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PZ - Design Guidelines Draft 20210216 rev2 TENM I L E DESIGN GUIDELINES � • . . - . - , <k a y . . ��• % � - � -- . � - . ` J , . ' a � Nor 0 -- � ' ! 2 �6� • . , ■ � a - ■ , ■ ■ • a ` TEN MILE CROSSING DESIGN GUIDELINES February 16, 2021 CONTENTS 01 Purpose ....................................1 02 Applicability..............................2 03 Design Review..........................3 04 Design Guidelines ....................4 Site & Londscape.....................8 Typical Street Sections ............ 18 Creek and Pathway Sections...22 Architecture ............................3 Signoge ...................................5 APPENDIX A.1 Specific Use Standards ...........A-1 A.2 Photo Library ..........................A-5 TEN MILE CROSSING DESIGN GUIDELINES LIST OF FIGURES Figure 1—Vicinity Map.......................................................................................................................1 Figure 26—Entryway emphasized by vertical elements,projections and overhangs.......................33 Figure 2.3—Entrance plaza.................................................................................................................5 Figure 27—Examples of commercial shading devices and canopies.................................................33 Figure 2.1—Images of existing conditions..........................................................................................5 Figure 28—Commercial buildings doors and windows design considerations.................................34 Figure 2.4—Images of existing conditions..........................................................................................5 Figure 29—Acceptable rooflines for Commercial buildings...............................................................35 Figure 2.2—Images of existing conditions..........................................................................................5 Figure 30—Material palette for Commercial buildings......................................................................36 Figure 3—Existing and Future Development Map.............................................................................6 Figure 31.1—Exa les of trash enclosure landscape screening for Commercial buildings.............37 Figure 4—Open Space Plan................................................................................................................7 Figure 31.2— ptable landscape screening for mechanical equipment and parking lots............37 Figure 5—Locations for Additional Design Consideration.................................................................9 Figure 32—P6rm Nmassing diagram for Mixed-Use buildings......................................................38 Figure 6—Character imagery:examples of landscape design...........................................................10 Figure 3 —Ground fNr,storefronts..................................................................................................39 Figure 7.1—Four-Lane+Turn Lane+Bike Lanes................................................................................12 Figur 4.1—Form and Nassing diagram for Flex Commercial buildings..........................................41 Figure 7.2—Three-Lane+Parallel Parking+Bike Lane......................................................................12 Figd 4.2 Form and massing diagram for Flex Light Industrial buildings.....................................41 Figure 7.3—Typical Commercial Street Section,Two-Lane+Turn Lane+Bike Lanes ......................13 Figure —Examples of rooftop mechanical screening..................................................................43 Figure 7.4—Typical Commercial Street Section,Two-Lane+Bike Lanes..........................................13 Figure 3 . —Examples of other mechanical screening.....................................................................43 Figure 7.5—Private Street+Parallel Parking......................................................................................14 Figure 36— rm and massing diagram for residential multifamily buildings...................................44 Figure 7.6—Typical Private Service Drive Section..............................................................................14 a 37—Window treatment on Residential High Density buildings.............................................46 Figure 8—Pathways,Sidewalk and Amenity Plan..............................................................................15 ure —Acceptable rooflines for residential multifamily.............................................................47 Figure 9.1—Creek Path Section A"............................................................................................ ....16 Figure 39—Material palette for residential buildings........................................................................48 Figure 9.2—Creek Path Section"B........................................................................................ ......... 16 igure 40—Character imagery for Residential High-Density buildings..............................................49 Figure 9.3—Creek Path Section"C"....................................................................................... ..... .16 igure 41—Signage location option on Commercial Office buildings................................................50 Figure 9.4—Purdam Drain Path Section"D"............................................................................... .... Figure 42—Vertical signage emphasizes entryway on commercial buildings...................................50 Figure 9.5—Purdam Drain Path Section"E"............................................................ .................. 7 Figure 43—Pylon signage(P5,up to 50')should share architectural elements with buildings........51 Figure 10—Commercial/Main Street Live/Work conceptual diagram............ ............... ............. 8 Figure 44—Building signage on Commercial Office buildings...........................................................51 Figure 11—Character imagery,planting and landscape design for residenti evelopme ...........19 Figure 45—Pylon signage(P3,up to 35')...........................................................................................51 Figure 12—Trash receptacle detail....................................................................... ............. ............20 Figure 46—Signage Plan...................................................................................................................52 Figure 13—"140 Series"bench detail........................................................................ ..... ..............20 Figure 47—Monument signage..........................................................................................................52 Figure 14—Sussex Bowl,streetscape planter pot detail...................................................................21 Figure 48—Examples of acceptable freestanding signage design,materials,and landscaping........53 Figure 15—Streetscape paving detail.................................................................................................21 A.1 Photo Library of Existing and Proposed Building and Site Design...............................................A-1 Figure16—Planting Legend................................................................................................................22 Existing Commercial Office...........................................................................................................A-5 Figure 17—Perma bark is the only allowed material for flower beds...............................................23 Existing Commercial Retail...........................................................................................................A-6 Figure 18—Parking lot landscape island alternatives........................................................................26 Proposed/Approved Commercial.................................................................................................A-7 Figure 19—Perimeter parking stall planter island..............................................................................26 Existing Multi-Family Residential..................................................................................................A-8 Figure 20—Parking lot diamond island..............................................................................................27 Approved Multi-Family Residential..............................................................................................A-9 Figure 21—Combined parking lot island with pedestrian ramp........................................................27 Proposed Multi-Family Live/Work,Single Family Attached,Detached and Townhome.............A-10 Figure 22.1—Lumark PRV/PRV-XL Prevail LED standard street lighting fixtures.............................28 Site and Landscape Figure 22.2—Streetworks USSL USSL-XL LED standard street lighting fixtures.................................28 Existing Pathways and Sidewalks..................................................................................................A-11 Figure 23—Acceptable landscape screening for service or mechanical areas..................................29 Existing and Proposed Plazas........................................................................................................A-12 Figure 24.1—Form and massing diagram for Commercial Office buildings......................................31 Existing Plantings and Trees..........................................................................................................A-13 Figure 24.2—Form and massing diagram for Commercial Retail buildings.......................................31 Existing Landscape Screening.......................................................................................................A-14 Figure 25—Form and massing diagram for large-format Retail buildings.........................................32 Signage..........................................................................................................................................A-15 PURPOSE 01 Introduction The Ten Mile Crossing Design Guidelines apply B. Allow for innovative design solutions E. Create functionally integrated development to a 308-acre area of the Ten Mile Interchange that create visually pleasing and cohesive that allows for a more efficient and cost Specific Area Plan to promote and facilitate patterns of development; effective provision of public services; the development of Ten Mile Crossing as a distinctive high-quality mixed-use gateway for C. Provide for the implementation and balance F. Provide for the public health, safety, the City of Meridian. of a variety of uses within the development enjoyment, convenience and general including viable mixed-use projects; welfare; These Ten Mile Crossing Design Guidelines supersede the Ten Mile Interchange Specific D. Identify and define standards for uses G. Provide efficient and effective Area Plan as the governing design and that may occur in each of the land use administrative processes. development guide for the designated area. categories; The specific design standards and administrative procedures outlined in these ' k design guidelines provide the necessary means - to achieve the goals for the development. The purpose and intent of these design guidelines is to set forth the development k standards and administrative procedures for implementing the land use policies of Ten Mile Crossing. Furthermore, it is the purpose of this ILI these design guidelines to: fi A. Encourage flexibility, innovation and r� creativity in Ten Mile Crossing's overall TEN MILE design and development that respond to CROSSINGMW market demand and site-specific conditions _ while enhancing the economic viability and - VICINITY MAP quality of Ten Mile Crossing and the City of - INTERSTATE 1-84 Meridian; Figure 1 — Vicinity Map TEN * MILE 1 APPLICABILITY 02 Applicability A. Development and Administration: The Ten Mile Crossing Design Guidelines govern the design and development of Ten Mile Crossing. These design guidelines shall not apply to any land not incorporated within Ten Mile Crossing. B. Flexibility: The development standards and design guidelines contained in this document depict the intended general nature and intensity of a mixed-use development at Ten Mile Crossing, while allowing sufficient future flexibility to achieve the overall goals, purpose and viability of Ten Mile Crossing. TE1ILE 2 DESIGN REVIEW 03 A. Design Review. This document creates and the decision of the TMCD Board. b. The exception is justified based an overlay district called the Ten Mile Applications found compliant shall be on unique circumstances of the Crossing Design District ("TMCD District") subject only to the Certificate of Zoning proposed use or exceptional design and applies to all development in Ten Mile Compliance process of UDC Section 11- features or the shape of the land. Crossing. 5B-1. Upon making such determination, c. The project design enhances the Director or Administrative Staff shall the surrounding character and improvements i. Applicability. All visible exterior issue findings of fact, conclusions of law aesthetics of the environment. mprricabiovements to a site, building or and conditions of approval. Any action d. The exception would not cause structure (including new facilities, of the Director or the Staff may be undue adverse impacts on any other remodeling, rehabilitation projects and appealed pursuant to the provisions of property or a property's access to expansion projects) within the TMCD Section 11-5A of the Meridian City Code. views, scenic resources, or visibility District shall require submittal of a Design Review application. B. Design Exceptions. within the TMCD District. e. For any approval pursuant to ii. TMCD District Board Review. i. The Director may grant exceptions to subparagraph b, the exception Development applications within the any setback, frontage, parking or height meets the general conditional use TMCD District must be submitted to the restriction up to twenty percent (20%) criteria in the City of Meridian Ten Mile Crossing Design Review Board of the applicable limit and may grant Unified Development Code. ("TMCDR Board") prior to submission exceptions to any use restrictions on a iv. Applications pursuant to this section to the City for a Certificate of Zoning case by case basis. shall include such information as the Compliance. The TMCDR Board shall Director determines is necessary to forward its decisions to the City for its ii. The Planning and Zoning Commission make the applicable findings. consideration of all project applications. may grant exceptions to any setback, frontage, parking or height restriction v. The decision on any requested exception iii. Application Content. All TMCD greater than twenty percent (20%) of may be appealed pursuant to the appeal District applications to the City shall the applicable limit. provisions of 11-5A-7C of the Meridian be accompanied by the information City Code. required by Chapter 11-5B-8 of the iii• Any approval pursuant to this section Meridian Unified Development Code shall be supported by each of the following findings: (UDC) and by the conditions of approval issued by the TMCDR Board. o. The exception is consistent with iv. Level of Review. The Director or these Ten Mile Crossing Design Administrative Staff, as appropriate, Guidelines. shall review TMCD District applications, TEN MILE 3 DESIGN GUIDELINES 04 A. Introduction Landscape guidelines are intended c. Intent to provide overall landscape design These Design Guidelines provide an guidance at new building pads, internal The Ten Mile Crossing Design Guidelines aesthetic road map in support of the Ten parking, central development spine, and are intended to provide an aesthetic Mile Crossing project, and to insure that adjacent public green space. roadmap in support of the Ten Mile Crossing the development evolves as proposed ii. Architectural Design: providing project. The Design Guidelines are written and entitled through the City of Meridian overall motivation for design imagery as a timeless and flexible document with approval process. The guidelines are throughout the development including the understanding that the development organized around seven sections: the commercial architecture, mixed-use will occur over an extended time period. introduction, project overview, intent, architecture, flex commercial and The goal is to ensure the development is site and landscape design guidelines, residential architecture. harmonious, resulting in complimentary architectural design guidelines (containing imagery through appropriate architectural guidelines for commercial, mixed use, flex B. Project Overview forms and common site amenities. commercial and residential building types), Amenities may include architectural forms, and signage guidelines for both the project Ten Mile Crossing compromises roughly 308 elements, and materials, as well as street and buildings within. Each of the sections is acres of land located at the crossroads of sections, sidewalks, paths, and open specific to the building type described. All Ten Mile Road and 1-84, and was enacted space development. Overall design and architecture will be reviewed and approved to promote and facilitate the development implementation shall prevail as established by the TMCDR Board established by the of Ten Mile Crossing as a high-quality by the Ten Mile Crossing Design Guidelines, development parameters, and maintained mixed-use gateway development to the and the City of Meridian in response to the by the various owner associations within City of Meridian. The Design Guidelines applicable building and planning codes. the development areas. identify intended design outcomes based on conventional planning and zoning models Ten Mile Crossing projects will be required In addition, the following components are to adhere to development covenants, with site specific adjustments as applicable included in the Ten Mile Crossing Design to existing approvals. conditions and restrictions (CC&R's) along Guidelines: with the development Design Guidelines. i. Site and Landscape Design: providing overall site development intent, interface with existing and adjacent structures and amenities. TEN MILE 4 DESIGN GUIDELINES 04 D. Land Uses and Character i. Existing Character and Conditions I The character of the site is a mixed _. ; composition of completed buildings, _ - Y approved development and projects in - various phases of construction. Completed development consists of _ buildings from one to five stories. Existing — development is of high-quality construction, materials, architecture and landscape as Figure 2.1 —Images of existing conditions Figure 2.2—Images of existing conditions seen in Figures 2.1-2.4. O� _ . r Figure 2.3—Entrance plaza Figure 2.4—Images of existing conditions TE I L E 5 DESIGN GUIDELINES 04 Figure 3 — Existing and Future Development Map Legend Color Development Status Future Commercial s Development 3 Z (No color) Built or Approved Future Residential 3 Development Lat r I ii. Existing and Approved Development Cobalt Dr All buildings—existing and future—in Ten Mile Crossing aim to represent and define �— the architectural character of Meridian, Idaho.The intended character varies relative to the identified uses. It is important that i the architectural character of each building �angad type be interesting, diverse, innovative and thoughtful within the property boundaries, and _ that it meet the provisions contained in these design guidelines.The architectural character v encourages variations of form, massing, and Z scale of the buildings, and the incorporation of r ` * high quality and appropriate building materials -.Navigator •� Navigator and roofing,canopies, and building lighting. �.. In addition, all structures will be responsive to the site location and amenities. Ultimately, _ the design intent of the guidelines is to foster 0 1,000 Feet creative, interesting, and timeless architectural City of Meridian Ada County and landscape design throughout Ten Mile *Disclaimer*Preliminary concept plan, Crossing. subject to change upon final approval. TEN MALE 6 DESIGN GUIDELINES 04 Figure 4 — Open Space Plan Public and Private Open Space Public or Private Open Space is provided per Figure 4 at left, which illustrates WFrankhr�Rd open space, green space on conceptual �`— pathways and other landscape features. L.t \ Cobalt Dr �' Y L. . � VanHuard 3 Z if V I Navigator Navigator i�. Feet City of • . *Disclaimer*Preliminary concept plan �•. , subject to change upon final approval. T E l 111 L E 7 DESIGN GUIDELINES SITE & LANDSCAPE 04 E. Site and Landscape Design Responding to the area's uniqueness ii. Targeted FAR and Density Ratios through the enhancement and creation Guidelines of an interesting and aesthetically Maximum floor area ratios (FAR) are pleasing environment within the context encouraged to the extent possible for the Introduction of Ten Mile Crossing. use and building height. Site and Landscape Design Guidelines To encourage development that is Key locations for additional design establish the framework for the design visually understandable and meaningful considerations are identified in Figure 5, and planning of the various parcels within to the users. page 9. Ten Mile Crossing. Included in this text are both planning components as well as To encourage planning and buildings iii. Landscape Specific Design Guidelines implementation components for buildings of a high quality and appropriate a. Introduction character with a variety of expression and landscape features. Appropriate and creativity within all areas of the The term landscape as used in this section placement of buildings on their respective development. refers to those elements which give form sites is critical to promoting consistent and and character to the physical and natural harmonious streetscapes throughout Ten To promote pedestrian accessibility environment of Ten Mile Crossing.Those Mile Crossing development. Landscape throughout the development and elements include but are not limited to the Design Guidelines are included as a its connection with the pathways placement and variety of planting margins, subsection within Site Design Guidelines waterways and neighboring sidewalks, paths and trails, drainage swales, to outline standards specific to landscape development. lighting, screening of service roads, entry site planning, design, site furnishings and To create a pedestrian-friendly built features, special features, etc. Providing for planting. environment in the design of streets, a desirable setting is the goal of this section, spaces between buildings, and the as well as standardizing this landscape within The objectives of the Site and Landscape buildings themselves. the broader framework of the development. Design Guidelines: • To enhance the appearance of buildings b. Landscape Theme • To support and amplify the goals of Ten Mile Crossing, and Meridian Unified and structures through site design. The landscape theme for Ten Mile Crossing Development Code. • To create visual unity and continuity incorporates plant materials and growing among parcels and neighborhoods. conditions typically found in the region. • To recognize the unique nature and Within the project area, creating spaces location of the property within Ten Mile i. Yards and Setbacks with unique characteristics is encouraged. In Crossing, the City of Meridian and the particular, the guidelines seek to reinforce immediate environs. Yards and setbacks are as established in the the urban characteristics of the commercial City of Meridian Unified Development Code, areas of development and ensure apark-like except as modified by Commercial Building Height (page 33) and Appendix A.1 Specific environment for the pathways. Use Standards. DESIGN GUIDELINES SITE & LANDSCAPE 04 Figure 5 — Locations for Additional Design Consideration Additional Design Considerations The key frontages and intersections highlighted in red on Figure 7 at left i W Franklin Rd are locations that encourage additional site and building design considerations including: Z Placement of buildings near the road. �/ Four-sided architecture. obatL-- _ • Additional screening. \.. oh It Dr -.�• Scale of buildings. Guidance on additional design considerations will be provided by the Ten Mile Crossing Design Review Board. Multi-story structures are anticipated in the denoted areas _ (dashed red line) with encouragement for the maximum floor area possible for the - - - - - - - use and building height. I � - I 13 .� I a I � T ; Navigator — _ �� Navigator _�� _ I 1 OD0 F • •a [Ada'County *Disclaimer*Preliminary concept plan, subject to change upon final approval. TE IN MILE 9 DESIGN GUIDELINES SITE & LANDSCAPE 04 The site and landscape design guidelines for public right-of-way and for vehicular ;k.. ' and pedestrian corridors within Ten Mile r , Crossing reflect several important goals , which strengthen the area's identity, 77 attractiveness and functionality, including: ' C • To establish consistency in the design _ of streets sections (Figures 7.1 to 7.7 on pages 12 to 14) within Ten Mile Crossing. • To create a strong visual framework through streetscape design that unifies the project and compliment the individual design characteristics of specific project areas and parcels. ' ■ • To create streetscapes that are visually � i ` " ' yp � distinctive and memorable to users -1�, " u� •� �� and residents of the project and thus strengthen the identity of the site. • To increase pedestrian accessibility, safety and comfort throughout the project. • To improve traffic flow and general !EL safety for the entire Ten Mile Crossing _ 4 ' project. Figure 6—Character imagery: examples of landscape design for commercial and residential development. TE IN MILE 10 DESIGN GUIDELINES SITE & LANDSCAPE 04 Standards for Collector and • Class I or II trees are required in residential areas. These trees should Local Streets vary in variety from cluster to cluster and to each residential unit. iv. Landscape Standards for Collector and . Medium-size canopy trees are placed at Local Streets approximately 35 foot intervals between The purpose of these standards is to provide the curb and sidewalk. a guideline for landscape material selection . All street trees have a minimum 3" for each street in Ten Mile Crossing. caliper at the time of installation. Considerate and cohesive landscaping is critical to the identity of the area to and • The property owner fronting the street to the perceived overall quality of the shall provide a min. of five (5) feet of development. lawn or groundcover between the edge of the sidewalk and edge of any site The guidelines illustrated in Figure 16: development (parking lot screens, shrub Planting Legend on pages 22-25 allow landscaped areas, etc) except on Main variety in planting selection to encourage Street/Commercial streets or where individual areas to present a distinctive noted in streetscape sections. character. Although the term "street tree" is The abutting property owner is used, these guidelines also apply to private responsible for maintaining the drive aisles and the various pedestrian improvements within the public right corridors that occur through the Ten Mile of way from the property line to the Crossing area. edge of the curb. This includes street trees, groundcover areas, irrigation and • Class II trees are required on all sidewalks. commercial and residential collector streets. Species should remain the The entrances to the residential areas same along each road until reaching are to be defined with an appropriate intersections or landscape features planting and signage area at each entry where transitions to another species location. may be appropriate. No Class I trees will be allowed adjacent • to public pedestrian walkways. TEN MILL 11 DESIGN GUIDELINES SITE & LANDSCAPE 04 Typical Street Sections Figure 7.1 _ Four-Lane +Turn Typology Lane + Bike Lanes • Vanguard Label Physical Characteristics AO Sidewalk: 5' to 8' Yx r © Tree Lawn: 8' to 10' © Tree Grate OBicycle Lane OTwo-Way Left Turn Lane f14'EASEMEW/ WRM eIIYEASEWWI' OCenter Landscaped Median Figure 7.2 _ © Parallel Parking Three-Lane + Parallel Parking+ Bike Lane Key Map . Wayfinder, north of Tenmile Creek "&WOW TE I L E 12 DESIGN GUIDELINES SITE & LANDSCAPE 04 Typical Street Sections Typology Figure 7.3 _ Label Physical Characteristics Typical Commercial A ,Sidewalk: 5' to 8' Street Section ' Two-Lane +Turn © Tree Lawn: 8' to 10' Lane + Bike Lanes � AWA • Navigator, east of OC Tree Grate Vanguard µ_ • Cobalt • New Market Bicycle Lane • Wayfinder, south O O D E of Tenmile Creek A B O O OTwo-Way Left Turn Lane to Vanguard OCenter Landscaped Median © Parallel Parking Key Map Figure 7.4 Typical Commercial Street Section, Two-Lane + Bike Lanes • Navigator, west of Vanguard O © o TEN #& MILE 13 DESIGN GUIDELINES SITE & LANDSCAPE 04 Typical Street Sections Typology Label Physical Characteristics Figure _ Privat( O Sidewalk: 5' to 8' ParallE • NIS Ameriben © Tree Lawn: 8 to 10 • Sentinel • Excursion © Tree Grate OBicycle Lane _ OTwo-Way Left Turn Lane r g r VAR 4' 8 r 7L'a' i ri'6' r YAR.C W 9 e OCenter Landscaped Median 'S © Parallel Parking Key Map Figure 7.6 Typical Privatedw Service Drive Section II TE ILE 14 DESIGN GUIDELINES SITE & LANDSCAPE 04 Figure 8 — Pathways, Sidewalk and Amenity Plan Legend Ll Label Symbol Pathway Type 10 Tenmile Creek and ..... . 14 0 •• Ten Mile Road — Regional G Pathway .... A © 10' Pathway �, � f J C 10' Purdam Drainage— D Regional Pathway A Detached Sidewalks t --, E • • • • • and Interior Pedestrian : Circulation r O • 8' Pathway L r E I --- °' Pedestrian Boulevard: Two 6' sidewalks I OF separated by 8' landscape strip with F seating stations p R "Main Street" section r .......• ...,.,.,.,.,,.,, ,� depicted in Figure 9.2 O Amenity Site ' Notes:See Street Sections for applicable 4 C pathway design guidelines. `ee- Additional amenity sites and plaza locations will be determined upon individual site design. *Disclaimer*Preliminary concept plan, See existing/proposed amenities and plazas in subject to change upon final approval. Appendix A.2 Photo Library. TEN 1ILE 15 DESIGN GUIDELIN SITE & LANDSCAPE Tenmile Creek Pathway Sections Figure 9.1 Creek Path Section "A" MW FacFMEN7 Label Physical Characteristics O10' Regional Path System 8' Service Access Channel © (Gravel) With 20' Service Clearing Zone O © Existing Water Channel Figure 9.2 Creek Path Section "B" tkhk,u - -A %27.- O C O Figure 9.3 f Creek Path LWF AMEMf Section "C" .O B T E IN M1 L E c i DESIGN GUIDELINES SITE & LANDSCAPE 04 Purdam Drain Pathway Sections Figure 9.4— Purdam Drain Path Section "D" Label Physical Characteristics O10, Path System } © Landscaped Buffer Y, © Interstate Right-of-Way 6 OPurdam Waterway 01- Figure 9.5— Purdam Drain Path Section "E" O T E l ILE E 17 DESIGN GUIDELINES SITE & LANDSCAPE 04 Landscape Design Main Street and Commercial TMCDR Board. Planting selection is illustrated in the Planting Legend (Figure Introduction Landscape in the commercial areas of Ten 16 on page 22, but the general approach to Mile Crossing are intended to reflect the all planting should be to selects species that The Ten Mile Crossing Design Guidelines p g p commercial nature of the retail and office incorporate a variety of proposed uses complement the business activities in ways p y activities occurring there as compared including commercial, retail and residential to residential areas elsewhere within the that do not adversely affect visibility and projects.Trees, shrubs, groundcovers and development. Landscape design should accessibility of new or existing commercial s grasses should be appropriate to the context separate pedestrian elements such as buildings. g Plantin schemes should be in which they are located, urban or natural or patios, street trees, benches and other coherent, yet provide diversity. Contrast a is landscape and the built a transition between the two.The following street furniture from vehicle access points. between plants p landscape zones promote the creation or often as important as blending the two. Parking lots should be oriented to the Include )ants that provide interest b enhancement of distinctive places, according rear or side of buildings away from the p p y to the various uses and contexts outline changing foliage or flowering at different pedestrian zone (see Figure 10 below).in each zone. The use of semi-mature Street trees should be consistent with times, and provide sufficient evergreen p g )ant material to create some ear-round plant materials is encouraged to establish existing development and selection is p y the character of the development. At a foliage effect. subject to review and approval by the minimum, the size at time of planting should be that which is set forth in the Meridian UDC. - - — �� _ - Tenmile Creek and Purdam Drain Landscape design of areas adjacent to the - open drainage and water ways should reflect - - the transitional nature of the pathway, ---_ which buffers both commercial or residential - development, and the natural elements of the _ Ai waterways.Trees, shrubs and groundcover may transition from more ornamental in character to more riparian or native, - ' r remaining in context with built forms or natural features as appropriate. Figure 10—Commercial/Main Street Live/Work conceptual diagram (Wayfinder Drive north of Tenmile Creek) TEN MILE; 18 DESIGN GUIDELINES SITE & LANDSCAPE 04 Residential ' The Ten Mile Crossing project includes ':� •;,. _ residential development with varying densities and accompanying diversity of architectural forms. Landscape design in n these areas should respond to the context fTM. of each residential area. , : 5 + . 4� High density areas may be more urban : y in feel and so may borrow more from ' the guidelines in the section for urbanOhio _ f landscape design, whereas medium- high density areas may relate more to ; adjacent built landscapes. Residential Q„ - --,. developments should be designed with unique characteristics to create places that foster a feeling of individual identity for the local residents. F L7� p 4 1 . . 1 Figure 11 —Character imagery, planting and landscape design for residential development TE IN MILE 19 DESIGN GUIDELINES SITE & LANDSCAPE 04 Storm Water Swales limited to: benches, planter boxes, trash receptacles, bollards, bollard lighting, bike k Walkways, paths and plaza areas are racks, picnic tables, shelters, trellises andintended to drain off into swales that treat tree grates. The design and selection of all storm water. In addition, this Swale these components of the landscape should system is the primary drainage way for be complimentary to other site furniture local natural vegetation and is intended � � : in the development, to the building(s) to to accommodate storm water capacity as which they relate in terms of their material, subject to Ada County Highway District and color, form etc., and to the context of the other standards. Swales in landscape areas surroundings, whether it bean urban - should be planted with grasses and shrubs hardscape or a natural riparian location. �--� to reflect both the growth conditions likely Trash receptacles (Figure 12) are to be to be present and the character of naturally ` wet areas, while not impeding the capacity of the swale to dissipate storm water. Boulders and cobble rock may also be used as elements of the design of swales. STAIN LIESS \ STEEL 27 J urc"ixc FLATHEAD Site Furniture and Details U " ; � CAP SCREW \ I- Landscape design of areas adjacent to the ��ZL==':y; % -ING +HOLES �1 " open waterways or other park-like areasPU t " should reflect the transitional nature of the 28•b pathway,which buffers both commercial or x}f�K Ve'W,m Pure residential development, and the natural r SIKVI�w elements of the water ways.Trees, shrubs l< 71 ,• and groundcover may transition from more a/e•trvx. ornamental in character to more riparian or SR PIT 18 native, remaining in context with built forms .1EU�` 36• v2 x,• or natural features as appropriate. � P'°"M 32 GV „ASi Us The appropriate addition of site furniture ,/S.MK P is encouraged to increase the aesthetic SR. IAIE z „ quality, enjoyment and safety of public PURw/ F ONYVIEw gathering spaces. These include, but are not -, ""6°(3"-) Figure 12- Trash receptacle detail Figure 13- "140 Series"bench detail TEN MILE 20 DESIGN GUIDELINES SITE & LANDSCAPE 04 finished in black only. Particular attention shall be paid to site furniture in the direct 96•OR49' IF vicinity of core areas such as Wayfinder h Drive, where materials, colors etc. shall be consistent and complimentary with the design standards already in place. Site furniture should be placed appropriately, taking care to minimize _ visual clutter, with placement of furnishings } logically in groups or separately based on the use of the space and the anticipated flow of pedestrian or vehicular traffic, Figure 14—Sussex Bowl, streetscape planter pot detail and to ensure or increase safety of the space being used. Spatial zoning around building and in walkways is encouraged to differentiate between zones of pedestrian FERISEETFCLJ-701AMIL 7AkENEyJ[LIRpPE0. p PE R I5�'�4C SC�3UfF4 movement, street furniture and commerce. CQXDRSAMPLE T40WNE0. Walkways and Paving FORAMOVAL One of the overall aims of the site design aPWCPECS ° IL`E R PER guidelines is to create an interconnected I'SAMn t6'/EIM<X)uRSF walkway and path system that focuses on a r complete pedestrian network.To achieve this ' }. objective, parcel development shall include: _ • One or more walkways that link thexmE pedestrian entrances of businesses within the retail and office development MI to the public pathways. {OMPAM D ISUKR#LE Figure 15—Streetscape paving detail TEN M I LE 21 DESIGN GUIDELINES SITE & LANDSCAPE 04 • Delineate walkways within the retail Figure 16 — Planting Legend and office development from parking area paving by using a contrasting paving material. The material shall be complimentary to the surrounding COMMON NAME BOTANICAL NAME CULTIVAR buildings and context. Deciduous Trees MAPLE ACER GINNALA .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. • Walkway surface patterns and scoring depth that are compatible ACER PLATANOIDES 'CRIMSON SENTRY' .. . . . . . . . . . . . . . . . . . . with the comfort and safety needs 'DEBORAH• of pedestrians, especially the elderly ACER TRUNCATUM 'PACIFICSUNSET'TM .. ' ' ' ' ' • ' ' ' and the handicapped. ACER XFREEMANII 'JEFFSRED• " " . . " . . . . . . . . . . . . . . . . . . . . "' • Attention shall be paid to paving design and layout in the direct BIRCH BETULA NIGRA •BNMTF'TM .. . . . . . . . . . . . . . . . . . . vicinity of core areas where •• • • • • • • • • materials, patterns etc. shall be HORNBEAM CARPINUS BETULUS consistent and complimentary with REDBUD CERCIS CANADENSIS the design standards already in place. ASH FRAXINUS AMERICANA 'AUTUMN PURPLE' • Interconnection of adjacent buildings •. • . . . . • . . . . • . . . . • . by providing clearly marked pathways FRAXINUS PENNSYLVANICA •PATMORE' " ' ' • ' ' ' ' • ' ' ' • ' ' ' ' • ' " both to the primary pedestrian pathway between buildings. HONEYLOCUST GLEDITSIATRIACANTHOS 'IMPERIAL' " ' ' ' ' ' ' ' ' "SHADEMASTER• Planting Legend SWEET GUM LIQUIDAMBAR STYRACIFLUA 'MORAINE' 'SLENDER SILHOUETTE' The provided plant palette was developed CRABAPPLE MALUS X 'SPRING SNOW' •• • • • • • • • • • • • • • • • • • • • • • • • • • • • •• to aid in the selection of trees, shrubs, 'PRAIRIFIRE' perennials and grasses while also providing a guide to ensure a cohesive element of PEAR PYRUS CALLERYANA 'CAPITAL' .. ' • ' ' ' • • ' ' ' • ' ' ' ' • ' ' .. 'CHANTICLEER' design through the existing, planned and future aspects of the Ten Mile Crossing OAK QUERCUS ROBUR XALBA 'CRIMSCHMIDT'TM '' ' ' ' ' ' ' ' ' '' development districts. 'JFS-KW2QX'TM LINDEN TILIACORDATA 'GREENSPIRE' •• • • • • • • • • • • • • • • • • • TEN MILE 22 DESIGN GUIDELINES SITE & LANDSCAPE 04 The plant materials selected not only Figure 16 — Planting Legend adhere to local codes(Treasure Valley Tree Selection Guide), but are also known to perform and thrive in the Treasure Valley. COMMON NAME BOTANICAL NAME CULTIVAR The materials exhibit visual appeal and Coniferous Trees health while combating heat, drought CEDAR CEDRUS ATLANTICA 'GLAUCA' .. ' ' ' ' ' ' ' ' ' ' . ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' .. and urban pollutants.A majority of the CEDRUS DEODARA 'AUREA' .. . . ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' .. suggested plants are locally and readily 'KARL FUCHS' available and have been used throughout JUNIPER JUNIPERUS SCOPULORUM 'BLUE ARROW' .. . . . . . . . . .. im the Ten Mile Crossing development. Continued use of the palette will help SPRUCE PICEA GLAUCA 'PENDULA' .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . create a distinctive, unified and cohesive PICEA OMORIKA 'BRUNS' look throughout the project. PICEA PUNGENS 'HOOPSII' '' ' ' ' ' ' ' ' ' '' Other Groundcover Requirements PINE PINUS FLEXILIS 'VANDERWOLF'S The use of natural bark in flower beds, planters or other landscape ground Grasses PYRAMID' BLUE GRAMA BOUTELOUA GRACILIS BLONDE AMBITION' cover areas is not allowed. Perma bark is GRASS permitted instead in these areas. FEATHER REED CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' Li GRASS B r` # BLUE OAT GRASS HELICTOTRICHON SEMPERVIRENS ' LUE OATS' _ 4� i 1' y MAIDEN GRASS MISCANTHUS SINENSIS MORNING LIGHT' "'� `�• —lipSWITCH GRASS PANICUM VIRGATUM 'DALLAS BLUES' m` HEAVY METAL' .. .+. . . . . . . . . . . . . . . . . •tia *� .. . . . . . . . . .. s` , r . ' DWARF FOUNTAIN PENNISETUM ALOPECUROIDES 'HAMELN' GRASS LITTLE BUNNY' LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM 'STANDING OVATION' Figure 17—Perma bark is the only allowed material for flower beds. Color may only be a mix of grey and brown. TEN MILE 23 DESIGN GUIDELINES SITE & LANDSCAPE 04 Figure 16 — Planting Legend COMMON NAME BOTANICAL NAME CULTIVAR Shrubs BARBERRY BERBERIS THUNBERGII CRIMSON PYGMY' .. . . . . . . . . . . . . . . . . . . . " " . BOXWOOD BUXUS MICROPHYLLA 'FAULKNER' .. . . . . . . . . . . . . . . . . . . ..w BUXUS SEMPERVIRENS 'SUFFRUTICOSA' •• • • • • • • • • •• SPIREA CARYOPTERIS X CLANDONENSIS 'BLUE MIST' .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. SPIRAEA X BUMALDA 'GOLDFLAME' TATARIAN CORN US ALBA 'IVORY HALO'TM • +s DOGWOOD PANICLE HYDRANGEA PANICULATA 'LIMELIGHT'TM • HYDRANGEA 'LITTLE LIME' JUNIPER JUNIPERUS HORIZONTALIS 'BLUE CHIP' " " " " " " " " " " " " " _ "' RUSSIAN SAGE PEROVSKIA ATRIPLICIFOLIA LITTLE SPIRE " ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' " �'. NINEBARK PHYSOCARPUS OPULIFOLIUS 'SUMMER WINE' 'MUGO PINE PINUS MUGO 'MOPS' ••POTENTILLA POTENTILLA FRUTICOSA id BUCKTHORN RHAMNUS FRANGULA 'FINE LINE' .. ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' .. ROSE ROSA X DOUBLE KNOCKOUT' .. . . . . . . . . .. 'NOARE' 3y-ti. r YUCCA YUCCA FILAMENTOSA 'COLOR GUARD' .. r TEN MILE 24 DESIGN GUIDELINES SITE & LANDSCAPE 04 Figure 16 — Planting Legend COMMON NAME BOTANICAL NAME CULTIVAR Perennials COREOPSIS COREOPSIS 'LI'L BANG •• • • • • • • • • • • • • • • • • • • F .. . . . . . . . . . . . . . . . . . . .. CONEFLOWER ECHINACEA �1 GAILLARDIA GAILLARDIA .. . . . ' ' . . . ' f•�w GERANIUM** GERANIUM IBERICUM 'JOHNSON'S BLUE' ' DAYLILY HEMEROCALLIS X 'STELLA DE ORO' •• • • • • • • • • • • • • • • • • • • •• HAPPY RETURNS' r .r HOSTA** HOSTA .. ... . . . . . . .. r BLEEDING LAMPROCAPNOS SPECTABILIS .• HEART** LAVENDER LAVANDULAANGUSTIFOLIA 'MUNSTEAD' LILY TURF** LIRIOPE MUSCARI ,:�s� '* CATMI,T NEPETA X FAASSENII 'WALKER'S LOW •• • • • • • • • • •• r BLACK-EYED SUSAN RUDBECKIA FULGIDA .. . . . . . . . . . . . . . . . . . . . . . . . . . . . .. a SAGE SALVIA NEMOROSA 'MAY NIGHT' •• • • • • • • • • • • • • • • • • • • •• SEDUM SEDUM X 'AUTUMN FIRE' .. ' ' ' ' . . . . .. *This palette was designed to include plants that are often used throughout the Ten Mile development area.This palette is intended to be used as a guide and does not preclude the use of additional species. **plants should be used in shaded areas only TEN MILE 25 DESIGN GUIDELINES SITE & LANDSCAPE 04 Parking Areas Trees in Parking Areas Planters within the parking fields shall be a minimum of 8' wide to allow for Trees in parking lots create smaller and a Class II or III tree. A 6' wide planter friendlier spaces for people and provide may be utilized in conjunction with a positive environmental effects including the Silva Cell or equal product. No Class reduction of solar gain on cars, hardscaping I trees will be allowed within parking Ilk and buildings. Landscape planting area lot planters. requirements for parking lots will be as described in the Meridian City Code. Internal Parking Lot Landscaping Specific requirements include: The intent of the design guidelines for I' I • Locate the trees to frame building parking lot landscaping islands is to � — `— entryways, signage and to provide optimize site configurations and provide Figure 19—Perimeter parking stall overall appropriate visibility for retail adequate areas for storm water drainage planter island business. while enhancing the overall aesthetic of • Use a species of tree that will permit the parking areas. initial limbing of seven (7) feet. Prune trees regularly to achieve an ultimate limb height of twelve (12) feet. I . • Protect trees from overhanging bumpers . x with concrete curbs and allow for a minimum of four (4) feet between the ++ curb and the center of the tree trunk. • Use one tree species in parking lot areas Y'*IPi OFIWAU51 Wid5 usl-AL— V(10ST'ilSp 30 W f-6 STAU5)0 �JJY5TAts� a *� unless developments are extraordinarily -_ large or where visual distinction would _ - be appropriate. For variety, the use of different tree species among the development parcels is encouraged. Figure 18—Parking lot landscape island alternatives TEN MILL 26 DESIGN GUIDELINES SITE & LANDSCAPE 04 Figure 18 (on the previous page) • Wherever feasible, orient drive-through provides design guidance alternatives lanes to be perpendicular to public for providing adequate landscaping streets to reduce headlight glare into to satisfy minimum requirements of oncoming traffic. interior parking lot landscaped areas. . Visually screen drive through lanes Figure 19 (on the previous page) from public streets. Screening may be illustrates parking lot planter islands accomplished using plant material or a that would be located on perimeter combination of low walls or earth berms parking lot areas. Figure 20 details and supplementary plant material asdescribed for parking lots. diamond planter islands on the interior parking stalls, while Figure 21 ' details parking lot planter islands with incorporated pedestrian pathways and ramps used to connect pedestrians to building entrys. Interior landscape planters shall be spaced as evenly as feasible and at the ends of rows of parking throughout the lot to consistently reduce the visual impact of long rows of parked cars. q Landscape screening examples can be found on Figure 23, Figures 31.1-31.2 and in the Photo Library on page A-5. • Parking lot screens may be made � � of plant material or a combination + of low walls or earth berms and supplementary plant material. • A maximum height of 42 inches is recommended to permit visual Figure 20—Parking lot diamond island Figure 21 —Combined parking lot is- surveillance to and from the street. land with pedestrian ramp TEN M I LE 27 DESIGN GUIDELINES SITE & LANDSCAPE 04 Exterior Lighting • All streets and parking lots are to be ; illuminated. - Proper lighting design promotes security throughout the development and increases Site and Landscape Lighting the accessibility of areas not normallyi. Site and landscape lighting enhances usable at after dark. , areas adjacent to buildings and structures Prevail XL Site lighting includes streetlights, walkway by augmenting walkway lighting and lighting, parking lot lighting, and general accentuating architectural elements. Lighting Prevail site, building and landscape lighting. should be established and installed according Inclusion of all forms will enhance Ten Mile to"Dark-sky" standards. Figure 22.1—Lumark PRV/PRV-XL Prevail LED Crossings development accessibility in standard street lighting fixtures evening and night times. The following are the basic principles for site and landscape lighting: Streetlights - • Create site and landscape lighting to Streetlights illuminate the roadway, promote safety,security and visual sidewalks, and adjacent walkways for the attractiveness. safety of pedestrians in proximity to traffic. . Use fixtures with indirect light sources (i.e. The Ten Mile Crossing Design Review Board concealed from the users' line of sight) will identify the streetlight design while such as ground mounted lights or foliage Figure 22.2—Streetworks USSL USSL-XL LED the engineers will identify the necessary lights. standard street lighting fixtures luminaries. The following are the basic principles for street lighting: Avoid creating dark spots. • All street lights are to be pole mounted • Help mitigate the effects of night non-glare luminaries with a design blindness by avoiding any sudden changes • All site lighting and landscape plans shall be complimentary to the established Ten Mile in light levels. developed to coordinate the placement of Crossing lighting, and no taller than 30'. . Use site and landscape lighting as a trees and lighting fixtures and avoid tree/pole conflicts. • All luminaries are to have an internal means to harmonize building and site and shield and/or reflector,which direct the landscape areas. • Material must match existing lighting fixtures light beam downward to the traveled (see Figure 22.1-22.2 above) and color may g � Minimum light level for parking lots is 1 only be dark bronze. surface, according to the Dark-Sky foot candle. standard. TEN MILE 28 DESIGN GUIDELINES SITE & LANDSCAPE 04 Fences and Walls Service Areas i Fences or walls used to provide privacy, All service functions within the retail, office, ,„: control circulation, provide security, or as site and flex space land use overlays are requireds� ..�.; design feature,the following guidelines apply: to be screened from public view. This is to be .f • Fences located adjacent to public streets achieved as follows: +, must be visually transparent, such as • Screen dum sters and recycling bins from wrought iron style railings or tubular steel p y g fencing, and powder coated. public view with a combination of screen walls and plant material.All walls should • Fences should be "stepped" rather than be constructed of durable materials Figure 23—Acceptable landscape screening sloping with the grade. to withstand normal use and are to for service or mechanical areas incorporate the same material as used in • Wire fences constructed of"industrial' adjacent building (see Figure 31.1 on page • Backflow preventer and controller location. type materials such as chain link are not 37). • Available gallons per minute, water pressure allowed. • The height of plant materials and walls and point of connection. • Walls shall be detailed with reveals, caps, should be similar to the height of the overhangs, soldier courses or other added dumpster and/or recycling bin. At a minimum,the performance specifications visual interest. shall address the following requirements: • Visually separate loading dock areas from • Walls shall be level, or"stepped" rather public view with landscaping or walls and Specify an appropriate backflow prevention than sloped with the grade. Walls with landscaping. device. a finished face of flat poured concrete • The irrigation shall be designed to provide or CMU are discouraged when located Water Use and Irrigation 100%coverage with head to head spacing adjacent to public streets, unless or triangular spacing as appropriate. determined appropriate through TMCDR All landscape areas shall be served with an Board review. automatic underground irrigation system. • Sprinkler heads shall have matched • Colors, design and materials of all fencing An irrigation plan is required for all parts of precipitation rates within each control valve shall be match the material and color the development prior to construction that circuit. palette of adjacent buildings and as shows: • Sprinkler heads irrigating lawn shall be on a described in the Architectural Guidelines. . Irrigation performance specifications separate zone or zones from those irrigating • Refer to the section on Service Areas for including design requirements, materials trees, shrubs. further guidelines. and construction methods. Water-Wise landscapes that utilize indigenous, • Head layout, sleeve, pipe, and valve sizing drought-tolerant plant materials conserve and locations. TEN MILE 29 DESIGN GUIDELINES SITE & LANDSCAPE 04 of water and reduce irrigation costs. Plat for each project within the development. requirement also applies to plant material Projects should employ the following design Such maintenance shall include irrigation, affected by storm damage. considerations where feasible: weeding, pruning and material replacement Plants infected with insects or disease must • Plan and design for water conservation and in a substantially similar manner as originally be treated appropriately or removed from the aesthetics from the beginning of a project. approved. property, as required by the City. Removed The following guidelines shall apply to all plants must be replaced with new, equal • Create practical turf areas of manageable plant materials as determined by the TMCDR sizes and shapes based on appropriate uses. landscape areas and materials: Board. • Water budgeting-group plants of similar All living plant materials, as indicated by the Contractors who providing landscape water needs together,then experiment to Final Plat must be maintained.The Ten Mile maintenance shall directed to remove determine how much and how often to Crossing Design Review Board (TMCDR Board) must approve replacement or all weeds during regularly scheduled water the specific site. maintenance regardless of the size of the alteration of plant material. • Use native plants or introduce drought weeds. tolerant species. Non-living ground covers must have 100% . Tree grate shall be widened to accommodate ground surface coverage and be maintained • Use soil amendments like compost or at the required depth of at least 2". the growing tree trunk and prevent girdling manure. of any trees planted in tree wells within • All plant material including trees, shrubs, sidewalks or other public rights-of-way. • Landscape rock is to be used as determined groundcovers,vines and turf must have a by the TMCDR Board. 100%ongoing survival rate and be free from Turf areas require periodic mowing, aeration, damage.The individual proper towers or de-thatching,fertilization, and weed • Irrigate efficient) with properly designed abatement.Turf and grass areas must be g y p p y g assigns shall replace plant material that is systems and by applying the right either dead or severely damaged within s maintained in a healthy condition without amount of water at the right time (water days of notification el the TMCDR Board. areas of dirt or dead grass, as determined by management). the TMCDR Board. • Irrigation is discouraged in the heat of the da • Maintain the landscape appropriately by g g y drastically alter the natural growth pattern Pruning of plant materials shall not Irri mowing, pruning and fertilizing properly. and maturing size.Tree pruning within City (between the hours of 10 a.m. and 6 p.m.) in order to reduce evaporation. Irrigation water right-of-way is allowed by permit only and Maintenance must be performed by a City approved should be contained to avoid excessive water contractor.Topping is expressly prohibited. runoff. The specific property owner, homeowner If the City determines that pruning has Irrigation systems shall be maintained and association or business owner association shall occurred that violates this requirement, periodically adjusted to assure watering be responsible for the continual maintenance the owner will be required to replace the efficiency and conservation methods. of landscaping and associated irrigation affected plant with an equal plant within Replacement parts shall match or be system required by and shown on the Final six months of notification by the City.This compatible with the system. TEN MILE 30 DESIGN GUIDELINES ARCHITECTURAL 04 Label Architectural Element Architectural Design Guidelines a. Overall Design O Entryway emphasis through Building design should incorporate architecture form and material Architectural Themes architectural features on all sides of © First floor pedestrian-scaled features The architectural design guidelines provide a building fagade facing: the primary an aesthetic framework under which entrance(s) of an adjacent building, © Parapet articulation relates to public roadways, interior site amenities, architecture below physical structures are designed and and fagades that are visible from public O Exterior shading contributes to incorporated into the site. The guidelines building articulation address site placement in conjunction with spaces. See Architectural Elements, Building Form, and Materials sections. E Fenestration pattern and projection the Site Design Guidelines, building form, contributes to building articulation materials, and finishes. The Architectural b. Form Architectural form in commercial F Screening of mechanical equipment Design Guidelines include specific provisions by parapet or screen-wall for the building types identified below: building types should be varied based on location within Ten Mile Crossing, © Usable outdoor spaces 1. COMMERCIAL BUILDINGS Introduction © O D This section represents commercial buildings allowed in specific zones independent of mixed-use and or residential l i zones as defined by the City of Meridian d i Unified Development Code. Commercial uses are identified in the City of Meridian Unified Development Code. These guidelines address the opportunities Figure 24.1 —Form and massing diagram for Commercial Office buildings of form, building height, imagery, proportion, and elements of building � F n n � —� structures. The building elements include `� Y entrances and storefronts, windows E and doors, roofs, materials and colors, exterior lighting, building signage, and site �i. � �� G _.1It .�_ �, � _ relationship among others. ---= ----- —� --- - Figure 24.2—Form and massing diagram for Commercial Retail buildings TEN MILE 31 DESIGN GUIDELINES ARCHITECTURAL 04 Label Architectural Element the uses, and the physical adjacencies. appropriate for the overall building mass O Entryway emphasis through Commercial buildings may vary in height and composition. architecture form and material with articulation of facades that may • Use pedestrian scale and landscape © First floor pedestrian-scaled features include stepping in plan and elevation. design elements such as lighting, The following guidelines apply: awnings, trees or other site elements to © Parapet articulation relates to visually relate and transition buildings to architecture below • Articulate facades through massing, the ground plane. O Exterior shading contributes to material change, color variation, building articulation overlapping planes, reveals and shading • Where building designs incorporate E Fenestration pattern and projection devices. multiple stories, or multiple floor height O contributes to building articulation equivalents, integrate at least one field Screening of mechanical equipment • Articulate building forms, including F g or accent color, material, or architectural by parapet or screen-wall but not limited to: massing, walls, feature used on lower stories, on the parapets and roofs, with appropriately upper stories. © Usable outdoor spaces scaled and proportioned modulations that contribute to the development • Building designs with multiple stories O Use vertical elements to add of aesthetic building designs and must provide proportionally taller H emphasis and diversity to building compositions. ground-level facades adjacent to public facades roadways and public spaces. Provide • Incorporate design principles to include floor-to-ceiling heights, or floor-to-floor rhythm, repetition, framing, depth and/ from 10 to 16 feet. or proportion. c. Scale and Proportion Development should consider the scale of surrounding buildings, including I relationships to existing residential areas, as well as an appropriate height, �J Y — — — — — — — mass, and form scaled for the built r environment. E The following guidelines apply: — — • Roof and parapet modulation and articulation shall correspond to and — — — — — — � — — — — — be harmonious with building massing G and articulation. Its scale should be Figure 25—Form and massing diagram for large format Retail buildings TEN MILE 32 DESIGN GUIDELINES ARCHITECTURAL r � d. Height The following guidelines apply: 1 1 Measurement of building height is per 1 1 the Meridian Unified Development At entries, provide building overhangs 1 or other projections such as canopies 1 'mop Code: which articulate the building fagade and 1 1 HEIGHT, BUILDING: provide temporary relief from inclement 1 714 The vertical distance from the grade to weather. iL the highest point of the coping of a flat Emphasize entries through use ofroof or to the deck line of a mansard glazing, massing, and/or materialroof or the average height of the changes.highest gable of a pitch or hip roof. Entries to office or reception areas for — — — — — The ordinance recognizes the individual uses shall be on the front or Figure 26—Entryway emphasized by vertical challenge with mechanical screening approach side of the building, shall be elements, projections and overhangs and has exempted it from the height easily visible and distinguishable from measurement when determining the adjacent parking areas through the use building height. of architectural elements, and shall not rely on disproportionately scaled These Design Guidlines acknowledge signage. construction methods that require additional height to create a Pedestrian-friendly elements are constructable building. As such encouraged including: commercial building heights, where —Pedestrian scale signage. applicable, may be increased to a —Planter boxes. maximum of 100'. —Art such as sculpture or murals. e. Architectural Elements and Details —Seating such as chairs or benches. Entryway - Windows and Doors Entrances and storefronts typically identify the entrance to a building and Windows and doors provide a strong define major from minor elevations. design element that when applied They represent a dynamic tool and properly reinforces the building element in defining primary and composition and aesthetic. Doors and secondary access points as well as set windows can establish a visual pattern the tone for a structure. and rhythm. Placement within a wall can create the impression of depth and Figure 27—Examples of commercial shading devices and canopies solidity. TEN * MILE 33 DESIGN GUIDELINES ARCHITECTURAL 04 Placed at the face of a building's surface • Doors and windows should be Label Windows and Doors Elements material, the imagery is much different. consistent throughout comparable Durable materials at the base of Doors identify commerce and entry, locations on/in the building. O exterior walls near traffic areas and should be highly visible and easily • To create activity on the sidewalk special Cover entryways and use shading legible by the public. Attention given to attention should be given to windows © devices for depth and elevation windows and doors on the ground floor and doors as they offer activity and articulation strengthens public activity and interest. visual excitement to the commercial © Integrate lighting with entryways The sense of entrance is reinforced by areas of the Ten Mile Crossing project and are highly encouraged to have Align material joints with opening the composition of an entry system, g y g � and design elements to pattern specific style and material. active doors evenly spaced along surfaces storefront buildings. Selection of window type and style, Consider proportion, repetition,scale as well as material must enhance the Window shading devices are highly E and block module for openings overall composition of the building. encouraged for summer sun protection and aesthetic interest. The following guidelines apply: • Storefront and/or curtain wall systems D _ are required for commercial buildings. B • Openings shall be appropriate to the general aesthetic of the office building, and may include a mix of individual C 'punched' windows, groups of openings, or ribbon windows or storefronts. • Entry doors may be recessed to create _ a modulated 'street wall' and create an interesting contrast of shade and shadow. O • Entry assemblies and doors may be A celebrated with contrasting colors, high quality materials, and surrounds to call attention to building entrances. E Figure 28—Commercial buildings doors and windows design considerations (Right image is storefront without doorway) T E l M I LE 34 DESIGN GUIDELINES ARCHITECTURAL 04 • Door/window compositions should The following guidelines apply: and that are more susceptible to be compatible with all other opening wear and tear are discouraged on installations in a building design. New construction should be permanent structures. harmonious with or surrounding Roofs architectural as determined to be Standard brick and ground faced appropriate by the TMCDR Board. 4" x 16" concrete masonry block is The integration of visible roofs as part preferred, however the use of large- of a building design and composition Use consistent material scale 8" x 16" block may be used provides an opportunity to enhance the combinations, material quality, and upon discretion of the TMCDR Board. structure's design though additional architectural detailing. Split faced block may be used as an visual interest, modulation, and • For all facade elevations visible accent material. articulation. Roofs may be either flat or from public roads, public spaces, • Y Thin-gauge prefabricated steel panels sloped, and must be made of durable, primary entrance(s) of an adjacent are discouraged as a finish material lti id i f building, or facing residential quality materials consistent with first for building facades and shall be class commercial construction. Long districts, use at least two distinct field reviewed for appropriateness by lasting materials such as standing seam materials, colors, or material-color TMCDR Board. metal roofing are appropriate examples combinations on the building fagade. • Non-durable materials, treatments, Use of intensely saturated colors on sloped roofs. Other products will or fluorescence is prohibited as a be considered upon full review of the and finishes that deteriorate quickly p with weather, ultra-violet light, primary material. material by the TMCDR Board and its proposed integration into the design. f. Materials and Style Materials for commercial buildings 477at Ten Mile Crossing should reflect the legacy of progress in the City — ' of Meridian and include innovative materials balanced with local materials, contributing to timeless community character. 4­ Awl��immol 1101111PF1W -drint WIFFIR !PIWIR - Figure 29—Acceptable rooflines for Commercial buildings TEN MILE 35 DESIGN GUIDELINES ARCHITECTURAL 04 .1 r I • Materials or colors with high Satellite dishes along with other reflectance, such as some metals or communication paraphernalia must - reflective glazing, must not redirect light also be screened from public view. Such towards roadways, public spaces, or screening can be within on ground adjacent uses in a way which constitutes enclosures or roof area enclosures. a public nuisance or safety hazard. Satellite dishes may be no larger than • Application of materials shall 36" in diameter to avoid the necessity of correspond to and be consistent with disproportionately tall enclosures. building massing and modulation. Loading docks and areas supporting ' Materials shall wrap around outside buildings shall be located such that the corners. function is well screened from view of g. Miscellaneous (Mechanical Equipment, adjacent structures and pedestrians Utilities, Dumpsters, etc) where possible. Truck parking in support - Dumpsters, trash disposal equipment, of commercial buildings, large doors mechanical equipment, meters, and loading/unloading areas shall be wings of ti satellite dishes and exterior work areas located within walled courts, -r the building, screened by landscaping or remain necessary components of most a combination of both to substantially structures and should be considered conceal the activity. Such screens J'- with the same standard and care as including gates, grilles and fencing, must `r the main structures. These support be designed to tie into the aesthetic of elements must be screened from view. the building they are connected with. Enclosures shall respond to the design Service, mechanical equipment and -� of the adjacent structure they are utility connections must be screened supporting (see Figure 31.1 on page 37 and concealed with landscaping (seep and Appendix A.1, Existing Landscape Figure 31.2 on page 37). Screening Photo Library on page A=5 for examples of acceptable screening). The following guidelines apply: • Dumpsters must have hinged tops to prevent unsightliness, blowing of trash OLk around the site, as well as wildlife access. Figure 30-Material palette for Commercial buildings TEN M I LE 36 DESIGN GUIDELINES ARCHITECTURAL 04 • All ground level mechanical equipment MEW must be screened to the height of theMW , unit as viewed from the property line. "' • All rooftop mechanical equipment shall be screened as viewed from the farthest -41 edge of the adjoining right of way and shall be continuous. Any openings should be staggered or operable by way ,• of removable panels or doors. h. Lighting Lighting on building exteriors can be used to promote safe pedestrian environments along roadways, at } intersections and in public spaces. x r The followingguidelines apply: '} } g pp y Figure 31.1 —Examples of trash enclosure landscape screening for Commercial buildings • Lighting fixture spacing and height along streetscapes and roadways must be placed to avoid conflicts with tree plantings and be integrated with the f building design. OT�N]I1K • Use energy-efficient architectural "UM Puy - lighting. AiCHr • Use lighting fixtures that are consistent with other decorative hardware on the building. For example, select lighting hardware with similar color, temperature, fixture and shape as , other building hardware, use recessed lighting, incorporate uniform spacing, A. - -- integrate with other accents and reveals, and coordinate specialty lights with predominant architectural features. Figure 31.2—Acceptable landscape screening for mechanical equipment and parking lots TEN MILE 37 DESIGN GUIDELINES ARCHITECTURAL 04 Label Architectural Element 11. MIXED-USE BUILDINGS b. Form O Entryway emphasis through Introduction Architectural form for mixed-use architecture form and material building types is varied based on © First floor pedestrian-scaled features Mixed-Use buildings in the Ten Mile location within Ten Mile Crossing, Crossing project may include two, three, the intended tenant uses, and the © Parapet articulation scaled and and four story structures that are a mix adjacencies on site. These buildings are relates to architecture below of commercial and residential uses. intended to be multiple stories, with O Exterior shading and balconies Commercial retail uses include banking, articulation of facades that may include contribute to building articulation shops, restaurants, or personal service stepping in plan and elevation. O Fenestration, pattern and projection businesses. The following provides design The goal for mixed-use building contributes to building articulation guidance on form, height, character, Screening of mechanical equipment g g types within Ten Mile Crossing is to F proportion, and architectural elements incorporate flexibility with variation by parapet or screen-wall of buildings. The intent is to promote a in architectural style and tenant use. © Usable outdoor spaces and patios dense, walkable neighborhood by offering The mix of uses may including office, opportunities within buildings for amenities retail, and residential. Adjacent to these to serve future residents, in a development structures may be a purely commercial that is adjacent to major regional roadways or residential structure. and potential future transit facilities. a. Overall Design Similar to commercial building design, F _ _ _ D mixed-use buildings should incorporate architectural features on all sides of _ r: AJ a building facade facing: the primary 1, E i , '— — �. .'--. entrance(s) of an adjacent building, i I — ��• public roadways, interior site amenities,and facades that are visible from public spaces. Mixed-use buildings are areas of high activity, and should harbor that vibrancy by creating places for people to " - ' ' - 1 ' L gather, whether on patios or small open G spaces that are accessible to residents A D B and patrons of commercial uses. Figure 32—Form and massing diagram for Mixed-Use buildings TEN MILE 38 DESIGN GUIDELINES ARCHITECTURAL 04 The following guidelines apply: c. Scale and Proportion measurement when determining the Buildings shall be of a scale and building height. • Buildings shall be of a scale and that relate well to adjacent proportion that relates well to proportion e. Character adjacent buildings without dominating, buildings without dominating, Character of mixed-use commercial overwhelming or appearing overwhelming or appearing structures in the Ten Mile Crossing insubstantial in relationship. Long walls insubstantial in relationship. project is not defined as a prescriptive shall be relieved with offsets, balconies, The following guidelines apply: requirement. Building size, height projections, recesses, or other and form are expected to inform architectural features. Long walls shall be relieved with offsets, the aesthetic of the structure as balconies, projections, recesses, or a three dimensional form in the • To maintain pedestrian friendliness, other architectural features. The fagade environment. Building materials and building forms are encouraged to be of buildings shall be articulated into articulated with a base, middle, and architecturally-distinct masses. other architectural elements should often top. correspond to and be harmonious • Articulate facades through changes in with overall building form. Building • Top elements define roof or parapet plane, material and/or color. design shall promote lasting quality, with a distinct three dimensional outline and be contextually responsive to or profile, achieved with projections To create a human scale, facades are encouraged to incorporate visually the surrounding development and such as cornices, canopies, parapets, structures. or pitched roof eaves with changes in continuous details and proportions. materials and colors. d. Height • Middle elements should be distinct in Building heights within the Ten Mile material and color from the top and Crossing project will be regulated by the LLL_LL_ base. Window articulation may vary Meridian Unified Development Code. --r _ from the base and top in support of the All mixed-use commercial structures will composition. be held to the height limits specific of — I--� the land use district in which they are • Base elements must be 5' tall at a -' minimum, (preferably closer to a full located. kA story in height), and should contain a Measurement of building height is per s durable material such as stone or brick, the Meridian Unified Development or combination thereof. Code, which recognizes the challenge Figure 33—Ground floor storefronts should with mechanical screening and be architecturally distinct and create a has exempted it from the height pedestrian-scaled base from upper residential floors DESIGN GUIDELINES ARCHITECTURAL 04 f. Architectural Elements and Details • Storefront configurations that enhance into the design. Entryways the architectural design of the building while addressing proportion and Roof terraces and gardens are , In mixed-use building design, entrances encouraged and may include pavilions, and storefront are critical to the success pedestrian scale. pergolas, trellises and other structures of creating a space that meets the • Incorporate human/pedestrian-scaled made of compatible materials. necessities of the tenant relative to elements into storefronts. identification, ease of discovery, and in Parapets or cornices are required for flat the case of retail, visual access to the Windows and Doors roofs. Parapets must be capped and may space. Window and door arrangement and be stepped. Parapet articulation should The following guidelines apply: design should be consistent with those correspond with building modulation. found in the commercial building Gutters are required where roofs • Entries must be easily identifiable. A guidelines for the commercial portion are exposed to view. In such case, protective covering, such as a canopy, of the structure and should follow the downspouts and rain water leaders trellis, or portico, is encouraged. residential design guidelines for the will be required to contain the flow of • Other additional enhancement should residential portions of the structure. runoff from the roofs down to a grade collection system. Water will not be be provided near the entrance such as Roofs allowed to flow across patios, sidewalks, lighting, seating, ornamental potted The integration of visible roofs as part ramps, parking areas or roads. plantings, and/or a special paving of a building design and composition pattern emphasizing the entry. provides the opportunity to enhance Downspouts should be handled as a component of the design composition Storefronts the structures design though additional and be located in logical locations Storefronts can further enhance the visual interest, modulation, and relative to the overall building design. function of the space and may include articulation. the following elements: The following guidelines apply: 9• Miscellaneous (Mechanical Equipment, Utilities, Dumpsters, etc) • Large, raised storefront windows with Roofs may be either flat or sloped, See Commercial Buildings: projecting sills. and must be made of durable, quality Miscellaneous guidelines. • Mullions that provide for ease of visual materials. Sloped roofs must use long h. Lighting access to displays. lasting materials such as seamed metal See Lighting Guidelines for Residential roofing materials. Other products will • Storefront compositions that provide be considered upon full review of the flexibility for varying types of retail material and its proposed integration tenants beyond. TEN MILE 40 DESIGN GUIDELINES ARCHITECTURAL 04 Label Architectural Element—Flex Buildings. buildings or development. Transitions O Entryway emphasis through 111. FLEX COMMERCIAL BUILDINGS may be used to achieve compatibility architecture form and material between larger buildings next to small © First floor pedestrian-scaled features Flex commercial buildings are office scale buildings; transition techniques commercial or light industrial uses that may include varying heights of certain C Parapet articulation and scale relates allow for flexibility in design of the building elements, roof articulation, and O to architecture below building's space for showroom, production building projections such as entryways p Exterior shading contributes to or office activities. and covered walkways. O building articulation a. Overall Design — Flex c. Scale and Proportion O Fenestration pattern and projection The intent of the flex commercial Development should consider the contributes to building articulation category is to produce buildings that are scale of adjacent buildings, including flexible in their uses but are compatible relationships to existing residential in form to the greater character of the areas, as well as an appropriate height, Ten Mile Crossing development. The nature of the activities permitted within flex commercial buildings requires careful design and planning especially regarding visual impact and efficient D mobility of people, vehicles, and goods — — — — — — into and out of the development. As sin memo son �A�� MM � such, the sides of buildings that are wow — — — — — — — — actively used by pedestrians and parking _ — _ areas can share architectural elements with retail or office commercial buildings as outlined in these guidelines, Figure 34.1 —Form and massing diagram for Flex Commercial buildings while sides that primarily function as delivery and drop-off zones may be D C C more industrial in nature. rj ^r r _ r � ��► � b. Form New buildings should be compatible with adjacent existing or approved Figure 34.2—Form and massing diagram for Flex Light Industrial buildings TEN MILE 41 DESIGN GUIDELINES ARCHITECTURAL 04 mass, and form scaled for the built and provide temporary relief from roof material. Roof designs should environment. inclement weather. consider views from Franklin Road and The following guidelines apply: Entries to storefronts should be easily surrounding uses. visible and distinguishable from f Materials and Style • Roof and parapet modulation and adjacent parking areas through the use See Commercial Buildings: Materials and articulation shall correspond to and be harmonious with building massing, of architectural elements, and shall Style guidelines. not rely on disproportionately scaled Miscellaneous Mechanical Equipment, scale, proportion and articulation. g• ( signage. Utilities, Dumpsters, etc) • Use pedestrian scale and landscape Pedestrian-friendly elements such as the Loading Areas design elements such as lighting, Loading zones and vehicle access doors awnings, trees or other site elements to following are encouraged: g should be screened from public streets. visually relate and transition buildings to —Pedestrian scale signage. (see Figures 23 and 31.1-31.2 and the ground plane. —Planter boxes and hanging baskets. Existing Landscape Screening in the d. Height —Art such as sculpture or murals. Photo Library for screening examples). Building height within Ten Mile Crossing Loading driveways should not back onto will be regulated by the City of Meridian —Seating such as chairs or benches. g Y Deliver vehicle entryways should be to streets or encroach into landscaped Unified Development Code. All of the Ysetback areas. flex structures will be held to the height the side or back of the structure away limits specific to that overlay district. from the pedestrian entrances. Roll-up loading doors should be e. Architectural Elements and Details Windows and Doors integrated into building elevations and given the same architectural treatment Entryway See Commercial Buildings: Materials and where feasible. Flex commercial buildings may have Style guidelines. storefronts to signify to customers Dumpsters Roofs the showroom or retail portion of a Trash Enclosures should be screened business. Roofs should be consistent with similar to mechanical or loading areas guidelines for commercial buildings (see Figures 23 and 31.1-31.2 and • The design should provide building overhangs or other projections at in the Ten Mile Crossing area in both Existing Landscape Screening in the entries to articulate the building fagade overall form of the structure and TEN MILE 42 DESIGN GUIDELINES ARCHITECTURAL 04 Photo Library for screening examples). • Dumpsters and enclosures should be located away from residential uses. Mechanical Equipment Mechanical equipment such as - - compressors, air conditioners, antennas, pumps, heating and ventilating equipment, emergency generators, I I chillers, elevator penthouses, water i tanks, stand pipes, solar collectors, satellite dishes and communications equipment, and any other type of mechanical equipment for the building shall be concealed from view of public Figure 35.1 —Examples of rooftop mechanical screening streets, and to the fullest extent possible. Walls and Fencing The nature of flex commercial activities RI[HI LdXL uuS� may require additional fencing or walls to protect and screen materials or - equipment. Generally, walls facing the public right-of-way should be consistent with the established perimeter wall and landscape "theme" for properties in Ten Mile Crossing. .. " Figure 35.2—Examples of other mechanical screening T E l ILE E 43 DESIGN GUIDELINES ARCHITECTURAL 04 h. Lighting • Maintain consistent and contiguous Label Architectural Element—Flex See Commercial Buildings: Lighting pedestrian environments across Entryway emphasis through guidelines. developments. Limit circuitous A architecture form and material connections and maintain clear visibility. • Provide pedestrian connections to © First floor pedestrian-scaled features IV. RESIDENTIAL BUILDINGS public spaces. Parapet articulation and proportion Introduction • Design and orient buildings not to C relates to architecture below The Ten Mile Crossing Design Guidelines impede access. The building should O Exterior shading and balconies enhance the appeal of open space and contributes to building articulation offer numerous residential building pedestrian environments. E Fenestration massing and projection opportunities ranging from detached single b. Form O contributes to building articulation family structures and townhouse residences The variations of form within the to high density multifamily living. The different residential areas can be residential designated zones are identified expressed as single residence structures, in specific areas. combined residential structures with The residential designations within Ten similar elements to single structures, Mile Crossing are defined relative to the and larger structures expressing ordinance criteria of density, type (single individual units within a greater family/ multi family), and massing including composition. Generally, form for structure height and structure setbacks residential buildings is intended to be from property lines. a. Overall Design D C C C C D Residential buildings are anticipated to be varied in size, configuration, type, — form, and aesthetic. As mentioned, the design guidelines anticipate structures g ranging from traditional detached E ®g single family dwellings to multi storied Fp Fq PR I� � multifamily structures, with variations between including attached single family townhouses. The general standards Figure 36-Form and massing diagram for residential multifamily buildings below apply: TEN MILE 44 DESIGN GUIDELINES ARCHITECTURAL 04 more intimate in character from that material palette on all elevations. screening and mechanical penthouses of commercial structures. Individual All residential buildings should be may exceed parapet heights by no more units should be expressed with window particularly sensitive to their street than five (5) feet in unoccupied spaces. groupings, porches, balconies, windows frontage. Design elements that create a e. Density or other three dimensional articulation play of light and shadow and reduce the Medium density multifamily residential to break up mass. Townhomes should be perceived bulk such as deep porches, design provides opportunities to create articulated by modulation, varying roof decks, overhangs, multi-paned windows the density within structures that look lines, and other architectural elements. and deep offsets should be considered. like larger residences. Differences The following guidelines apply: Asymmetrical compositions of between multi-family buildings • Incorporate visually heavier and more residential building forms are preferred. categorized as High Density and massive elements or materials, such Residential buildings with attached Medium-High Density is based on the as stone or masonry, primarily at the units must articulate the design to number of dwelling units per acre. base of buildings, and lighter elements differentiate facades of individual units Multifamily Residential: High Density and materials such as siding or stucco, or groups of units. above. d. Height High density residential structures c. Scale and Proportion Measurement of building height is per embody many of the characteristics of In general, building mass shall be the Meridian City Unified Development a commercial building or urban feel in residential in scale and should respond Code: response to the needs of the program. to the surrounding block, lot type and This building type can integrate into HEIGHT, BUILDING: Ten Mile Crossing b establishing a size in which the residence is located g y g within Ten Mile Crossing. The vertical distance from the grade residential feel in a structure that is • Building design shall incorporate varied to the highest point of the coping considerably larger than single family projections and recesses, including of a flat roof or to the deck line of a homes. bay windows, dormers, porches, etc. mansard roof or the average height The integration of materials, the overall Elements such as these will create visual of the highest gable of o pitch or hip building design, and the detailing of interest and should respond to existing roof. elements within the composition can site conditions on each particular site as The ordinance recognizes the reinforce the residential nature of the well as the surrounding built and natural challenge with mechanical screening building while supporting an aesthetic environment. The following guidelines in higher density residential units appropriate to the size and scale of apply: and has exempted it from the height the structure. As structures become • All residential buildings are to be measurement when determining the designed and built with a similar building height. Mechanical equipment TEN MILE 45 DESIGN GUIDELINES ARCHITECTURAL 04 larger in mass it is important that the modulation, and architectural elements be wood, colorfast vinyl or anodized pedestrian experience along the base of which relate to and support other (or other appropriate color) finish. the building be an appropriate scale. standards. Unfinished aluminum is not allowed. f. Architectural Elements and Details Windows and Doors Roofs Entrances. Porches and Decks • The use of recessed doors (entrances Roofs are a dominant element of The use of porches, patios, terraces and as well as garage doors) and window the landscape and must create a decks in building design is encouraged openings is encouraged. harmonious relationship with the to create a strong relationship between • Entry elements shall be in scale with surrounding block, street, site and indoor and outdoor areas. the relative proportions of the building adjacent structures. The following guidelines apply: and streetscape. Dominating and over Roof design shall consider building stylized entries are discouraged. form, materials, and color so the • Residential buildings on corner lots shall . All openings shall appear as individual structure is integrated with its site and incorporate front and side elements in 'punched' windows, or groups of its neighboring buildings. Long lasting the building design. openings. materials are appropriate and various • Materials of these elements shall • The shape and detail of all openings match or compliment those of the main are to be appropriate to the style of structure. architecture. Window styles are to • Primary building entries must be clearly be consistent throughout the entire defined using any unique combination building. of architectural elements, materials, • Glass may be coated or tinted to control or facade modulation meeting other solar heat gain. Mirrored glass is not architectural standards in these permitted. guidelines. • Double or triple pane windows are • Multifamily structures must provide required. internal site circulation to access • Exterior finishes of all windows shall individual residential units. • Multifamily stairwells must be t .'",N :r integrated with the building design and provide residents protection from inclement weather. Use materials, Figure 37— Window treatment on Residential High Density buildings TEN MILE 46 DESIGN GUIDELINES ARCHITECTURAL 04 products will be considered upon full structures as integral parts of the roof or Offices review of the material by the TMCDR wall design. All rooftop hardware shall Detached garages, storage sheds and Board. be painted to match the roof color. outbuildings are required to be of The following guidelines apply to roof Railings similar material, siding, roofing and design: The use of railings on porches, balconies color as the primary dwelling. The Ten and upper level windows or door Mile Crossing Design Review Board shall • Materials for roofs include, without determine the appropriate size and limitation: openings should be carefully considered as a component of an architectural dimensions of ancillary structures. — Unglazed file style. When properly applied, well- The following guidelines apply: —Slate designed and properly detailed —Concrete file railings are an opportunity to reinforce Enclosed garages attached to or — Non-reflective metals specific characteristics of the selected separated from the building shall of — Other materials as deemed architectural style. The materials the same architectural character ann d appropriate by TMCDR Board review used for railings should be part of an materials, and painted with compatible • Roof massing should be broken into appropriate palette of materials for the colors. Consideration should be given to primary and secondary roof elements architectural style of the building. the location garages and carports to visual that correspond to horizontal and diminish the vsual appearance of the Garages. Carports, Access. Accessory doors. vertical modulations or divisions in the Apartments, Ancillary Buildings or Home fagade, and denote key architectural elements, such as entries and porches. • All skylights, solar equipment, antennas, dishes and other roof appurtenances will be reviewed on an individual basis by the Ten Mile Crossing Design Review i Board. • All roof projections, including chimneys, '- flues and vents shall be compatible in scale, height, and material with the structure from which they project. -� Where possible, large vents are to be r r r grouped and concealed in chimney-like Figure 38—Acceptable rooflines for residential multifamily(medium and high density) buildings TEN M ] LE 47 DESIGN GUIDELINES ARCHITECTURAL 04 • Garage doors shall be consistent in A palette of acceptable colors is appearance with the main structure. available from the Ten Mile Crossing g. Materials and Color Design Review Board. Color application Exterior use of materials and colors should be used consistently throughout provide the opportunity to create each site for all the buildings and individual identity for each residence secondary structures. while also being responsive to the Distinguish field materials from accent context of the community and adjacent materials through pattern, texture, or structures. The following are a number additional detail visible from edge of of items that the designer may nearest roadway. Alternate masonry or incorporate to enhance the single family material courses may count toward this. or multi-family structures (see Figure Non-durable materials, treatments, and _ 38). finishes that deteriorate quickly with The following guidelines apply: weather, ultra-violet light, and that are more susceptible to wear and tear are ^ • Exterior walls and finishes should prohibited on permanent structures. reflect a logical and appropriate combination of colors, textures and Unfinished or colored ordinary forms to compliment the context of 8" x 16" nominal block and thin- the surrounding built and natural gauge prefabricated steel panels are environment. discouraged as a finish material for • Provide a complementary and building fagades and will be reviewed proportionate level of design and detail for appropriateness by TMCDR Board. on all public oriented fagades. Ensure Materials shall correspond to building continuity of materials around outside massing, proportion, scale, and corners. modulation. • Stucco may be used in conjunction with at least one other material. h. Lighting Architectural lighting can be integrated • Align reveals with architectural as a cohesive element of a building's elements. Spacing shall be harmonious design that contributes to the with building proportions and massing. Figure 39—Material palette for residential buildings T E l 111 LE 48 DESIGN GUIDELINES ARCHITECTURAL 04 atmosphere of the built environments and enhances safety. The following guidelines apply: • Lighting fixturespacing and heightji along streetscapes and roadways must be placed to avoid conflicts with tree plantings. oil • Use energy-efficient architectural lighting. �- • Use lighting fixtures that are consistent with other decorative hardware on the building. For example, select lighting hardware with similar color and — shape as other building hardware, use recessed lighting, incorporate uniform spacing, integrate with other accents and reveals, and coordinate specialty lights with predominant architectural features. ° S� Figure 40— Character imagery for Residential High-Density buildings TE IN MILE 49 DESIGN GUIDELINES SIGNAGE 04 Signage Guidelines C. All building wall signs shall be constructed of a hi-density urethane material or - Introduction aluminum %" thick (minimum). The face 1 of the wall signs shall have dimension by 1 1 Project and building signage guidelines define routing or extrusion, with a minimum of%" 1 r 1 the various identification needs throughout 1 1 1 1 Ten Mile Crossing, and to insure that there is variation. Individual letter signs shall meet the following: � 1 continuity of overall signage while allowing for 1 1 specific individualization. All signage will be i. If letters are interconnected, all backing reviewed and approved by the TMCDR Board. shall blend into the background material All development signage will be maintained by the various owner associations within ii. Letters shall be stud mounted 1" off the the development areas. All individual tenant face of the building. Figure 41 —Signage location option on signage maintenance will be the responsibility iii. Letters shall be flat or matte black or Commercial Office buildings of the tenant and or the specific building owner. other approved earth tone colors. No In addition, the following components are glossy. included as part of the Ten Mile Crossing Design iv. Paints, vinyl or Plexiglas is permitted. Guidelines: D. All elements shall be painted. A. Each tenant shall be required to submit E. For building signage along the Interstate signage plans to the building's managing 84 frontage, white or bronze colors or entity for written approval. A design review materials shall be required for office sign application, accompanied by the buildings. written approval of the managing entity, 1 shall be submitted to the City for any F. There will be development specific 1 proposed signs for City staff review and monument signs identifying each 1 approval. All signs shall be in compliance development area in Ten Mile Crossing. rDIA-W with the criteria stated herein. Those locations will be identified on the final plat maps of each section.B. Building wall signs shall be placed within the approved sign areas as designated on individual project elevations. Signage may Figure 42— Vertical signage emphasizes not exceed the standards in the City of entryway on commercial buildings Meridian UDC signage standards. TEN MILE 50 DESIGN GUIDELINES SIGNAGE 04 G. Buildings will be allowed a monument sign on each street frontage. The sign must 7 conform to the Meridian City UDC signage standards in effect at the time a sign permit A1 ] L j i is submitted for. i. Individual tenant identification is allowed on monument signs. IN H. Exterior illumination for the monument signs shall be recessed in the ground and shall be shielded with landscape materials. 71. If exterior illumination is proposed for . —54.57 SQ Fr Figure 44—Building signage should be simple building wall signs, gooseneck light fixtures and clean on Commercial Office buildings and shall be used and shall be located as not to • ------54.57 SQ FT be proportioned to the area its on and rest of shine onto the roadway or onto any nearby the building property. 71.62 SQ FT _ J. Any free-hanging signboards proposed -31.83 SQ FT under the covered porch shall be a 31.83 SQ FT maximum of 8 square feet each. A A 31.83 SQ FT maximum of one free-hanging signboard 5.875 SQ FT 2.64 SQ FT per tenant shall be permitted. If any such sign overhangs a walkway a minimum of Ir 8.45 SQ FT 7-feet 6-inches shall be maintained between 6.24SQFT the bottom of the sign and the walkway. K. Any other signage such as temporary, grand opening, etc. shall be determined by review _ of TMCDR Board. L. Any signage on doors or windows shall by asr reviewed by TMCDR Board. Figure 43—Pylon signage (P5, up to 50") Figure 45—Pylon signage (P3, up to 35") should share architectural elements with T Ev-40-oM I LE buildings 51 DESIGN GUIDELINES SIGNAGE 04 Figure 46 — Slgnage Plan a Legend a P2 P2 Franklin Rd Label Sign Type P2 P2 P2 P2 . P2 P2 P2 Pylon up to 20' a 3 P3 Pylon up to 35' 2L7* P5 Pylon up to 50' o at O P2 P2 obalo P2 - P2 P2 v 9'-B"ROOF CANOPY P 3 P2 8'-2"BASE V P2 TT 6'-5"REVEALS an b'-3"CABINETS guard P2 C COLU1MN v I BEAM P3 P2 W Waltman 0 TENAN P2TENANT z �, Navi ator Navigator P5 0000 P5 PS Figure 47—Monument signage (Note: v - - 1,000 Feet location of monument signage is to be determined by the TMCDR Board) *Disclaimer*Preliminary concept plan--------73 , I subject to change upon final approval. T E l 111 L E 52 DESIGN GUIDELINES SIGNAGE 04 New Freestanding Pylon and Monument Signs A. New pylon or monument signs should be designed in accordance with existing signs and reviewed by the TMCDR Board. B. The location of new freestanding pylon or monument signs shall be as determinedlow"- through review by the TMCDR Board. / CW usbank RALL VENTURES AHL r tenmilelofts-cor-i ` i nnify nLff +- 1C Its Figure 48—Examples of acceptable freestanding signage design, materials, and landscaping TEN 1ILE 53 APPENDIX SPECIFIC USE STANDARDS A A.1 Specific Use Standards C. The applicant shall provide a six foot (6') 2. To create quality buildings and designs Drive-Through Establishment sight obscuring fence where a stacking for multi-family development that lane or window location adjoins an arterial enhance the visual character of the A. All establishments providing drive-through roadway or a residential district or an community. service shall identify the stacking lane, existing residence. 3. To create building and site design menu and speaker location (if applicable), and window location on the certificate of Flex Space: in multi-family development that is zoning compliance. sensitive to and well integrated with the A. Office and/or retail showroom areas shall surrounding neighborhood. B. A site plan shall be submitted that comprise a minimum of thirty percent demonstrates safe pedestrian and (30%) of the structure and/or tenant space. 4. To create open space areas that vehicular access and circulation on the contribute to the aesthetics of the site and between adjacent properties. At B. Light industry and warehousing shall not community, provide an attractive a minimum the plan shalldemonstrate comprise more than eighty percent (80%) setting for buildings, and provide compliance with the following standards: of the tenant space. safe, interesting outdoor spaces for C. Loading docks shall not face a public street. residents. 1. Stacking lanes shall have sufficient capacity to prevent obstruction of D. Retail use shall not exceed thirty percent driveways, drive aisles, and the public (30%) of leasable area in any tenant space. right of way by patrons. Multi-Family Development: 2. The stacking lane shall be a separate lane from the circulation lanes needed Multi-family developments with multiple for access and parking, except stacking properties shall be considered as one property lanes may provide access to designated for the purpose of implementing the standards employee parking. set forth in this section. 3. Any stacking lane greater than one A. Purpose: hundred feet (100') in length shall provide for an escape lane. 1. To create multi-family housing that is safe and convenient and that enhances 4. The site should be designed so that the the quality of life of its residents. drive-through is screened from a public street for surveillance purposes. TEN MILE A-1 APPENDIX SPECIFIC USE STANDARDS A B. Site Design: 4. For the purposes of this section, five hundred (500) square feet and vehicular circulation areas, parking up to one thousand two hundred 1. Buildings shall provide a minimum areas, shall not be considered common (1,200) square feet of living area. setback of ten feet (10') unless a open space. c. Three hundred fifty (350) square greater setback is otherwise required feet for each unit containing more by this title and/or title 10 of this Code. 5. No recreational vehicles, snowmobiles, than one thousand two hundred Building setbacks shall take into account boats or other personal recreation (1,200) square feet of living area. windows, entrances, porches and vehicles shall be stored on the site d. The minimum usable open space patios, and how they impact adjacent unless provided for in a separate, or recreational space requirement properties. designated and screened area. shall be equal to 30 percent of the land area occupied by residential 2. All on site service areas, outdoor 6. The parking shall meet the structures. For the purpose of storage areas, waste storage, disposal requirements set forth in Chapter 3, this section, usable open space or facilities, and transformer and utility "Regulations Applying To All Districts", recreational space shall include vaults shall be located in an area not of this title. landscaped areas, courtyards, visible from a public street, or shall be balconies, patios, sun decks, 7. Developments with twenty (20) units or pedestrian walkways, playground fully screened from view from a public more shall provide the following: areas, swimming pools, and all other street. exterior or interior recreational a. A property management office. areas. Such areas must be readily 3. A minimum of forty (40) square b. A maintenance storage area. accessible to the occupants of feet of private, usable open space c. Central mailbox location(s), the building. Usable open space shall be provided for each unit. This including provisions for parcel mail, or recreational space shall not requirement can be satisfied through that provide safe pedestrian and/or include driveways, parking areas, porches, patios, decks, and/or enclosed vehicular access. or loading areas. The open space or yards. Landscaping, entryway and other C. Common Open Space Design Requirements: recreational space requirement may accessways shall not count toward this 1. A minimum area of outdoor common be reduced for projects that abut requirement. In circumstances where open space or recreational facilities. strict adherence to such standard open space shall be provided as follows: 2. Common open space shall be not less would create inconsistency with the a. One hundred fifty (150) square than four hundred (400) square feet in purpose statements of this section, the feet for each unit containing five area, and shall have a minimum length hundred (500) or less square feet of and width dimension of twenty feet Director may consider an alternative y 20 design proposal through the alternative living area. ( '). b. Two hundred fifty (250) square feet compliance provisions as set forth in for each unit containing more than section 11-5B-5 of the Meridian UDC. TEN MILE A-2 APPENDIX SPECIFIC USE STANDARDS A 3. In phased developments, common open c. Recreation: E. Landscaping Requirements: space shall be provided in each phase i. Pool. of the development consistent with the ii. Walking trails. 1. Development shall meet the minimum requirements for the size and number of N. Children's play structures. landscaping requirements in accord with dwelling units. iv. Sports courts. Chapter 3, "Regulations Applying To All 2. The number of amenities shall depend Districts", of the UDC. 4. Unless otherwise approved through on the size of multi-family development the conditional use process, common as follows: 2. All street facing elevations shall have open space areas shall not be adjacent landscaping along their foundation. The to collector or arterial streets unless a. For multi-family developments with foundation landscaping shall meet the less than twenty (20) units, two (2) following minimum standards: separated from the street by a berm or amenities shall be provided from constructed barrier at least four feet (4') two (2) separate categories. a. The landscaped area shall be at least in height, with breaks in the berm or b. For multi-family development three feet (3') wide. barrier to allow for pedestrian access. between twenty (20) and seventy b. Ground cover plants shall be planted five (75) units, three (3) amenities in the remainder of the landscaped D. Site Development Amenities: shall be provided, with one from area. 1. All multi-family developments shall each category. F. Maintenance And Ownership provide for quality of life, open space c. For multi-family development with Responsibilities: All multi-family seventy five (75) units or more, four developments shall record legally binding and recreation amenities to meet the (4) amenities shall be provided, with documents that state the maintenance particular needs of the residents as at least one from each category. follows: and ownership responsibilities for the d. For multi-family developments management of the development, a. Quality of life: with more than one hundred (100) including, but not limited to, structures, i. Clubhouse. units, the decision making body shall require additional amenities parking, common areas, and other ii. Fitness facilities. development features. N. Enclosed bike storage. commensurate to the size of the p iv. Public art such as a statue. proposed development. Storage Facility, Self-Service: b. Open space: 3. The Director shall be authorized to i. Open area of at least fifty by one consider other improvements in A. Storage units and/or areas shall not be used hundred feet (50 x 100') in size. addition to those provided under this as dwellings or as a commercial or industrial ii. Community garden. subsection D, provided that these place of business. N. Ponds or water features. improvements provide a similar level of iv. Plaza. amenity. TEl ;* 11ILE A-3 APPENDIX SPECIFIC USE STANDARDS A B. On site auctions of unclaimed items by the H. The facility shall have a second means of storage facility owners shall be allowed as access for emergency purposes. a temporary use in accord with Chapter 3, Article E, "Temporary Use Requirements", of /. All outdoor storage of material shall be the UDC. maintained in an orderly manner so as not to create a public nuisance. Materials shall C. The minimum distance between structures not be stored within the required yards. shall comply with building code for Stored items shall not block sidewalks or detached structures. parking areas and may not impede vehicular D. The storage facility shall be completely or pedestrian traffic. fenced, walled, or enclosed and screened J. The site shall not be used as a "vehicle from public view. Where abutting a wrecking or junk yard" as herein defined. residential district or public road, chain link shall not be allowed as fencing material. K. For any use requiring the storage of fuel or hazardous material, the use shall be located E. If abutting a residential district, the facility a minimum of one thousand feet (1,000') hours of public operation shall be limited from a hospital. to six o'clock (6:00) A.M. to eleven o'clock (11:00) P.M. F. A minimum twenty five foot (25') wide landscape buffer shall be provided where the facility abuts a residential use, unless a greater buffer width is otherwise required by this title. Landscaping shall be provided as set forth in subsection 11-313-9C of the U DC. G. If the use is unattended, the standards in accord with section 11-3A-16, "Self-Service Uses", of the UDC shall also apply. TEN MILE A-4 APPENDIX PHOTO LIBRARY • • LibraryofExistingandProposed Building and Design Buildings and Architecture I Existing CommercialOffice ' FRMal ff U,Mir W a { - ILU m � atR APPENDIX PHOTO LIBRARY A Buildings and Architecture Existing Commercial Retail ti + I # I 1 IA! silo PrOnra, �■ ME■ )-Wi- t a TE1ILE A-6 APPENDIX PHOTO ; ' A ' MAW Buildings and Architecture Proposed/Approved Commercial -- on ,� _ a■ ��� �� , ��2� � � , � � �. � • ' — � � � � - � - �j� _ . - � � APPENDIX PHOTO LIBRARY A Buildings and Architecture Existing Multi-Family Residential a �+ - :-- . ._ - Zip- a _ 2w IP ■ _ �t, #; IL so L NEW md , . TEN + MILE A-8 APPENDIX PHOTO LIBRARY A Buildings and Architecture Approved Multi-Family Residential hk LL t r• M #' a � •I' et A A T E IN H I L E A-9 APPENDIX q Buildings and Architecture Proposed Multi-Family Live/Work, and Single Family Attached, Detached and Townhome �', -- 0111 . OPW If 1� T E ILE A-10 APPENDIX PHOTO LIBRARY Site • Landscape Existing Pathways and Sidewalks on LBIWMW 34 7"j lK F 4kj ProposedAPPENDIX Site and Landscape Existing and Plazas F +�- AMM 090 It-11- 'x+�~•� # `� 1. I�f�'. r ... .- �-- Y, APPENDIX PHOTO LIBRARY Site • Landscape Existing Plantings and Trees mid Ij #. JAW R11!.. FM F '1ftEM .# O 4P �.,�Ik.rrn.�Y•`• �� � 4L.' :ems "y � , �i Mini '' --- APPENDIX PHOTO LIBRARY Site • Landscape Existing Landscape Screening -- ,* • - # Wry ;�. - jT x 3 S'! .. Gayµ +�� FL--�• � �M1Y.S - �'-�_`�''�' APPENDIX PHOTO LIBRARY Site • Landscape MUST [URN)NMI an -Aff TEN i �[3RI C,tiTOtti - i . wrri.ecr..�ea►e.u+� -Is A- Lo t �