote opportunities to create
distinctive areas within neighborhoods.
Res AC BS C, D, and E similar. Really not sure what the intent is.C-2.2.2.2.3.
E-2.2.2.4.
Incorporate human scale on all appropriate building façades to support an aesthetic architectural
character that contributes to the quality of the building design, adjacent buildings, and public
spaces.
Res AC BS Similar to others B-2.2.2.3
E-2.2.2.4.1.Use human scale to emphasize fenestration patterns, architectural elements, proportion, materials,
and detailing throughout the façade and building design.Res AC BS B, C, D, and E identical B-2.2.2.3.1.
E-2.3 Building Form Res AC BF Just a heading that will exist where appropriate
E-2.3.2.2.3.Provide taller ceiling heights for ground-floor façades where 30 percent or more of the square
footage is above the ground floor.Res AC BF
E-2.4 Architectural Elements Res AC AE Just a heading that will exist where appropriate
E-2.5 Materials Res AC MA Just a heading that will exist where appropriate
E-2.5.2.1.Buildings with façades that face multiple roadways and/or public spaces should use consistent
material combinations, quality, and detailing to unify the building design. Res AC MA Addressed in first occurrence for all categories B-2.5.2.1.
E-2.5.2.2.1.
Use well-detailed, proportioned, and durable materials that weather and age gracefully, adding to
the architectural character over time. Avoid nondurable materials that deteriorate quickly and
require frequent maintenance or replacement.
Res AC MA Addressed in first occurrence for all categories B-2.5.2.2.3.
E-2.5.2.5.Use colors that complement the use of building materials and support innovative and good design
practices.Res AC MA Addressed in first occurrence for all categories B-2.5.2.4.
Category: SC=Site Criteria, AC=Architectural Criteria, SPC=Specific Criteria | Sub-sect: See last page. | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)27 of 28
Design Manual | Removed Guidelines
Original DM
Code UDC #Original Design Guideline or UDC Code Sect Category Sub-sect Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
E-2.5.2.5.1.
The use of subtle, neutral, and natural tones for field materials should complement accent colors
and materials. The use of deep earth tones or saturated colors to distinguish building façades should
enhance the building design and be compatible with adjacent structures.
Res AC MA Addressed in first occurrence for all categories B-2.5.2.4.1.
E-2.5.2.5.3.
Materials or colors with high reflectance, such as metal or reflective glazing, should be reviewed and
evaluated with the Planning staff to minimize glare on roadways, public spaces, and adjacent uses
and determine appropriateness.
Res AC MA Addressed in first occurrence for all categories B-2.5.2.4.3.
11-3A-19A.1b Primary Entrance(s): The primary building entrance(s) shall be clearly defined by the architectural
design of the building.UDC AE E-2.4.2.2.
11-3A-19A.1e
Mechanical Equipment: All ground level mechanical equipment shall be screened to the height of
the unit as viewed from the property line. All rooftop mechanical equipment shall be screened as
viewed from the farthest edge of the adjoining right of way.
UDC AE
11-3A-19A.2a
Exterior building designs shall demonstrate the appearance and use of high quality materials,
including, but not limited to, stone, brick, wood or other natural materials, tinted or textured
masonry block, textured or architecturally detailed concrete panels, or stucco or stuccolike synthetic
materials.
UDC MA
B-2.5.2.2.5.Provide pattern, texture, and detail in the building design and distinguish field materials from accent
materials.
Coherent Plan CP
Street Network SN
Access & Connectivity AC
Orientation & Layout OL
Parking PK
Public & Open Space PO
Streetscape SS
Landscaping LS
Common & Open Space CO
Cohesive Design CD
Building Scale BS
Building Form BF
Architectural Elements AE
Materials MA
Signs & Lighting SL
Neighborhood Centers NC
Industrial Developments ID
Residential Conversions RC
Sub-sect Acronyms:
Category: SC=Site Criteria, AC=Architectural Criteria, SPC=Specific Criteria | Sub-sect: See last page. | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)28 of 28
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
I R1.00
Promote visually aesthetic building designs that
incorporate quality architectural characteristics and
establish built environments that are compatible with
existing, planned, and anticipated adjacent land uses.
●●C-2.1.2.1.
To encourage visually aesthetic building designs that
promote quality architectural character and establish built
environments that are compatible with existing, planned,
and/or anticipated adjacent land uses.
G R1.10 Articulate building designs to frame and accentuate public
spaces with pedestrian scale elements and details.●●B-2.1.3.3.
Building design should enhance public and urban spaces,
articulate an urban form, and provide human and
pedestrian scale.
S R1.1A
Maintain consistent and contiguous pedestrian
environments across developments. Limit circuitous
connections and maintain clear visibility.
○●B-
2.1.3.3.3.
Design building façades that define and articulate an
appropriately scaled street wall to maintain contiguous
pedestrian environments and support public spaces.
S R1.1B Provide pedestrian connections to public spaces.○●
Design building façades that define and articulate an
appropriately scaled street wall to maintain contiguous
pedestrian environments and support public spaces.
S R1.1C Buildings must orient, frame, and/or direct pedestrian
views to adjacent cultural buildings, parks, and plazas.○●B-
2.1.3.3.1.
Design buildings and structures to enhance the
attractiveness and appeal of prominent landmarks, civic
and cultural buildings, parks, plazas, streetscapes, view
corridors, and other public and urban spaces.
S R1.1D
Design and orient buildings not to impede access. The
building should enhance the appeal of open space and
pedestrian environments
○●C-
2.1.3.4.1.
Design buildings to enhance the attractiveness and appeal
of developments, define public and open space, establish
community identity, and promote pedestrian
environments.
S R1.1E
Incorporate architectural features on all sides of a building
façade facing: the primary entrance(s) of an adjacent
building, public roadways, interior site amenities, and
façades that are visible from public spaces. See
Architectural Elements, Building Form, and Materials
sections.
●●C-
2.1.3.3.1.
Design all appropriate sides of buildings, including façades
that face public roadways, public spaces, other buildings,
interior site elements, and adjacent uses, to unify a
consistent building design and appearance with the
consistent use of materials, elements, and color.
G R1.20
Within multi-family developments, enhance wayfinding
and create a unique identity for each building, by
incorporating complimentary variation in design.
○●Goal created for new standard from UDC, to require
variation of buildings.E-2.3.2.5.4.
S R1.2A
Ensure that no two buildings viewed from a public street
or public space are alike, by varying at least two of the
following for each building: roof pitches, material types,
color packages, structure orientation, or incorporate
other unique and identifiable architectural or landscape
element (such as art).
○●E-
2.3.2.5.4.
Breaking out varying pitches and creating new standards
for it, that are more flexible and allow other elements to
vary instead.
Separated from E-2.3.2.5.4 (roof slopes) and created a
new companion Goal.E-2.3.2.5.4.
I R3.01
Emphasize architectural building forms that support
compatible building scales, provide appealing
architectural character, and contribute to the quality of
the neighborhood.
●●E-2.3.1.1.
To emphasize architectural building forms that support
compatible building scales, provide appealing
architectural character, and contribute to the quality of
the neighborhood.
G R3.10
Articulate building forms, including, but not limited to,
massing, walls, and roofs, with appropriately scaled
modulations that contribute to the development of
visually aesthetic and well articulated building designs.
Applies to building façades visible from a public street or
public spaces.
●●E-2.3.2.1.
Articulate building forms, including, but not limited to,
massing, walls, and roofs, with appropriately scaled
modulations that contribute to the development of
visually aesthetic building designs.
B, C, D, and E identical. Keep for residential goal B-2.3.2.1.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)1 of 7
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
S R3.1A Provide a complementary and proportionate level of
design and detail on all public oriented façades.●●E-
2.3.2.1.2.
Residential designs that provide a disproportionate level
of design and detail on one or two façades are not
appropriate and should display a complementary level of
quality, design, and architectural interest on all façades.
S R3.1B
Incorporate at least one type of modulation in the façade
plane, including, but not limited to: projections, recesses,
and step backs that articulate wall planes and break up
building mass.
●●E-
2.3.2.1.1.
11.3A-
19a.1a
Building façades that face roadways, public spaces, and
pedestrian environments should incorporate façade
modulations, architectural elements, and details that
appropriately articulate the building design.
B, C, D, and E are similar. Merged B-2.3.2.1.1.
S R3.1C
For applicable façades equal to or longer than 20-feet,
provide a minimum total modulation area of 20% the
horizontal wall span, with a minimum vertical height of at
least 3-feet. Porches and balconies may count towards
this.
●●E-
2.3.2.1.3.
Create building forms that provide visual interest,
compatibility with adjacent uses, and eliminate the long,
flat appearance of walls, box-like building masses, and
large, unvaried roofs.
S R3.1D
Modulation for qualifying projections, pop outs, bays,
recesses, and varied setbacks, must be a minimum depth
of 1-foot from the primary façade plane. A minimum 50%
of total modulation must be visible over permanent
barriers, such as berms and fencing, from described areas.
●●E-
2.3.2.1.4.
Use modulations in wall planes and floor plans, such as,
but not limited to, projections, recesses, varied setbacks,
step-backs, and roof heights, to articulate building mass
and form.
Pretty sure similar elsewhere…might be worth having
again in residential though
S R3.1E
Use any combination of material type, color variation,
banding, stringcourse, or modulation to clearly distinguish
between the ground level and upper stories.
●●E-
2.3.2.1.5.
Residential designs should distinguish between the ground
levels and upper stories to articulate building forms and
emphasize human scale.
S R3.1F
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, above. This excludes columns, supports,
modulated walls, architectural features, and roof
elements.
●●E-
2.3.2.1.6.
Incorporate visually heavier and more massive elements
and materials at the base of buildings and lighter elements
and materials above.
G R3.20
Residential designs should articulate façades into smaller
components and break up monotonous wall planes by
integrating horizontal and vertical elements.
●●E-2.3.2.2.
Residential designs should articulate façades into smaller
components and break up monotonous wall planes by
integrating horizontal and vertical elements.
S R3.2A
Use any combination of material, color, modulation, or
other articulation to delineate and break up wall planes
greater than 20-feet by 10-feet or wall planes exceeding
200 total square feet (whichever is more stringent).
Applies to public oriented building façades visible from a
public street or public spaces.
●●E-
2.3.2.2.1.
Break up two-story walls on the front, sides, and rear
façades with changes in materials and color, modulation
in form, and architectural elements.
S R3.2B
Second-story residential façades may not extend to the
front face of garage bays without additional façade
modulation or additional material types and architectural
accents.
●●E-
2.3.2.2.2.
Second-story residential façades should avoid extending
to the front face of garage bays without additional
modulation or architectural elements.
S R3.2C
Building façades and structures, including detached
garages and carports, with a projection depth towards the
front property line of more than 30% the primary façade
width are not allowed.
●●E-
2.3.2.2.4.
Building façades and structures, including detached
garages and carports, that extend in a disproportionate
horizontal dimension are discouraged and should be
designed to mitigate imposing mass, form, and scale.
Unclear? Is this saying no snout houses? No examples
provided
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)2 of 7
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
S R3.2D
Residential buildings with attached units must articulate
the design to differentiate façades of individual units or
groups of units. Must consistently incorporate any two of
the following: modulation, material, or color variation.
●●E-2.3.2.3.
Residential buildings with attached units should articulate
the design to differentiate façades of individual units or
groups of units, particularly where such units are oriented
toward a roadway or common space.
G R3.30
Design accessory structures to be compatible with
residential buildings. Accessory structures include, but are
not limited to, sheltered mailboxes, storage areas,
maintenance and recreational facilities, detached garages
and carports, and secondary dwellings.
●●E-2.3.2.4.
Design accessory structures to be compatible with
residential buildings. Accessory structures include, but are
not limited to, grouped mailboxes, storage areas,
maintenance and recreational facilities, detached garages
and carports, and secondary dwellings.
UDC link?
S R3.3A
For an accessory structure, 25% or more of the roof
surface area must utilize a like material or color of a
primary structure, or the structure must share similar roof
forms.
●●E-
2.3.2.4.1.
Use similar building and roof forms, architectural
elements and details, and materials and colors to
maintain the quality of the architectural character.
S R3.3B
For an accessory structure, 25% or more of the non-roof
surface area must utilize a like material of a primary
structure. Carports and other post type construction are
excluded if the roof material complies.
●●E-
2.3.2.4.1.
G R3.40
Modulate and articulate roof forms to create building
profile interest and to reduce the appearance of building
mass and scale. Applies to public oriented façades visible
from a public street, public spaces, and pedestrian
environments.
●●E-2.3.2.5.
Modulate roof forms to add interest to building form and
profile and reduce the appearance of building mass and
scale.
S R3.4A
Break up roof massing into primary and secondary roof
elements that correspond to horizontal and vertical
modulations or divisions in the façade, and denote key
architectural elements, such as entries and porches.
●●E-
2.3.2.5.1.
Break up roof massing into primary and secondary roof
elements that correspond to modulations in the façade
and denote key architectural elements, such as entries
and porches.
S R3.4B For all public oriented façades, provide a complementary
and proportionate level of roof form design and detail.●●E-
2.3.2.5.2.
Articulate roof forms and elements with architectural
detailing and use compatible roof types, slopes, and
elements to support a cohesive building design.
S R3.4C
Align and correlate roof forms including elements over
porches and entries, with the overall building design and
use of materials. Examples include but are not limited to:
continuation of roof forms with vertical elements such as
columns, piers, and pilasters, or accenting gable type
façades with rafters, corbels, or distinct material
variations from other wall planes.
●●E-
2.3.2.5.3.
Roof forms, including elements over porches and entries,
should be consistent with the building design and use
materials that contribute to the architectural character of
the building.
S R3.4D Sloped roofs shall have a significant pitch, to be no less
than 5/12 (22-1/2 deg).○●11-4-3-
27E.4
S R3.4E Sloped roofs must extend at least 12 inches beyond the
face of walls.●●E-
2.3.2.5.4.
Sloped roofs should vary pitches between structures and
extend at least 12 inches beyond the face of walls on all
sides.
Breaking out varying pitches and creating new standards
for it. Should not require different pitches in all cases, for
example if orientation, types of materials, and colors
vary.
Eaves less houses look cheap, but this seems to be
trending on narrow lots? Facing public spaces only?
S R3.4F
Provide variations in roof profile including but not limited
at least two of the following: two or more visible roof
planes; dormers, lookout, turret, or cornice work such as
corbels, spaced consistently along the façade plane.
○●11-3A-
19A.1c
Rooflines: Roof design shall provide variations in profile
through modulation and/or articulation in accord with the
"City Of Meridian Design Manual", including, but not
limited to, the following: 1) overhanging eaves; 2) sloped
roofs; 3) two or more roof planes; 4) varying parapet
heights; and 5) cornices.
B-2.3.2.5.2.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)3 of 7
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
I R4.01
Promote attractive residential units that enhance the
quality of neighborhoods and developments by
integrating architectural elements and details with
building designs.
●●E-2.4.1.1.
To promote attractive residential units that enhance the
quality of neighborhoods and developments by
integrating architectural elements and details with
building designs.
G R4.10
Use architectural elements and detailing to add interest
and contribute to an aesthetic building character. Applies
to building façades visible from a public street or public
spaces.
●●E-2.4.2.1.
Use architectural elements and detailing, including, but
not limited to, fenestration patterns, awnings, balconies,
entries, porches, materials, decorative or ornamental
detailing, exposed trusses, roof brackets, window trim,
arches and cornices to articulate façades, add interest and
contribute to an aesthetic building character. This
guideline applies to building façades facing roadways and
the perimeter of the subdivision where the rear and side
façades are viewed from the adjoining roadways.
…long. If DM is not "required", then the required portion
should not be here but in the UDC. If its wanted
everywhere, but not required everywhere, then good
here
S R4.1A
Provide detailing that transition or frame façade material
changes, and that integrate architectural elements such as
lighting, doorways and windows. Examples include but are
not limited to: cornice work, decorative caps on brick or
stone, decorative lintels, porch railing, transom light, and
shutters.
●●E-
2.4.2.1.2.
Provide architectural elements and detailing that
emphasize human scale throughout the building design as
appropriate.
First portion is same in all. Less detail than B,C, and D.
Keep for residential?B-2.4.2.1.2.
G R4.20
Strategically locate focal points as key elements within the
building design to enhance architectural character.
Applies to building façades visible from a public street or
public spaces.
●●E-2.4.2.3.
Residential buildings adjacent to roadways and public
space should strategically locate key elements as focal
points within the design to enhance architectural
character.
S R4.2A
Provide details that emphasize focal elements such as
building corners, entries, or unique features. Detail
examples include but are not limited to: quoin or
rustication, canopies, and columns, or using roof lines
and modulation to direct views. At least one focal element
is required and must be accented with a contrast in color,
texture, or modulation of the wall or roof plane.
●●E-
2.4.2.3.1.
Focal elements should emphasize building corners,
entries, adjacent public spaces, or other such features
that enhance the building character or adjacent
pedestrian environments.
Much lighter on text than B, C, and D, but seems to be the
same? Merged ideas. Worth keeping in residential?B-2.4.2.1.4.
G R4.30
Incorporate windows into all applicable façade elevations
and coordinate their placement and design with other
architectural elements and material standards.
●●E-2.4.2.4.
Where appropriate, windows should be placed on all
elevations and detailed to provide articulation and avoid
blank walls. The placement, size, proportions, and details
of windows should contribute to the architectural
character of the building.
Different wording than B, C, and D. Intent is the same but
in totally different approach. Seems like the others offer
greater flexibility
B-2.4.2.2.
S R4.3A
Windows must be provided to allow views to exterior
activity areas or vistas, and must be provided on any
façade facing a pedestrian area or common area used for
children's recreation.
●●11-4-3-
27E.6
From UDC, 11-4-3-27E.6. Added pedestrian areas if eyes
on public spaces is the goal.
S R4.3B
Anchor windows and other portals into building wall
planes by integrating proportional detailing such as trim,
lintels, shutters, railing, and ledges into the building
design.
●●E-
2.4.2.1.3.
Use architectural elements to articulate the fenestration
of façades to create balance and order that contribute to
the quality and architectural character of the building.
Separated E-2.4.2.1.3. into different parts.
G R4.40
Residential entries and multifamily stairwells must provide
convenient access from parking and pedestrian areas, and
be integrated into the overall site and building design.
●●E-2.4.2.5.
Multifamily stairwells should be integrated with the
building design and provide residents protection from the
weather. Use durable materials that contribute to the
architectural character.
Redefined to be broader and created new standard with
specifics from goal.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)4 of 7
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
S R4.4A
Primary building entries must be clearly defined using any
unique combination of architectural elements, materials,
or façade modulation meeting other standards.
●●E-2.4.2.2.
11-3A-
19A.1b
11-4-3-
27E.2
Clearly define and articulate building entries and connect
them to roadways and pedestrian walkways. Where
appropriate, primary building entries should face
roadways or adjacent public space.
Meets intent of 11-3A-19A.1b., and similar to 11-4-3-
27E.2
S R4.4B Multifamily structures must provide internal site
circulation to access individual residential units.○●E-
2.4.2.5.1.
Multifamily structures are encouraged to use internal
circulation and stairwells to access individual residential
units.
S R4.4C
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.
○●11-4-3-
27E.3 New standard using criteria from goal.E-2.4.2.5.
I R5.01
Ensure that materials used for residential development
promote and establish an architectural character that
contributes to the aesthetic qualities of neighborhoods
and protects adjacent property values.
●●E-2.5.1.1.
To ensure that materials used for residential development
promote and establish an architectural character that
contributes to the aesthetic qualities of neighborhoods
and protects adjacent property values.
G R5.10
Use complementary material combinations that
contribute to a cohesive building design. Use materials
from the following basic groups: wood, masonry,
concrete, metal, and glazing.
●●E-2.5.2.2.11-4-3-
27E.5
Use complementary material combinations that
contribute to a cohesive building design. Use materials
from the following basic groups: wood, masonry,
concrete, metal, and glazing.
Addressed in first occurrence for all categories B-2.5.2.2.
S R5.1A
For buildings with façades that face multiple public
roadways and/or public spaces, use consistent material
combinations, material quality, and architectural
detailing.
●●B-2.5.2.1.
Buildings with façades that face multiple roadways and/or
public spaces should use consistent material
combinations, quality, and detailing to unify the building
design.
S R5.1B
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 towards this.
●●E-
2.5.2.2.2.
Provide pattern, texture, and detail in the building design
and distinguish field materials from accent materials to
create interest and variety in façade design and establish
an attractive architectural character.
Doesn't seem like this needs any more detail than B, C, or
D categories. Actually, seems like it would be the opposite
for residential.
B-2.5.2.2.5.
S R5.1C
Where materials transition or terminate, provide detailing
to express the natural appearance of the material. For
example, wrap stone or stone-like products around visible
corners to convey the appearance of mass, and not as a
thin veneer.
●●E-2.5.2.3.
Where materials transition or terminate, provide detailing
to express the natural appearance of the material. (For
example, stone or stone-like products should convey the
appearance of mass and should not appear as a thin
veneer.)
Addressed in first occurrence for all categories B-2.5.2.3.
S R5.1D
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.
●●B-
2.5.2.2.3.
Use well-detailed, proportioned, and durable materials
that will weather and age gracefully, adding to the
architectural character over time. Avoid non-durable
materials that deteriorate quickly and require frequent
maintenance or replacement.
S R5.1E
Unfinished or colored ordinary smooth face block,
untextured concrete panels, and prefabricated steel
panels are prohibited as a finish material for building
façades, except as an accent or secondary field material.
●●
11-3A-
19A.2b 11-
3A-19A.2c
Smooth faced concrete block, prefabricated steel panels,
and/or vinyl are prohibited as finish materials but may be
approved as accent materials in accord with the "City Of
Meridian Design Manual".
Similar and a replacement to UDC items 11-3A-19A.2b
and 11-3A-19A.2c
From UDC (11-3A-19A.2b and 11-3A-19A.2c). Need in
both Non-residential and residential.
G R5.20
Incorporate material and color changes as integrated
details of the building design; maintain architectural
integrity and promote a quality appearance and character.
Applies to building façades visible from a public street,
public space, and pedestrian environments.
●●E-2.5.2.4.
Incorporate material and color changes as integrated
details of the building design; maintain architectural
integrity and promote a quality appearance and character.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)5 of 7
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
S R5.2A
Use a cohesive color scheme featuring a minimum of two
field colors, a trim color, and an accent color or unique
material. Garage door colors must coincide with this
scheme or other accents.
●●E-
2.5.2.5.4.
Residential structures should use a cohesive color scheme
featuring a minimum of two field colors: a trim color and
a front door color. Garage door colors should coincide
with this scheme or the material palette of the structure.
I don't feel like a front door has to be a special color.
Changing to be "accent", and incorporated however the
designer chooses.
S R5.2B
For each wall plane area greater than 20-feet in length or
height, and visible from prescribed areas, incorporate at
least two distinct field materials, patterns, or colors in any
combination, for at least 25% of the visible area. Windows
or portals with qualifying accent materials may count
towards this requirement, when meeting overall material
requirements for the façade elevation.
●●E-
2.5.2.4.1
When large wall areas are proposed, architectural
embellishments should be used to reduce monotony.
S R5.2C
Vinyl siding must include a mix of material patterns,
including but not limited to: board and batten, horizontal
and vertical lap, shake, or shingles, and meeting other
material requirements.
●●E-
2.5.2.4.2.
Vinyl siding may be appropriate if it creates interest in the
design by using a mix of material patterns (e.g. board and
batten, horizontal and vertical lap, shake or shingles),
colors and accented corner posts.
S R5.2D
Masonry as a qualifying accent material must be applied
to 50 percent of the available wall length at a minimum
height of 24 inches. (Available wall length does not
include garage openings.)
●●E-
2.5.2.4.3.
The use of masonry as a material accent should be applied
to 50 percent of the available wall length at a minimum
height of 24 inches. (Available wall length does not
include garage openings.)
G R5.30
Use colors that complement building materials and
support innovative and good design practices. Applies to
building façades visible from a public street, public spaces,
and pedestrian environments.
●●B-2.5.2.4.Use colors that complement the use of building materials
and support innovative and good design practices.
S R5.3A Use of subtle, neutral, or natural tones must be integrated
with at least one accent or field material.●●B-
2.5.2.4.1.
The use of subtle, neutral, and natural tones for field
materials should complement accent colors and materials.
The use of deep earth tones or saturated colors to
distinguish building façades should enhance the building
design and be compatible with adjacent structures.
S R5.3B
Use of intensely bright and fluorescent colors, as well as
the widespread use of saturated hues without
complementary colors, materials, and accents, is not
allowed.
●●E-
2.5.2.5.2.
The use of intensely bright and fluorescent colors, as well
as the widespread use of saturated hues without
complementary colors, materials, and accents, is
discouraged.
Addressed in first occurrence for all categories B-2.5.2.4.2.
S R5.3C
Materials or colors with high reflectance, such as some
metals or reflective glazing, must not redirect light
towards roadways, public spaces, or adjacent uses in a
way which constitutes a public nuisance or safety hazard.
●●B-
2.5.2.4.3.
Materials or colors with high reflectance, such as metal or
reflective glazing, should be reviewed and evaluated with
the Planning staff to minimize glare on roadways, public
spaces, and adjacent uses and to determine
appropriateness.
G R5.40
When practical, organize building service equipment,
including, but not limited to, utility, service, and
mechanical, away from building entries, roadways, public
spaces, and adjacent buildings.
●●11-4-3-
27E.7
Created goal to support UDC requirement. Similar to
original ID #156 for commercial screening of mechanical
equipment.
S R5.4A
All roof and wall mounted mechanical, electrical,
communications, and service equipment must be
screened from public view from the adjacent public
streets and properties by the use of parapets, walls,
fences, enclosures, or by other suitable means.
●●11-4-3-
27E.7
From UDC specific to multi-family. Very similar to
existing criteria for mechanical units on commercial
structures.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)6 of 7
Architectural Standards | Residential
@ ID #Current Revision Single Multi Original
DM Code UDC #Original Design Guideline or UDC Code Record Comments Sorting Comments (DM A, B, C, D, & E Sections)Similar Ref
I R6.00
Integrate architectural lighting as cohesive elements of
building designs that contribute to the atmosphere of the
built environments and enhance safety.
○●B-2.6.2.1.
To encourage the use of signs and architectural lighting as
integrated elements of building designs that contribute to
the atmosphere of urban environments and enhance the
pedestrian experience.
G R6.10
Use lighting on building exteriors to promote safe
pedestrian environments along roadways, at
intersections, and in public spaces.
○●B-2.6.3.1.
Where appropriate, use lighting on building exteriors to
promote safe pedestrian environments along roadways,
at intersections, and in public spaces.
S R6.1A
Lighting fixture spacing and height along streetscapes and
roadways must be placed to avoid conflicts with tree
plantings.
○●B-
2.6.3.1.1.
Coordinate lighting fixture spacing and height along
streetscapes and roadways to avoid conflicts with tree
plantings.
S R6.1B Use energy-efficient architectural lighting.○●B-
2.6.3.1.2.
The use of architectural lighting is encouraged to be
energy-efficient and easily maintained, in addition to
providing attractive qualities to building character and
public spaces.
S R6.1C
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 predominate
architectural features.
○●B-
2.6.3.1.3.
Lighting fixtures used on building exteriors should be
integrated with building design and coordinate with
architectural elements and building entries.
@: I=Intent, G=Goal, S=Standard | ● = applicable, ○ = not-applicable | Districts: Single=Single-Family Residential, Multi=Multi-Family | Sorting Comments: A, B, C, D, E Reference Original Design Manual Sections (Urban, Suburban, etc.)7 of 7
1
Proposed UDC Text Amendment
UDC Section Topic Problem/Question Potential Fix
11-1-1 Broken Reference Section 11-1-1 references 1-1-3, which no longer exists
pursuant to a recent re-numbering of Title 1.
Upon adoption by the Meridian city council, this title is declared to be and shall hereafter constitute the official zoning ordinance of the city of
Meridian. This title shall be known and cited as the UNIFIED DEVELOPMENT CODE OF THE CITY OF MERIDIAN. The unified developmen t code of the city
of Meridian is published by authority of the Meridian city council, and it shall be kept up to date as provided in section 1-1-3 of this code. Within this
title, the unified development code of the city of Meridian shall be referred to as "this tit le".
11-1A-1 Abandoned definition Modify the definition of abandoned. ABANDONED: To cease or discontinue a use or activity for twelve (12) months without apparent intent to resume.
11-1A-1 Automobile definition Work with Legal to incorporate language that restricts
commercial vehicles from parking in residential districts.
AUTOMOBILE: A vehicle with a gross vehicle weight rating (GVWR) of under twelve thousand (12,000) pounds primarily designed f or transporting
passengers and light cargo upon streets.
11-1A-1 Dwelling, secondary
definition
Received an inquiry from a citizen regarding the
establishment of tiny homes.
DWELLING, SECONDARY: A habitable dwelling unit established in conjunction with and subordinate to a single -family dwelling unit constructed on a
foundation and connected to municipal services. The term shall include guest-house, granny flat, tiny house, carriage house, and garage apartment
and caretaker unit.
11-1A-1 Fence, semi-private
definition
The UDC does not currently contain provisions for semi-
private fencing.
A fence that does not restrict or impede vision or sight through the fence by more than fifty percent (50%).
11-1A-1 Flex space definition Currently, the flex space definition does not include
other uses that may also be appropriate as small-scale
flex space uses
FLEX SPACE: The use of a site building or portion thereof for small-scale warehousing and/or light industry with associated offices, and/or retail
showroom space. Flexibility in use of the interior spaces and low scale, attractive exterior appearance characterize flex buildings.
11-1A-1 Parking lot definitions Clarify parking lot maintenance/overlay and
reconstruction.
PARKING LOT OVERLAY: Any resurfacing of The addition of one or more layers of pavement over an existing parking lot areas with asphalt or other
permanent material.
PARKING LOT REPLACEMENT RECONSTRUCTION: Removal and replacement of an existing parking surface done for the purpose of improvement or
repair.
11-2A-3D.3 Accessory detached
structures
Keep shed size requirements consistent with the IRC.
Request from BCA.
3. One detached accessory building that is exempt from a permit as defined by the currently adopted International Residential Code that does not
exceed one hundred twenty (120) square feet in area and eight feet (8') or less in height shall be allowed in the required rear yard. In no case shall an
accessory building be allowed in the street yard or the required side yard.
Table 11-2A-4 Dimensional standards
for the R-2 district
Reduce the lot size and minimum street frontage
requirements.
Minimum property size/dwelling unit (in square feet) 12,000 10,000
Minimum street frontage (in feet) 80 70
Rear setback (in feet) 15
Interior side setback (in feet) 7.5/story
Street setback (in feet):
Local 20
Collector 25
Street landscape buffer (in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 35
Minimum living area (in square feet): 1,500
Minimum ground floor area for multi-story units (in square feet) 800
2
Table 11-2A-5 Dimensional standards
for the R-4 district
Reduce the lot size and minimum street frontage
requirements and add a setback for alleys so subdivisions
can develop closer to the intended density.
Minimum property size/dwelling unit (in square feet) 8,000 6000
Minimum street frontage (in feet) 60 50
Rear setback (in feet) 15
Interior side setback (in feet) 5
Street setback to front loaded garage (in feet):
Local 20
Collector 25
Alley 5
Street setback to living area and/or side loaded garage (in feet):
Local 15
Collector 25
Alley 5
Street landscape buffer (in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 35
Minimum living area (in square feet):
Detached 1,400
Attached 800
Minimum ground floor area for multi-story units (in feet) 800
Table 11-2A-6 Dimensional standards
for the R-8 district
Reduce the lot size and minimum street frontage
requirements and add a setback for alleys so subdivisions
can develop closer to the intended density.
Minimum property size/dwelling unit (in square feet) 5,000 4000
Single-family detached dwelling unit with garage facing the front property line 5,000
Single-family detached dwelling unit with common driveway, alley loaded garage, or private street mew lots 4,000
Single-family attached and two-family duplex dwelling unit 4,000
Any corner property 5,000
Minimum street frontage single family detached dwelling unit (in feet): With garage facing street 50
Minimum street frontage -single family attached, townhouse, and two-family duplex dwelling unit (in feet) 40
Minimum street frontage (in feet) 50 40
With alley loaded garage, side entry garage, or private mew lots 32
Street setback to garage (in feet):
Local 20
Collector 25
Alley 5
Street setback to living area (in feet):
Local 15 10
Collector 25
Alley 5
Interior side setback (in feet) 5
Rear setback (in feet) 12
Street landscape buffer (in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 35
3
C-N C-C C-G L-O M-E H-E
Construction sand and gravel mining
I-L I-H
Construction sand and gravel mining
O-T TN-C TN-R
Construction sand and gravel mining
Table 11-2A-7 Dimensional standards
for the R-15 district
Add a setback for alleys. Minimum property size/dwelling unit (in square feet) 2,400 2000
Minimum street frontage (in feet) 0
Street setback to garage (in feet):
Local 20
Collector 25
Alley 5
Street setback to living area (in feet):
Local 10
Collector 20
Alley 5
Interior side setback (in feet) 3
Rear setback (in feet) 12
Street landscape buffer (in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 40
Table 11-2A-8 Dimensional standards
for the R-40 district
Add a setback for alleys and modify the interior side yard
and rear yard setback to match the R-15 zoning district.
Minimum property size/dwelling unit (in square feet) 1,200 1000
Minimum street frontage (in feet) 0
Rear setback (in feet) 15 12
Interior side setback (in feet) 5/story 3
Street setback to garage (in feet):
Local 20
Collector 25
Alley 5
Street setback to living area (in feet):
Local 10
Collector 20
Alley 5
Street landscape buffer (in feet):
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Maximum building height (in feet) 60
Table 11-2B-2
Table 11-2C-2
Table 11-2D-2
Gravel Mining Gravel mining is a high intensity use that is currently
allowed by CUP in most zones. There are no specific use
standards for gravel mining and this use has created
some significant issues for adjacent residential
developments. This use is most appropriate in the
County, before a property annexes into the City. Remove
as an allowed use from all zon es.
Table 11-2B-2 Nursing or Residential Care
Facility
Add nursing or residential care facility as a conditional use
permit in the C-G zone.
Use C-G
Nursing or residential care facility C
11-2D-3C.1 Standards applicable in all
traditional neighborhood
districts
Strike the reference to the City of Meridian
Design Manual. This section will be expanded upon with a
future application.
1. Street Layout: The street system shall be primarily based on a grid with connections to the existing street system. Street systems shall be consistent
with section B-1.2.3, street networks, of the “City of Meridian Design Manual”.
4
11-2D-4B Standards in the Old Town
District
Currently, staff is working on restructuring the City of
Meridian Design Manual. The proposed change to the
code section references the proposed name of the
renamed document.
B. Number of Stories: Minimum number of stories for new construction is two (2) and/or as set forth in the “City of Meridian Architectural Standards
Design Manual”.
11-2D-4D Standards in the Old Town
District
Need to reference the new public works standards. D. Streetscape Improvements: Streetscape improvements within the area bounded by Carlton Avenue, East Third Street, Ada Stree t, and Meridian
Road shall be designed in accord with the city of Meridian downtown streetscape design guidelines Public Works Design Standards Manual. (Ord. 10-
1463, 11-3-2010, eff. 11-8-2010)
11-3A-6 Irrigation easement s and
common lots
Restrictive irrigation easemen ts on buildable lots can
create “no man’s land” areas that become an eyesore.
C. Easements: In residential districts, irrigation easements wider than ten feet (10’) shall be included in a common lot that is a minimum of twenty feet
(20’) wide and outside of a fenced area, unless modified by City Council at a public hearing with notice to surrounding property owners.
DC. Impeding Movement Of Water Prohibited: For any irrigation or drainage ditch not within the jurisdiction of an irrigation or drainage district, piping
shall not impede the movement of the amount of water crossing the property prior to development or the amount of water delivered to downstream
properties.
ED. Natural Drainage Courses: All natural drainage courses shall be left undisturbed or be improved in a manner that will improve the hydraulics and
ease of maintenance of the channel. Relocation of natural swales is acceptable if the hydraulics and ease of maintenance are provided for. The term
"natural drainage course" shall not be deemed to apply to minor swales and depressions that are located entirely on the applicant's property and
which serve a relatively small area where runoff is infrequent. (Ord. 05 -1170, 8-30-2005, eff. 9-15-2005)
11-3A-7A.7 Common area fencing Currently, the UDC restricts fencing along interior
common area and micro -paths to 4' closed/6' open.
Applicants have argued that this only should apply if the
common area is not clearly visible from a public street.
Further, applicants have also requested to have a taller
fence to keep animals/children in while still allowing
privacy.
7. Regulations for fences along abutting pathways and common open space areas lots are set forth below. These regulations are intended to assist in
the implementation of CPTED (Crime Prevention through Environmental Design) strategies to reduce the incidence of crime and improve the quality of
life. See figure 1 of this section.
a. The developer is responsible for constructing fences adjacent abutting micropathways connections and common open space areas lots to distinguish
common from private areas.
b. Fences adjacent abutting all pathways, and common open space lots not entirely visible from a public street shall be:
1) An open vision or semi-private fence up to six feet (6') in height, as it provides visibility from adjacent homes or buildings;
2) A closed vision fence up to six feet (6’) in height may be allowed if the lot depth does not exceed one (1) lot, connects directly to a public school or a
park and is visible from a public street; or
3) If closed vision fencing is used, it shall not exceed four feet (4') in height. This does not allow four feet (4') of closed vision fence with two feet (2') of
open vision fencing. An additional two feet (2’) in height of open vision fencing may be provided to the top section of the fence.
c. Other fences located within the rear or side yard of properties abutting pathways and common open space lots not entirely visible from a public
street shall be set back a minimum of eight feet (8') from the property line. Within the rear yard other fences shall not exceed fifty percent (50%) of the
property width.
d. These restrictions are intended to apply to fencing along interior common open space areas lots and pathways that are not entirely visible from a
public street. They are not intended to apply to street buffers or entryway landscaping strips. These restrictions are not intended to require fencing on
interior common open space.
11-3A-7C.8 Alley Fencing 8. Rear yard of alley accessed properties and alley side yard properties: All fences within the required rear yard shall comply with the fencing standards
in accord with UDC 11-3A-7A.7. Fences shall be set back a minimum of five feet (5’) from the alley (measured from p roperty line).
5
Figure 1 Fence Regulations Adding graphics of fencing types along pathways and
common open space lots
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11-3A-19A and B Structure and site design
standards
Design review standards do not contain enough
specificity or "express regulations". This lack of clear
requirements can create some difficulty when trying to
apply the design standards. There is a separate
committee working concurrently on new standards.
A. Minimum Standards: The following minimum standards shall apply in addition to the detailed guidelines as set forth in the "City Of Meridian
Architectural Standards Design Manual":
1. Architectural Character: Buildings shall be designed in accord with the “City of Meridian Architectural Standards Manual.
a. Facades: Building facades visible from a public street or public space shall incorporate modulations in the facade, includ ing, but not limited to,
projections, recesses, and step backs that articulate wall planes and break up building mass. Facades shall be modulated and articulated in accord with
the "City Of Meridian Design Manual".
b. Primary Entrance(s): The primary building entrance(s) shall be clearly defined by the architectural design of the building .
c. Rooflines: Roof design shall provide variations in profile through modulation and/or articulation in accord with the "City Of Meridian Design Manual ",
including, but not limited to, the following: 1) overhanging eaves; 2) sloped roofs; 3) two (2) or more roof planes; 4) varyi ng parapet heights; and 5)
cornices.
d. Pattern Variations: Architectural building design shall not create blank wall segments along public streets and/or adjacen t public spaces. Architectural
elements, including, but not limited to, windows, awnings and arcades, shall have color, texture and/or materials to mitigate blank walls.
e. Mechanical Equipment: All ground level mechanical equipment shall be screened to the height of the unit as viewed from the property line. All rooftop
mechanical equipment shall be screened as viewed from the farthest edge of the adjoining right of way.
2. Materials:
a. Exterior building designs shall demonstrate the appearance and use of high quality materials, including, but not limited t o, stone, brick, wood or other
natural materials, tinted or textured masonry block, textured or architecturally detailed concrete panels, or stucco or stucco like s ynthetic materials.
b. Smooth faced concrete block, prefabricated steel panels, and/or vinyl are prohibited as finish materials bu t may be approved as accent materials in
accord with the "City Of Meridian Design Manual".
c. Untextured concrete panels are prohibited as finish and/or accent materials. (Ord. 09-1394, 3-3-2009, eff. retroactive to 2-4-2009)
3. Parking Lots:
3.4. Pedestrian Walkways:
B. Alternative Compliance: If: 1) the location of existing buildings or structures prevents conformance with the standards of this section and/or the
guidelines of the "City Of Meridian Design Manual", or 2) strict adherence to such standards and/or guidelines would create inconsistency in the design
objectives of the proposed development, the director may consider an alternative design proposal through the alternative comp liance provisions as set
forth in section 11-5B-5 of this title. The director may approve, or recommend approval of, such an alternative compliance proposal when the overall
design, as proposed by the applicant, meets or exceeds the intent and the requirements of this section and the "City Of Meridian Design Manual" and is
not detrimental to public health, safety, and welfare.
11-3B-7C.5a Landscaping within right of
way
Modify standards to require developers to landscape the
dedicated ROW regardless of the timing for the roadway
expansion.
a. If the unimproved street right of way is ten feet (10’) or greater from the edge of pavement to edge of sidewalk or property line, and street widening
project is not in the transportation authority’s five (5) year funded plan, the developer shall maintain a ten foot (10’) compacted shoulder meeting the
construction standards of the transportation authority and landscape the remainder with lawn of other vegetative ground cover .
11-3B-8B.2 Parking lot reconstruction The use of the word repaving is not consistent with the
definitions section of the code.
2. For parking lot reconstruction, exclusive of sealing, striping, or overlaying repaving, all current landscape standards of this section shall be met,
unless approved as set forth in section 11-1B-4 of this title.
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TABLE 11-3C-6 Parking pad for alley
loaded units
Allow structures to be 5-feet from the alley and clarifying
the parking pad will still need to be required along the
side of the garage or if an equivalent off-street parking is
provided in accord with UDC Table 11-3C-5.
Note 2. The parking pad shall be measured from edge of sidewalk or edge of paved travel lane (public street, private street, or al ley) where no sidewalk
exists. For alley accessed properties the parking pad is not required in front of the garage if the garage is located at the five (5) foot setback to the rear
property line; the required parking pad must be provided along the side of the garage unless equivalent off -street parking, as determined by the
director, is provided in accord with UDC Table 11-3C-5.
11-3C-6B.1 and 2 Required number of off
street parking spaces
Add a standard that requires the parking for the facility
to be based on the square footage of the office and not
the square footage of all the structures.
1. In all commercial and residential districts the requireme nt shall be one space for every five hundred (500) square feet of gross floor area, except for
self-service storage facilities which shall only require parking based on the gross floor area of any office space.
2. In all industrial districts the requirement shall be one space for every two thousand (2,000) square feet of gross floor area , except for self-service
storage facilities which shall only require parking based on the gross floor area of the office space.
11-3D-5A.5 Setbacks and Sign
location of freestanding
signs
The code currently required Subdivision identification
signs to meet the same setback as Business Identification
Signs, 12.5’ from rear and interior side property lines.
This setback can limit construction on most common lots.
Change setback to 5 feet in the residential districts.
5. All subdivision identification signs shall meet the setback standards in subsection 11 -3D-8A3 of this article. No part of a subdivision identification
sign, including the footing, shall be located closerthan one foot (1’) from any street property line and five feet (5’) from any rear or interior side property
line, unless greater separation is required.
11-3G-3A.1 Common Open Space and
Site Amenity
Requirements
For large developments the additional 5% open space
can be a large quantity of land. Should the amenity
allowance for additional open space be proportional to
the size of the development?
1. The total land area of all common open space that meets the standards as set forth in subsection B of this section shall equal or exceed ten percent
(10%) of the gross land area of the development. For residential developments with residential lot sizes averaging ten thousand (10,000) square feet
or more or developments within a quarter (1/4) mile of a City regional park or an eighth (1/8) of a mile of a City community park shall only comply
with the site amenities in accord with subsection C.
11-3G-3B5.e and f Qualified open space e. Picnic area which includes tables, benches and a structure for shade;
f. Additional five percent (5%) qualified open space of at least 20,000 square feet
11-4-3-10B Drinking Establishment Code needs to mirror State language and allow existing
DE’s to be permitted even if a church, school or adult
entertainment moves next to them.
B. The drinking establishment shall not be located within three hundred feet (300') of a property used for a ch urch or any other place of worship, or
any public or private education institution, Nnor shall the drinking establishment be located within one thousand feet (1,000') of an adult
entertainment establishment; provided, that this limitation shall not apply to any duly licensed premises that at the time of licensing did not come
within the restricted area but subsequent to licensing came therein; the expansion of an existing establishment may be allowed with the approval of a
conditional use permit as set forth in section 11-5B-6 of this title.
11-4-3-11C.1 Drive through
establishments
Council has provided staff with direction to look at our
drive through standards to ensure cars are not stacking in
the main drive aisles.
1. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right of way and/or shared drive aisles by patrons.
Completed with ZOA-15-001.
11-4-3-18 Flex space Include standards to limit the size of light industry uses
allowed under the flex space definition .
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 seventy percent (70%) of the tenant space.
C. In the C-C, C-G and M-E districts, roll-up doors shall not be visible from a public street.
D. Except in the I-L and I-H districts, loading docks are prohibited.
E. Retail use shall not exceed twenty five percent (25%) of leasable area in any tenant space.
11-4-3-21B Home occupation Clarify that 25% of the “dwelling” is actually the living
area (excludes garage.) Also allow business to be
conducted within garage.
B. The home occupation shall be conducted entirely in the dwelling, and not more than twenty five percent (25%) of the gross floor area overall living
area of said dwelling shall be used for a home occupation or for storing goods associated with the home occupation. Materials may be stored in an
attached garage or storage area, An attached garage may be used for a home occupation provided it shall not reduce the required off street parking
below the standard established for that district and the area being used for the home occupation is calculated to be no greater than twenty five
percent (25%) of the overall living area of the dwelling.
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11-4-3-27B.6, E, F and G Multi-family development Rename City of Meridian Design Manual with City of
Meridian Architectural Standards Manual under the
architectural character and remove references to the City
of Meridian Design Manual from the parking and
landscape sections. These areas will be further defined
with a future zoning text amendment.
B. Site Design:
6. The parking shall meet the requirements set forth in Chapter 3, “Regulations Applying To All Districts”, of this title. and shall be in accord with the “City
of Meridian Design Manual”.
E. Architectural Character:
1. All building elevations shall have a minimum portion of the elevation devoted to architectural features designed to provide articulation a nd variety.
These features shall include, but are not limited to, windows, bays and offsetting walls, in accord with the "City Of Meridian Design Manual".
2. Main entrances, which are the primary point(s) of entry where the majority of building users will enter and leave, shall b e designed as an obvious
entrance and focal point of the building through architectural treatment, light ing, and address identification.
3. Entrances shall be adequately covered, recessed, or treated with a permanent architectural feature in such a way that weat her protection is provided.
4. Roof forms shall be distinctive and include variety and detail when viewed from the street. Sloped roofs shall have a significant pitch. Flat roofs should
include distinctive cornice treatments.
5. Exterior building materials and finishes shall convey an impression of permanence and durability. Materials such as masonr y, stone, stucco, wood,
terra cotta, and tile are encouraged.
6. Windows are required to allow views to exterior activity areas or vistas. Windows shall be provided on any building facing any common area used for
children's recreation.
7. All roof and wall mounted mechanical, electrical, communications, and service equipment should be screened from public view from the adjacen t
public streets and properties by the use of parapets, walls, fences, enclosures, or by other suitable means.
F. Landscaping Requirements:
1. Development shall meet the minimum landscaping requirements in accord with chapter 3, "Regulations Applying To All Distric ts", of this title. and shall
be in accord with the "City Of Meridian Design Manual".
FG. Maintenance And Ownership Responsibilities: All multi-family developments shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not limited to, structures, parking, common areas, and other
development features.
11-5A-2C.6 Duties and Authority Rename City of Meridian Design Manual with City of
Meridian Architectural Standards Manual.
6. The director may convene a committee of design professionals to provide recommendations on the interpretation and application of the guidelines
contained in the "City Of Meridian Architectural Standards Design Manual". The committee may also review and make recommendations on alternative
compliance requests related to administrative design review. The director shall review and act on recommendations from the committee and shall issue
a final determination.
11-5B-1A and B CZC purpose and
applicability (DR/Exterior
mods only to an existing
building)
CZC should not be required for simple exterior
modification s to existing build ings; DR should be.
A. Purpose: The purpose of the certificate of zoning compliance is to ensure that all new building construction or additions, site alterations and/or the
establishment of a new use complies with all of the provisions of this title before any construction on the site is started and/or the use is
established.
B. Applicability: These provisions apply to all requests for permits that involve new building construction, building additions, exterior site alterations
and/or the establishment of a new use. These provisions do not apply to tenant interior building improvements where the footprint of the existing
structure is not enlarged or to exterior building alterations, including, but not limited to: the addition, removal, or modification of architectural elements,
such as doors, wind ows, awnings, and arcades; building remodels where all or a portion of a structure is modified, including entrances, facades, and
rooflines, and building expansions; a change in exterior materials and/or color scheme; or any other alteration that modifies the exterior appearance of
the building. These provision s do not apply to single-family detached dwellings and/or secondary dwellings.
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11-5B-1C 3 and 4 CZC expiration
clarifications
It is unclear when a CZC may expire when issued in
conjunction with a building permit – difficult to track and
enforce. Combine to just require use or construction to
commence within 1 year of CZC issuance.
3. Certificates of zoning compliance issued in conjunction with a proposed use shall expire if said use has not commenced within one year of the date
of issuance of the certificate of zoning compliance.
4. Certificates of zoning compliance issued in conjunction with construction or alteration of a structure shall expire if said construction, or alteration, or
the use has not commenced within one year of the date of issuance of the certificate of zoning compliance.
54. The certificate of zoning compliance may require inspections and approvals specified in the approval of the application.
11-5B-3D.2 Timeframe to obtain
signature on new and
amended DA’s
Per City Council, two years is too long to allow the
property to sign the DA for a property agreed to during
the Annexation/Rezone.
2. The city may require a development agreement in conjunction with the annexation or rezone pursuant to Idaho Code section 67 -6511A. When
required, said development agreement shall be signed by the property owner and returned to the city within six (6) months two (2) years of the city
council granting annexation and/or rezone.
11-5B-3F.2 and 3 2. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the dev elopment
agreement modification is made by the city council in accord with chapter 5, “Administration”, of this title. When approved, said development
agreement shall be signed by the property owner(s) and returned to the city within six (6) months two (2) years of the city council granting the
modification.
3. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to
extend the time allowed for the agreement to be signed and returned to the City if filed prior to the end of the six (6) months two (2) year approval
period.
11-5B-5B.2f Alternative Compliance Deviation to the architectural design will be allowed in
the in the restructured City of meridian Architectural
Standards Manual.
f. The proposed architectural and/or site design demonstrates consistency with the "City Of Meridian Design Manual"; or
g. Additional environmental quality improvements would result from the alternative compliance.
11-5B-6E.10 Additional findings for
construction of sand and
gravel mining
Removing gravel mining as an allowed use within the
City limits therefore; these Findings are no longer
necessary.
10. Additional findings for construction sand and gravel mining:
a. That the duration and intensity of the proposed mining activities are appropriately addresse d in the conditions of approval;
b. That the environmental impacts of the proposed mining activities are appropriately addressed in the conditions of approval , including but not
limited to dust, groundwater safety, stormwater runoff, slope stability, and pr eservation of natural resources;
c. That the noise impacts and hours of operation of the proposed mining activities are appropriately addressed in the conditi ons of approval; and
d. That timing and responsible party of implementing approved reclamation plans are appropriately addressed in the conditions of approval.
11-6C-3A. Subdivision design
standards
Add a section that prohibits double frontage lots
(through properties as defined in the UDC).
A. Compliance:
1. Through properties are prohibited except where it is shown that unusual topography or other conditions make it impossible to meet this
requirement. Through properties shall be limited to one street access on one frontage, designated by a note on the final plat .
2. The plat shall comply with all applicable requirements as set forth on Chapter 2 “District Regulations”, of this title.
3. The plat shall comply with all applicable requirements as set forth in Chapter 3, “Regulations Applying To All Districts”, of this title.