CC - Design Guidelines Draft 20210407 rev
Adrienne Weatherly
From:Mike Wardle <mwardle@brightoncorp.com>
Sent:Wednesday, April 7, 2021 1:40 PM
To:Sonya Allen; Bill Parsons
Cc:David Turnbull; Jon Wardle; Charlene Way; Adrienne Weatherly; Chris Johnson
Subject:Ten Mile Crossing Design Guidelines
Attachments:TMC Design Guidelines Draft 20210407 rev.pdf
External Sender - Please use caution with links or attachments.
Sonya & Bill
Two pages—Table of Contents & List of Figures—of the attached Ten Mile Crossing Design Guidelines have been
changed to correct pagination/reference errors.
No other text or exhibit changes have been made to the document as submitted February 16, 2021, with the revised
Ten Mile Crossing application.
This assures that the latest, April 7, 2021 version, is in the City’s project file and public record, prior to the City Council’s
th
April 13 hearing.
Michael D. Wardle, Director of Planning
BRIGHTON CORPORATION
2929 W. Navigator Dr., Suite 400, Meridian, ID 83642
Direct 208.287.0512 l Mobile 208-863.6150
mwardle@brightoncorp.com
1
April 7, 2021
DESIGN GUIDELINES
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT01 Purpose ....................................1
02 Applicability..............................2
03 Design Review ..........................3
04 Design Guidelines ....................4
Site & Landscape .....................8
Typical Street Sections ............12
Creek and Pathway Sections ...16
Landscape Design ...................18
Architecture ............................31
Signage ...................................50
APPENDIX
A.1 Specific Use Standards ...........A1
A.2 Photo Library ..........................A5
CONTENTS
TEN MILE CROSSING DESIGN GUIDELINES
April 7, 2021
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTLIST OF FIGURES
TEN MILE CROSSING DESIGN GUIDELINES
Figure 1 – Vicinity Map ................................................................................................................1
Figure 2.3 – Entrance plaza ..........................................................................................................5
Figure 2.1 – Images of existing conditions ...................................................................................5
Figure 2.4 – Images of existing conditions ...................................................................................5
Figure 2.2 – Images of existing conditions ...................................................................................5
Figure 3 – Existing and Future Development Map .......................................................................6
Figure 4 – Open Space Plan .........................................................................................................7
Figure 5 – Locations for Additional Design Consideration ............................................................9
Figure 6 – Character imagery: examples of landscape design. .....................................................10
Figure 7.1 – Four-Lane + Turn Lane + Bike Lanes ..........................................................................12
Figure 7.2 – Three-Lane + Parallel Parking + Bike Lane ................................................................12
Figure 7.3 – Typical Commercial Street Section, Two-Lane + Turn Lane + Bike Lanes ..................13
Figure 7.4 – Typical Commercial Street Section, Two-Lane + Bike Lanes .....................................13
Figure 7.5 – Private Street + Parallel Parking ...............................................................................14
Figure 7.6 – Typical Private Service Drive Section ........................................................................14
Figure 8 – Pathways, Sidewalk and Amenity Plan ........................................................................15
Figure 9.1 – Creek Path Section “A” .............................................................................................16
Figure 9.2 – Creek Path Section “B” .............................................................................................16
Figure 9.3 – Creek Path Section “C” .............................................................................................16
Figure 9.4 – Purdam Drain Path Section “D” ................................................................................17
Figure 9.5 – Purdam Drain Path Section “E” ................................................................................17
Figure 10 – Commercial/Main Street Live/Work conceptual diagram .........................................18
Figure 11 – Character imagery, planting and landscape design for residential development .......19
Figure 12 – Trash receptacle detail ..............................................................................................20
Figure 13 – "140 Series" bench detail ..........................................................................................20
Figure 14 – Sussex Bowl, streetscape planter pot detail ..............................................................21
Figure 15 – Streetscape paving detail ..........................................................................................21
Figure 16 – Planting Legend ........................................................................................................22
Figure 17 – Perma bark is the only allowed material for flower beds. .........................................23
Figure 18 – Parking lot landscape island alternatives ..................................................................26
Figure 19 – Perimeter parking stall planter island .......................................................................26
Figure 20 – Parking lot diamond island........................................................................................27
Figure 21 – Combined parking lot island with pedestrian ramp ..................................................27
Figure 22.1 – Lumark PRV / PRV-XL Prevail LED standard street lighting fixtures .........................28
Figure 22.2 – Streetworks USSL USSL-XL LED standard street lighting fixtures .............................28
Figure 23 – Acceptable landscape screening for service or mechanical areas ..............................29
Figure 24.1 – Form and massing diagram for Commercial Office buildings ..................................31
Figure 24.2 – Form and massing diagram for Commercial Retail buildings ..................................31
Figure 25 – Form and massing diagram for large-format Retail buildings ....................................32
Figure 26 – Entryway emphasized by vertical elements, projections and overhangs ...................33
Figure 27 – Examples of commercial shading devices and canopies ............................................33
Figure 28 – Commercial buildings doors and windows design considerations .............................34
Figure 29 – Acceptable rooflines for Commercial buildings .........................................................35
Figure 30 – Material palette for Commercial buildings ................................................................36
Figure 31.1 – Examples of trash enclosure landscape screening for Commercial buildings ..........37
Figure 31.2 – Acceptable landscape screening for mechanical equipment and parking lots ........37
Figure 32 – Form and massing diagram for Mixed-Use buildings .................................................38
Figure 33 – Ground floor storefronts should be architecturally distinct l floors ...........................39
Figure 34.1 – Form and massing diagram for Flex Commercial buildings .....................................41
Figure 34.2 – Form and massing diagram for Flex Light Industrial buildings ................................41
Figure 35.1 – Examples of rooftop mechanical screening ............................................................43
Figure 35.2 – Examples of other mechanical screening ...............................................................43
Figure 36 – Form and massing diagram for residential multifamily buildings ..............................44
Figure 37 – Window treatment on Residential High Density buildings ........................................46
Figure 38 – Acceptable rooflines for residential multifamily buildings ........................................47
Figure 39 – Material palette for residential buildings ..................................................................48
Figure 40 – Character imagery for Residential High-Density buildings .........................................49
Figure 41 – Signage location option on Commercial Office buildings ...........................................50
Figure 42 – Vertical signage emphasizes entryway on commercial buildings ...............................50
Figure 43 – Pylon signage (P5, up to 50’) should share architectural elements with buildings .....51
Figure 44 – Building signage on Commercial Office buildings ......................................................51
Figure 45 – Pylon signage (P3, up to 35’) .....................................................................................51
Figure 46 — Signage Plan ............................................................................................................52
Figure 47 – Monument signage ...................................................................................................52
Figure 48 – Examples of acceptable freestanding signage ...........................................................53
Appendix
A.1 Specific Use Standards ..........................................................................................................A1
A.2 Photo Library of Existing and Proposed Building and Site Design ..........................................A5
Buildings and Architecture
Existing Commercial Office ...................................................................................................A5
Existing Commercial Retail ....................................................................................................A6
Proposed/Approved Commercial ..........................................................................................A7
Existing Multi-Family Residential ..........................................................................................A8
Approved Multi-Family Residential .......................................................................................A9
Proposed Multi-Family Live/Work, and Single Family Attached, Detached and Townhome ..A10
Site and Landscape
Existing Pathways and Sidewalks ..........................................................................................A11
Existing and Proposed Plazas ................................................................................................A12
Existing Plantings and Trees ..................................................................................................A13
Existing Landscape Screening ................................................................................................A14
Signage .................................................................................................................................A15
01 PURPOSE
1
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT
TEN MILE
CROSSING
VICINITY MAP
FRANKLIN RD
INTERSTATE I-84 TTEENN MMIILLEE RRDD LLIINNDDEERR RRDD The Ten Mile Crossing Design Guidelines apply
to a 308-acre area of the Ten Mile Interchange
Specific Area Plan to promote and facilitate
the development of Ten Mile Crossing as a
distinctive high-quality mixed-use gateway for
the City of Meridian.
These Ten Mile Crossing Design Guidelines
supersede the Ten Mile Interchange Specific
Area Plan as the governing design and
development guide for the designated area.
The specific design standards and
administrative procedures outlined in these
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
standards and administrative procedures for
implementing the land use policies of Ten Mile
Crossing. Furthermore, it is the purpose of this
these design guidelines to:
A. Encourage flexibility, innovation and
creativity in Ten Mile Crossing’s overall
design and development that respond to
market demand and site-specific conditions
while enhancing the economic viability and
quality of Ten Mile Crossing and the City of
Meridian;
Introduction
B. Allow for innovative design solutions
that create visually pleasing and cohesive
patterns of development;
C. Provide for the implementation and balance
of a variety of uses within the development
including viable mixed-use projects;
D. Identify and define standards for uses
that may occur in each of the land use
categories;
E. Create functionally integrated development
that allows for a more efficient and cost
effective provision of public services;
F. Provide for the public health, safety,
enjoyment, convenience and general
welfare;
G. Provide efficient and effective
administrative processes.
Figure 1 – Vicinity Map
02 APPLICABILITY
2
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTApplicability
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.
03DESIGN REVIEW
3
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTand the decision of the TMCD Board.
Applications found compliant shall be
subject only to the Certificate of Zoning
Compliance process of UDC Section 11-
5B-1. Upon making such determination,
the Director or Administrative Staff shall
issue findings of fact, conclusions of law
and conditions of approval. Any action
of the Director or the Staff may be
appealed pursuant to the provisions of
Section 11-5A of the Meridian City Code.
B. Design Exceptions.
i. The Director may grant exceptions to
any setback, frontage, parking or height
restriction up to twenty percent (20%)
of the applicable limit and may grant
exceptions to any use restrictions on a
case by case basis.
ii. The Planning and Zoning Commission
may grant exceptions to any setback,
frontage, parking or height restriction
greater than twenty percent (20%) of
the applicable limit.
iii. Any approval pursuant to this section
shall be supported by each of the
following findings:
a. The exception is consistent with
these Ten Mile Crossing Design
Guidelines.
b. The exception is justified based
on unique circumstances of the
proposed use or exceptional design
features or the shape of the land.
c. The project design enhances
the surrounding character and
aesthetics of the environment.
d. The exception would not cause
undue adverse impacts on any other
property or a property's access to
views, scenic resources, or visibility
within the TMCD District.
e. For any approval pursuant to
subparagraph b, the exception
meets the general conditional use
criteria in the City of Meridian
Unified Development Code.
iv. Applications pursuant to this section
shall include such information as the
Director determines is necessary to
make the applicable findings.
v. The decision on any requested exception
may be appealed pursuant to the appeal
provisions of 11-5A-7C of the Meridian
City Code.
A. Design Review. This document creates
an overlay district called the Ten Mile
Crossing Design District (“TMCD District”)
and applies to all development in Ten Mile
Crossing.
i. Applicability. All visible exterior
improvements to a site, building or
structure (including new facilities,
remodeling, rehabilitation projects and
expansion projects) within the TMCD
District shall require submittal of a
Design Review application.
ii. TMCD District Board Review.
Development applications within the
TMCD District must be submitted to the
Ten Mile Crossing Design Review Board
(“TMCDR Board”) prior to submission
to the City for a Certificate of Zoning
Compliance. The TMCDR Board shall
forward its decisions to the City for its
consideration of all project applications.
iii. Application Content. All TMCD
District applications to the City shall
be accompanied by the information
required by Chapter 11-5B-8 of the
Meridian Unified Development Code
(UDC) and by the conditions of approval
issued by the TMCDR Board.
iv. Level of Review. The Director or
Administrative Staff, as appropriate,
shall review TMCD District applications,
04DESIGN GUIDELINES
4
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTLandscape guidelines are intended
to provide overall landscape design
guidance at new building pads, internal
parking, central development spine, and
adjacent public green space.
ii. Architectural Design: providing
overall motivation for design imagery
throughout the development including
commercial architecture, mixed-use
architecture, flex commercial and
residential architecture.
B. Project Overview
Ten Mile Crossing compromises roughly 308
acres of land located at the crossroads of
Ten Mile Road and I-84, and was enacted
to promote and facilitate the development
of Ten Mile Crossing as a high-quality
mixed-use gateway development to the
City of Meridian. The Design Guidelines
identify intended design outcomes based on
conventional planning and zoning models
with site specific adjustments as applicable
to existing approvals.
C. Intent
The Ten Mile Crossing Design Guidelines
are intended to provide an aesthetic
roadmap in support of the Ten Mile Crossing
project. The Design Guidelines are written
as a timeless and flexible document with
the understanding that the development
will occur over an extended time period.
The goal is to ensure the development is
harmonious, resulting in complimentary
imagery through appropriate architectural
forms and common site amenities.
Amenities may include architectural forms,
elements, and materials, as well as street
sections, sidewalks, paths, and open
space development. Overall design and
implementation shall prevail as established
by the Ten Mile Crossing Design Guidelines,
and the City of Meridian in response to the
applicable building and planning codes.
Ten Mile Crossing projects will be required
to adhere to development covenants,
conditions and restrictions (CC&R’s) along
with the development Design Guidelines.
A. Introduction
These Design Guidelines provide an
aesthetic road map in support of the Ten
Mile Crossing project, and to insure that
the development evolves as proposed
and entitled through the City of Meridian
approval process. The guidelines are
organized around seven sections: the
introduction, project overview, intent,
site and landscape design guidelines,
architectural design guidelines (containing
guidelines for commercial, mixed use, flex
commercial and residential building types),
and signage guidelines for both the project
and buildings within. Each of the sections is
specific to the building type described. All
architecture will be reviewed and approved
by the TMCDR Board established by the
development parameters, and maintained
by the various owner associations within
the development areas.
In addition, the following components are
included in the Ten Mile Crossing Design
Guidelines:
i. Site and Landscape Design: providing
overall site development intent,
interface with existing and adjacent
structures and amenities.
04DESIGN GUIDELINES
5
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTD. Land Uses and Character
i. Existing Character and Conditions
The character of the site is a mixed
composition of completed buildings,
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
seen in Figures 2.1-2.4.
Figure 2.2 – Images of existing conditions
Figure 2.3 – Entrance plaza
Figure 2.1 – Images of existing conditions
Figure 2.4 – Images of existing conditions
04DESIGN GUIDELINES
6
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTii. Existing and Approved Development
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
the architectural character of each building
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
encourages variations of form, massing, and
scale of the buildings, and the incorporation of
high quality and appropriate building materials
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
creative, interesting, and timeless architectural
and landscape design throughout Ten Mile
Crossing.
Figure 3 – Existing and Future Development Map
WayfinderNew MarketNew MarketW Cobalt Dr
Cobalt Dr
Vanguard
NavigatorNavigator
City of Meridian Ada County
1,000 Feet84
Legend
Color Development Status
Future Commercial Development
(No color)Built or Approved
Future Residential Development
*Disclaimer* Preliminary concept plan, subject to change upon final approval.
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04 DESIGN GUIDELINES
7DRAFTWayfinderNew MarketNew MarketW Cobalt Dr
Cobalt Dr
Vanguard
NavigatorNavigatorTen Mile RdW Franklin Rd
City of Meridian Ada County
1,000 Feet84
Public and Private Open Space
Public or Private Open Space is provided
per Figure 4 at left, which illustrates
open space, green space on conceptual
pathways and other landscape features.
Figure 4 – Open Space Plan
*Disclaimer* Preliminary concept plan, subject to change upon final approval.
04DESIGN GUIDELINES
8
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTE. Site and Landscape Design
Guidelines
Introduction
Site and Landscape Design Guidelines
establish the framework for the design
and planning of the various parcels within
Ten Mile Crossing. Included in this text
are both planning components as well as
implementation components for buildings
and landscape features. Appropriate
placement of buildings on their respective
sites is critical to promoting consistent and
harmonious streetscapes throughout Ten
Mile Crossing development. Landscape
Design Guidelines are included as a
subsection within Site Design Guidelines
to outline standards specific to landscape
site planning, design, site furnishings and
planting.
The objectives of the Site and Landscape
Design Guidelines:
• To support and amplify the goals of Ten
Mile Crossing, and Meridian Unified
Development Code.
• To recognize the unique nature and
location of the property within Ten Mile
Crossing, the City of Meridian and the
immediate environs.
• Responding to the area’s uniqueness
through the enhancement and creation
of an interesting and aesthetically
pleasing environment within the context
of Ten Mile Crossing.
• To encourage development that is
visually understandable and meaningful
to the users.
• To encourage planning and buildings
of a high quality and appropriate
character with a variety of expression
and creativity within all areas of the
development.
• To promote pedestrian accessibility
throughout the development and
its connection with the pathways
waterways and neighboring
development.
• To create a pedestrian-friendly built
environment in the design of streets,
spaces between buildings, and the
buildings themselves.
• To enhance the appearance of buildings
and structures through site design.
• To create visual unity and continuity
among parcels and neighborhoods.
i. Yards and Setbacks
Yards and setbacks are as established in the
City of Meridian Unified Development Code,
except as modified by Commercial Building
Height (page 33) and Appendix A.1 Specific
Use Standards.
ii. Targeted FAR and Density Ratios
Maximum floor area ratios (FAR) are
encouraged to the extent possible for the
use and building height.
Key locations for additional design
considerations are identified in Figure 5,
page 9.
iii. Landscape Specific Design Guidelines
a. Introduction
The term landscape as used in this section
refers to those elements which give form
and character to the physical and natural
environment of Ten Mile Crossing. Those
elements include but are not limited to the
placement and variety of planting margins,
sidewalks, paths and trails, drainage swales,
lighting, screening of service roads, entry
features, special features, etc. Providing for
a desirable setting is the goal of this section,
as well as standardizing this landscape within
the broader framework of the development.
b. Landscape Theme
The landscape theme for Ten Mile Crossing
incorporates plant materials and growing
conditions typically found in the region.
Within the project area, creating spaces
with unique characteristics is encouraged. In
particular, the guidelines seek to reinforce
the urban characteristics of the commercial
areas of development and ensure a park-like
environment for the pathways.
SITE & LANDSCAPE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04 DESIGN GUIDELINES
9DRAFTAdditional Design Considerations
The key frontages and intersections
highlighted in red on Figure 7 at left
are locations that encourage additional
site and building design considerations
including:
• Placement of buildings near the road.
• Four-sided architecture.
• Additional screening.
• 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.WayfinderNew MarketNew MarketW Cobalt Dr
Cobalt Dr
Vanguard
NavigatorNavigatorTen Mile RdW Franklin Rd
City of Meridian Ada County
1,000 Feet84
Figure 5 – Locations for Additional Design Consideration
*Disclaimer* Preliminary concept plan, subject to change upon final approval.
SITE & LANDSCAPE
04DESIGN GUIDELINES
10
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTThe site and landscape design guidelines
for public right-of-way and for vehicular
and pedestrian corridors within Ten Mile
Crossing reflect several important goals
which strengthen the area’s identity,
attractiveness and functionality, including:
• 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
distinctive and memorable to users
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
safety for the entire Ten Mile Crossing
project.
Figure 6 – Character imagery: examples of landscape design for commercial and
residential development.
SITE & LANDSCAPE
04DESIGN GUIDELINES
11
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT• Class I or II trees are required in
residential areas. These trees should
vary in variety from cluster to cluster
and to each residential unit.
• Medium-size canopy trees are placed at
approximately 35 foot intervals between
the curb and sidewalk.
• All street trees have a minimum 3”
caliper at the time of installation.
• The property owner fronting the street
shall provide a min. of five (5) feet of
lawn or groundcover between the edge
of the sidewalk and edge of any site
development (parking lot screens, shrub
landscaped areas, etc) except on Main
Street/Commercial streets or where
noted in streetscape sections.
• The abutting property owner is
responsible for maintaining the
improvements within the public right
of way from the property line to the
edge of the curb. This includes street
trees, groundcover areas, irrigation and
sidewalks.
• The entrances to the residential areas
are to be defined with an appropriate
planting and signage area at each entry
location.
• No Class I trees will be allowed adjacent
to public pedestrian walkways.
iv. Landscape Standards for Collector and
Local Streets
The purpose of these standards is to provide
a guideline for landscape material selection
for each street in Ten Mile Crossing.
Considerate and cohesive landscaping is
critical to the identity of the area to and
to the perceived overall quality of the
development.
The guidelines illustrated in Figure 16:
Planting Legend on pages 22-25 allow
variety in planting selection to encourage
individual areas to present a distinctive
character. Although the term “street tree” is
used, these guidelines also apply to private
drive aisles and the various pedestrian
corridors that occur through the Ten Mile
Crossing area.
• Class II trees are required on all
commercial and residential collector
streets. Species should remain the
same along each road until reaching
intersections or landscape features
where transitions to another species
may be appropriate.
Standards for Collector and
Local Streets
SITE & LANDSCAPE
04DESIGN GUIDELINES
12
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTTypical Street Sections
Typology
Label Physical Characteristics
A Sidewalk: 5’ to 8’
B Tree Lawn: 8’ to 10’
C Tree Grate
D Bicycle Lane
E Two-Way Left Turn Lane
F Center Landscaped Median
G Parallel Parking
SITE & LANDSCAPE
City of Meridian Ada County
Key Map
Figure 7.2
Three-Lane + Parallel Parking +
Bike Lane
A C D EG
• Wayfinder, north of Tenmile Creek
A B D E
Figure 7.1
Four-Lane + Turn
Lane + Bike Lanes
• Vanguard
04DESIGN GUIDELINES
13
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTLabel Physical Characteristics
A Sidewalk: 5’ to 8’
B Tree Lawn: 8’ to 10’
C Tree Grate
D Bicycle Lane
E Two-Way Left Turn Lane
F Center Landscaped Median
G Parallel Parking
Typical Street Sections
Typology
SITE & LANDSCAPE
City of Meridian Ada County
Key Map
Figure 7.4
Typical Commercial
Street Section,
Two-Lane + Bike Lanes
BA D
• Navigator, west of Vanguard
Figure 7.3
Typical Commercial
Street Section,
Two-Lane + Turn
Lane + Bike Lanes
BA D E
• Navigator, east of Vanguard• Cobalt• New Market• Wayfinder, south of Tenmile Creek to Vanguard
04DESIGN GUIDELINES
14
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTTypical Street Sections
Typology
Figure 7.6
Typical Private
Service Drive
Section
A B
Label Physical Characteristics
A Sidewalk: 5’ to 8’
B Tree Lawn: 8’ to 10’
C Tree Grate
D Bicycle Lane
E Two-Way Left Turn Lane
F Center Landscaped Median
G Parallel Parking
SITE & LANDSCAPE
City of Meridian Ada County
Key Map
Figure 7.5
Private Street +
Parallel Parking
A B G
• N/S Ameriben• Sentinel• Excursion
04DESIGN GUIDELINES
15
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTLabel Symbol Pathway Type
A 10’ Tenmile Creek and Ten Mile Road – Regional Pathway
B 10’ Pathway
C 10’ Purdam Drainage – Regional Pathway
D Detached Sidewalks and Interior Pedestrian Circulation
E 8' Pathway
F
Pedestrian Boulevard: Two 6' sidewalks separated by 8' landscape strip with seating stations
G "Main Street" section depicted in Figure 9.2
Amenity Site
Figure 8 – Pathways, Sidewalk and Amenity Plan
Legend
Notes: See Street Sections for applicable
pathway design guidelines.
Additional amenity sites and plaza locations
will be determined upon individual site design.
See existing/proposed amenities and plazas in
Appendix A.2 Photo Library.
A
G
A
E
E
D
D
D
C
B
F
SITE & LANDSCAPE
*Disclaimer* Preliminary concept plan, subject to change upon final approval.
04DESIGN GUIDELINES
16
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTTenmile Creek Pathway
Sections Figure 9.1
Creek Path
Section “A”
Figure 9.2
Creek Path
Section “B”
Figure 9.3
Creek Path
Section “C”
Label Physical Characteristics
A 10’ Regional Path System
B 8’ Service Access Channel (Gravel) With 20’ Service Clearing Zone
C Existing Water Channel
A
A
A
B
BC
C
C B
SITE & LANDSCAPE
04DESIGN GUIDELINES
17
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTPurdam Drain Pathway
Sections
Figure 9.4 – Purdam Drain Path Section “D”
Figure 9.5 – Purdam Drain Path Section “E”
Label Physical Characteristics
A 10’ Path System
B Landscaped Buffer
C Interstate Right-of-Way
D Purdam Waterway A
A
B
B
C
D
D
C
SITE & LANDSCAPE
04DESIGN GUIDELINES
18
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTLandscape Design Main Street and Commercial
Landscape in the commercial areas of Ten
Mile Crossing are intended to reflect the
commercial nature of the retail and office
activities occurring there as compared
to residential areas elsewhere within the
development. Landscape design should
separate pedestrian elements such as
patios, street trees, benches and other
street furniture from vehicle access points.
Parking lots should be oriented to the
rear or side of buildings away from the
pedestrian zone (see Figure 10 below).
Street trees should be consistent with
existing development and selection is
subject to review and approval by the
Introduction
The Ten Mile Crossing Design Guidelines
incorporate a variety of proposed uses
including commercial, retail and residential
projects. Trees, shrubs, groundcovers and
grasses should be appropriate to the context
in which they are located, urban or natural or
a transition between the two. The following
landscape zones promote the creation or
enhancement of distinctive places, according
to the various uses and contexts outline
in each zone. The use of semi-mature
plant materials is encouraged to establish
the character of the development. At a
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
water ways. Trees, shrubs and groundcover
may transition from more ornamental
in character to more riparian or native,
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)
TMCDR Board. Planting selection is
illustrated in the Planting Legend (Figure
16 on page 22, but the general approach to
all planting should be to select species that
complement the business activities in ways
that do not adversely affect visibility and
accessibility of new or existing commercial
buildings. Planting schemes should be
coherent, yet provide diversity. Contrast
between plants and the built landscape is
often as important as blending the two.
Include plants that provide interest by
changing foliage or flowering at different
times, and provide sufficient evergreen
plant material to create some year-round
foliage effect.
SITE & LANDSCAPE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
19
DESIGN GUIDELINES
DRAFTResidential
The Ten Mile Crossing project includes
residential development with varying
densities and accompanying diversity of
architectural forms. Landscape design in
these areas should respond to the context
of each residential area.
High density areas may be more urban
in feel and so may borrow more from
the guidelines in the section for urban
landscape design, whereas medium-
high density areas may relate more to
adjacent built landscapes. Residential
developments should be designed with
unique characteristics to create places that
foster a feeling of individual identity for the
local residents.
Figure 11 – Character imagery, planting and landscape design for
residential development
SITE & LANDSCAPE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
20
DESIGN GUIDELINES
DRAFTStorm Water Swales
Walkways, paths and plaza areas are
intended to drain off into swales that treat
all storm water. In addition, this swale
system is the primary drainage way for
local natural vegetation and is intended
to accommodate storm water capacity as
subject to Ada County Highway District and
other standards. Swales in landscape areas
should be planted with grasses and shrubs
to reflect both the growth conditions likely
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.
Site Furniture and Details
Landscape design of areas adjacent to the
open waterways or other park-like areas
should reflect the transitional nature of the
pathway, which buffers both commercial or
residential development, and the natural
elements of the water ways. Trees, shrubs
and groundcover may transition from more
ornamental in character to more riparian or
native, remaining in context with built forms
or natural features as appropriate.
The appropriate addition of site furniture
is encouraged to increase the aesthetic
quality, enjoyment and safety of public
gathering spaces. These include, but are not
limited to: benches, planter boxes, trash
receptacles, bollards, bollard lighting, bike
racks, picnic tables, shelters, trellises and
tree grates. The design and selection of
these components of the landscape should
be complimentary to other site furniture
in the development, to the building(s) to
which they relate in terms of their material,
color, form etc., and to the context of the
surroundings, whether it be an urban
hardscape or a natural riparian location.
Trash receptacles (Figure 12) are to be
Figure 13 – "140 Series" bench detailFigure 12 – Trash receptacle detail
SITE & LANDSCAPE
04DESIGN GUIDELINES
21
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFigure 14 – Sussex Bowl, streetscape planter pot detail
Figure 15 – Streetscape paving detail
finished in black only. Particular attention
shall be paid to site furniture in the direct
vicinity of core areas such as Wayfinder
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,
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
movement, street furniture and commerce.
Walkways and Paving
One of the overall aims of the site design
guidelines is to create an interconnected
walkway and path system that focuses on a
complete pedestrian network. To achieve this
objective, parcel development shall include:
• One or more walkways that link the pedestrian entrances of businesses within the retail and office development to the public pathways.
SITE & LANDSCAPE
04DESIGN GUIDELINES
22
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTCOMMON NAME
Deciduous Trees
BOTANICAL NAME CULTIVAR
MAPLE
BIRCH
HORNBEAM
REDBUD
ASH
HONEYLOCUST
SWEET GUM
CRABAPPLE
PEAR
OAK
LINDEN
ACER GINNALA
ACER PLATANOIDES
ACER TRUNCATUM
ACER XFREEMANII
BETULA NIGRA
CARPINUS BETULUS
CERCIS CANADENSIS
FRAXINUS AMERICANA
FRAXINUS PENNSYLVANICA
GLEDITSIA TRIACANTHOS
LIQUIDAMBAR STYRACIFLUA
MALUS X
PYRUS CALLERYANA
QUERCUS ROBUR X ALBA
TILIA CORDATA
`CRIMSON SENTRY`
`DEBORAH`
`PACIFIC SUNSET` TM
`JEFFSRED`
`BNMTF` TM
`AUTUMN PURPLE`
`PATMORE`
`IMPERIAL`
`SHADEMASTER`
`MORAINE`
`SLENDER SILHOUETTE`
`SPRING SNOW`
`PRAIRIFIRE`
`CAPITAL`
`CHANTICLEER`
`CRIMSCHMIDT` TM
`JFS-KW2QX` TM
`GREENSPIRE`
• Delineate walkways within the retail and office development from parking area paving by using a contrasting paving material. The material shall be complimentary to the surrounding buildings and context.
• Walkway surface patterns and scoring depth that are compatible with the comfort and safety needs of pedestrians, especially the elderly and the handicapped.
• Attention shall be paid to paving design and layout in the direct vicinity of core areas where materials, patterns etc. shall be consistent and complimentary with the design standards already in place.
• Interconnection of adjacent buildings by providing clearly marked pathways both to the primary pedestrian pathway between buildings.
Planting Legend
The provided plant palette was developed
to aid in the selection of trees, shrubs,
perennials and grasses while also providing
a guide to ensure a cohesive element of
design through the existing, planned and
future aspects of the Ten Mile Crossing
development districts.
SITE & LANDSCAPE
Figure 16 – Planting Legend
04DESIGN GUIDELINES
23
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTCOMMON NAME
Coniferous Trees
Grasses
BOTANICAL NAME CULTIVAR
CEDAR
JUNIPER
SPRUCE
PINE
BLUE GRAMA
GRASS
FEATHER REED
GRASS
BLUE OAT GRASS
MAIDEN GRASS
SWITCH GRASS
DWARF FOUNTAIN
GRASS
LITTLE BLUESTEM
CEDRUS ATLANTICA
CEDRUS DEODARA
JUNIPERUS SCOPULORUM
PICEA GLAUCA
PICEA OMORIKA
PICEA PUNGENS
PINUS FLEXILIS
BOUTELOUA GRACILIS
CALAMAGROSTIS X ACUTIFLORA
HELICTOTRICHON SEMPERVIRENS
MISCANTHUS SINENSIS
PANICUM VIRGATUM
PENNISETUM ALOPECUROIDES
SCHIZACHYRIUM SCOPARIUM
`GLAUCA`
`AUREA`
`KARL FUCHS`
`BLUE ARROW`
`PENDULA`
`BRUNS`
`HOOPSII`
`VANDERWOLF`S
PYRAMID`
BLONDE AMBITION’
`KARL FOERSTER`
`BLUE OATS`
`MORNING LIGHT`
`DALLAS BLUES`
`HEAVY METAL`
`HAMELN`
`LITTLE BUNNY`
`STANDING OVATION`
The plant materials selected not only
adhere to local codes (Treasure Valley Tree
Selection Guide), but are also known to
perform and thrive in the Treasure Valley.
The materials exhibit visual appeal and
health while combating heat, drought
and urban pollutants. A majority of the
suggested plants are locally and readily
available and have been used throughout
the Ten Mile Crossing development.
Continued use of the palette will help
create a distinctive, unified and cohesive
look throughout the project.
Other Groundcover Requirements
The use of natural bark in flower beds,
planters or other landscape ground
cover areas is not allowed. Perma bark is
permitted instead in these areas.
SITE & LANDSCAPE
Figure 16 – Planting Legend
Figure 17 – Perma bark is the only
allowed material for flower beds. Color
may only be a mix of grey and brown.
04DESIGN GUIDELINES
24
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFigure 16 – Planting Legend
COMMON NAME
Shrubs
BOTANICAL NAME CULTIVAR
BARBERRY
BOXWOOD
SPIREA
TATARIAN
DOGWOOD
PANICLE
HYDRANGEA
JUNIPER
RUSSIAN SAGE
NINEBARK
MUGO PINE
POTENTILLA
BUCKTHORN
ROSE
YUCCA
BERBERIS THUNBERGII
BUXUS MICROPHYLLA
BUXUS SEMPERVIRENS
CARYOPTERIS X CLANDONENSIS
SPIRAEA X BUMALDA
CORNUS ALBA
HYDRANGEA PANICULATA
JUNIPERUS HORIZONTALIS
PEROVSKIA ATRIPLICIFOLIA
PHYSOCARPUS OPULIFOLIUS
PINUS MUGO
POTENTILLA FRUTICOSA
RHAMNUS FRANGULA
ROSA X
YUCCA FILAMENTOSA
`CRIMSON PYGMY`
`FAULKNER`
`SUFFRUTICOSA`
`BLUE MIST`
`GOLDFLAME`
`IVORY HALO` TM
`LIMELIGHT` TM
`LITTLE LIME`
`BLUE CHIP`
`LITTLE SPIRE`
`SUMMER WINE`
`MOPS`
`FINE LINE`
`DOUBLE KNOCKOUT`
`NOARE`
`COLOR GUARD`
SITE & LANDSCAPE
04DESIGN GUIDELINES
25
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFigure 16 – Planting Legend
COMMON NAME
Perennials
BOTANICAL NAME CULTIVAR
COREOPSIS
CONEFLOWER
GAILLARDIA
GERANIUM**
DAYLILY
HOSTA**
BLEEDING
HEART**
LAVENDER
LILY TURF**
CATMINT
BLACK-EYED SUSAN
SAGE
SEDUM
COREOPSIS
ECHINACEA
GAILLARDIA
GERANIUM IBERICUM
HEMEROCALLIS X
HOSTA
LAMPROCAPNOS SPECTABILIS
LAVANDULA ANGUSTIFOLIA
LIRIOPE MUSCARI
NEPETA X FAASSENII
RUDBECKIA FULGIDA
SALVIA NEMOROSA
SEDUM X
`LI’L BANG`
`JOHNSON’S BLUE`
`STELLA DE ORO`
`HAPPY RETURNS`
`MUNSTEAD`
`WALKER’S LOW`
`MAY NIGHT`
`AUTUMN FIRE`
**plants should be used in shaded areas only
*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.
SITE & LANDSCAPE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
26
DESIGN GUIDELINES
DRAFTParking Areas
Trees in Parking Areas
Trees in parking lots create smaller and
friendlier spaces for people and provide
positive environmental effects including the
reduction of solar gain on cars, hardscaping
and buildings. Landscape planting area
requirements for parking lots will be as
described in the Meridian City Code.
Specific requirements include:
• Locate the trees to frame building
entryways, signage and to provide
overall appropriate visibility for retail
business.
• Use a species of tree that will permit
initial limbing of seven (7) feet. Prune
trees regularly to achieve an ultimate
limb height of twelve (12) feet.
• Protect trees from overhanging bumpers
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
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.
• Planters within the parking fields shall
be a minimum of 8’ wide to allow for
a Class II or III tree. A 6’ wide planter
may be utilized in conjunction with a
Silva Cell or equal product. No Class
I trees will be allowed within parking
lot planters.
Internal Parking Lot Landscaping
The intent of the design guidelines for
parking lot landscaping islands is to
optimize site configurations and provide
adequate areas for storm water drainage
while enhancing the overall aesthetic of
the parking areas.
Figure 19 – Perimeter parking stall
planter island
Figure 18 – Parking lot landscape island alternatives
SITE & LANDSCAPE
04DESIGN GUIDELINES
27
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFigure 18 (on the previous page)
provides design guidance alternatives
for providing adequate landscaping
to satisfy minimum requirements of
interior parking lot landscaped areas.
Figure 19 (on the previous page)
illustrates parking lot planter islands
that would be located on perimeter
parking lot areas. Figure 20 details
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.
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
surveillance to and from the street.
• Wherever feasible, orient drive-through
lanes to be perpendicular to public
streets to reduce headlight glare into
oncoming traffic.
• Visually screen drive through lanes
from public streets. Screening may be
accomplished using plant material or a
combination of low walls or earth berms
and supplementary plant material as
described for parking lots.
Figure 20 – Parking lot diamond island Figure 21 – Combined parking lot is-
land with pedestrian ramp
SITE & LANDSCAPE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
28
DESIGN GUIDELINES
DRAFTProject Catalog #Type
Prepared by Notes Date
PS500001EN page 1
March 4, 2020 3:10 PM
Quick Facts
• Lumen packages range from 7,100 - 48,600 lumens (50W - 350W)
• Replaces 70W up to 1,000W HID equivalents
• Efficacies up to 148 lumens per watt
• Energy and maintenance savings up to 85% versus HID solutions
• Standard universal quick mount arm with universal drill pattern
Interactive Menu
• Ordering Information page 2
• Mounting Details page 3
• Optical Configurations page 3
• Product Specifications page 3
• Energy and Performance Data page 4
• Control Options page 5
Dimensional Details
Prevail XL
Prevail
17-7/8" [454mm]39-5/8" [1006mm]
3-11/16"[94mm]
13-15/16" [354mm]26-13/16" [681mm]
2-3/4"[70mm]6-15/16"[177mm]
7-1/8"[180mm]
Prevail
Prevail XL
Area / Site Luminaire
Lumark PRV / PRV-XL Prevail LED
Typical Applications
Outdoor • Parking Lots • Walkways • Roadways • Building Areas
CLASS A
Product Certifications
Product Features
LumenSafe Technology LumaWatt Pro WaveLinx
Streetworks
SPECIFICATION FEATURES
Construction
Construction is comprised of a
heavy-duty, single-piece die-cast
aluminum housing. The LED
drivers are mounted in direct
contact with the casting to promote
low operating temperature and
long life. The die-cast aluminum
door is tethered to provide easy
access to the driver if replacement
is required. A one-piece silicone
gasket seals the door to the fixture
housing. The optics are mounted
on a versatile, aluminum plate
that dissipates heat from the
LEDs resulting in longer life of
the fixture. The fixture is IP66 and
vibration rated (ANSI C136.31) to
insure strength of construction
and longevity in the selected
application.
Optics
Precision molded, high efficiency
optics are precisely designed to
shape the distribution, maximizing
efficiency and application spacing.
Available in Type II, III, IV and V
distributions with lumen packages
ranging from 7,000 to 48,600
nominal lumens. Light engine
configurations consist of 1, 2, 4
or 6 high-efficacy LEDs mounted
to metal-core circuit boards
to maximize heat dissipation
and promote long life. For the
ultimate level of spill light control,
an optional house side shield
accessory can be field or factory
installed.
Electrical
LED drivers are mounted to the
fixture for optimal heat sinking
and ease of maintenance. Thermal
management incorporates both
conduction and convection to
transfer heat rapidly away from the
LED source for optimal efficiency
and light output. Class 1 electronic
drivers have a power factor >90%,
THD <20%. Available in 120-277V
50/60Hz, 347V 60Hz or 480V 60Hz
operation. 480V is compatible for
use with 480V Wye systems only.
0-10V dimming driver is standard
with leads external to the fixture to
accommodate controls capability
such as dimming and occupancy.
Suitable for ambient temperatures
from -40°C to 40°C. Optional 50°C
HA (high ambient) available.
NEMA 3-PIN twistlock photocontrol
receptacle and NEMA 7-PIN
twistlock photocontrol receptacles
are available as options. Standard
3-position terminal block installed
with flying leads external to the
luminaire.
Controls
See Control Options section for
more details on available offerings.
Mounting
Standard pole mount arm is bolted
directly to the pole and the fixture
slides onto the arm and locks in
place with a bolt facilitating quick
and easy installation. The versatile,
patent pending, standard mount
arm accommodates multiple drill
patterns ranging from 4-7/8" to
1-1/2". Removal of the door on the
standard mounting arm enables
wiring of the fixture without having
to access the driver compartment.
A knock-out on the standard
mounting arm enables round
pole mounting. Wall mount and
mast arm mounting options are
available. Mast arm adapter fits
2-3/8" O.D. tenon.
Finish
Housing and cast parts finished
in five-stage super TGIC polyester
powder coat paint, 2.5 mil nominal
thickness for superior protection
against fade and wear. Standard
color is bronze. Additional colors
available in white, grey, black, dark
platinum and graphite metallic.
Warranty
Standard five-year warranty.
Optional ten-year warranty,
please see your Cooper
Lighting Solutions Streetworks
sales representative for more
information.
The USSL LED area, site, and roadway luminaire combines optical
performance, energy efficiency and long term reliability in an advanced,
patent pending modern design. Utilizing the latest LED technology, the
USSL luminaire delivers unparalleled uniformity resulting in greater pole
spacing. A versatile mount standard arm facilitates ease of installation
for both retrofit and new installations. The USSL fixture replaces
150 - 1,000W metal halide fixtures in general area lighting applications
such as parking lots, walkways, roadways and building areas.
DESCRIPTION
Catalog # Type
Date
Project
Comments
Prepared by
CERTIFICATION DATA
UL and cUL Wet Location Listed
IP66-Rated
USSL: 3G Vibration Rated
USSL-XL Standard Arm: 1.5G Vibration
Rated
USSL-XL Mast Arm: 3G Vibration Rated
ISO 9001
FCC Class A
DesignLights Consortium® Qualified*
ENERGY DATA
Electronic LED Driver
0.9 Power Factor
<20% Total Harmonic Distortion
120-277V/50 and 60Hz,
347V/60Hz, 480V/60Hz
-40°C Minimum Temperature Rating
+40°C Ambient Temperature Rating
SHIPPING DATA
Approximate Net Weight:
USSL: 20 lbs. (9.09 kgs.)
USSL-XL: 45 lbs. (20.41 kgs.)SY S TEM
S
CERTI F I E DTD500067EN
January 24, 2020 10:41 AM
13-15/16" [354mm]26-13/16" [681mm]
17-3/32" [454mm]39-5/8" [1006mm]
2-3/4"[70mm]6-15/16"
[177mm]
3-11/16"
[94mm]7-1/8"[180mm]
USSL-XL
USSL
DIMENSIONS
USSL
USSL-XL
LED
AREA / SITE / ROADWAY
LUMINAIRE
LumenSafe Technology
*www.designlights.org
Streetworks
SPECIFICATION FEATURES
Construction
Construction is comprised of a
heavy-duty, single-piece die-cast
aluminum housing. The LED
drivers are mounted in direct
contact with the casting to promote
low operating temperature and
long life. The die-cast aluminum
door is tethered to provide easy
access to the driver if replacement
is required. A one-piece silicone
gasket seals the door to the fixture
housing. The optics are mounted
on a versatile, aluminum plate
that dissipates heat from the
LEDs resulting in longer life of
the fixture. The fixture is IP66 and
vibration rated (ANSI C136.31) to
insure strength of construction
and longevity in the selected
application.
Optics
Precision molded, high efficiency
optics are precisely designed to
shape the distribution, maximizing
efficiency and application spacing.
Available in Type II, III, IV and V
distributions with lumen packages
ranging from 7,000 to 48,600
nominal lumens. Light engine
configurations consist of 1, 2, 4
or 6 high-efficacy LEDs mounted
to metal-core circuit boards
to maximize heat dissipation
and promote long life. For the
ultimate level of spill light control,
an optional house side shield
accessory can be field or factory
installed.
Electrical
LED drivers are mounted to the
fixture for optimal heat sinking
and ease of maintenance. Thermal
management incorporates both
conduction and convection to
transfer heat rapidly away from the
LED source for optimal efficiency
and light output. Class 1 electronic
drivers have a power factor >90%,
THD <20%. Available in 120-277V
50/60Hz, 347V 60Hz or 480V 60Hz
operation. 480V is compatible for
use with 480V Wye systems only.
0-10V dimming driver is standard
with leads external to the fixture to
accommodate controls capability
such as dimming and occupancy.
Suitable for ambient temperatures
from -40°C to 40°C. Optional 50°C
HA (high ambient) available.
NEMA 3-PIN twistlock photocontrol
receptacle and NEMA 7-PIN
twistlock photocontrol receptacles
are available as options. Standard
3-position terminal block installed
with flying leads external to the
luminaire.
Controls
See Control Options section for
more details on available offerings.
Mounting
Standard pole mount arm is bolted
directly to the pole and the fixture
slides onto the arm and locks in
place with a bolt facilitating quick
and easy installation. The versatile,
patent pending, standard mount
arm accommodates multiple drill
patterns ranging from 4-7/8" to
1-1/2". Removal of the door on the
standard mounting arm enables
wiring of the fixture without having
to access the driver compartment.
A knock-out on the standard
mounting arm enables round
pole mounting. Wall mount and
mast arm mounting options are
available. Mast arm adapter fits
2-3/8" O.D. tenon.
Finish
Housing and cast parts finished
in five-stage super TGIC polyester
powder coat paint, 2.5 mil nominal
thickness for superior protection
against fade and wear. Standard
color is bronze. Additional colors
available in white, grey, black, dark
platinum and graphite metallic.
Warranty
Standard five-year warranty.
Optional ten-year warranty,
please see your Cooper
Lighting Solutions Streetworks
sales representative for more
information.
The USSL LED area, site, and roadway luminaire combines optical
performance, energy efficiency and long term reliability in an advanced,
patent pending modern design. Utilizing the latest LED technology, the
USSL luminaire delivers unparalleled uniformity resulting in greater pole
spacing. A versatile mount standard arm facilitates ease of installation
for both retrofit and new installations. The USSL fixture replaces
150 - 1,000W metal halide fixtures in general area lighting applications
such as parking lots, walkways, roadways and building areas.
DESCRIPTION
Catalog # Type
Date
Project
Comments
Prepared by
CERTIFICATION DATA
UL and cUL Wet Location Listed
IP66-Rated
USSL: 3G Vibration Rated
USSL-XL Standard Arm: 1.5G Vibration
Rated
USSL-XL Mast Arm: 3G Vibration Rated
ISO 9001
FCC Class A
DesignLights Consortium® Qualified*
ENERGY DATA
Electronic LED Driver
0.9 Power Factor
<20% Total Harmonic Distortion
120-277V/50 and 60Hz,
347V/60Hz, 480V/60Hz
-40°C Minimum Temperature Rating
+40°C Ambient Temperature Rating
SHIPPING DATA
Approximate Net Weight:
USSL: 20 lbs. (9.09 kgs.)
USSL-XL: 45 lbs. (20.41 kgs.)SY S TEM
S
CERTI F I E DTD500067EN
January 24, 2020 10:41 AM
13-15/16" [354mm]26-13/16" [681mm]
17-3/32" [454mm]39-5/8" [1006mm]
2-3/4"[70mm]6-15/16"
[177mm]
3-11/16"[94mm]7-1/8"[180mm]
USSL-XL
USSL
DIMENSIONS
USSL
USSL-XL
LED
AREA / SITE / ROADWAY
LUMINAIRE
LumenSafe Technology
*www.designlights.org
Exterior Lighting
Proper lighting design promotes security
throughout the development and increases
the accessibility of areas not normally
usable at after dark.
Site lighting includes streetlights, walkway
lighting, parking lot lighting, and general
site, building and landscape lighting.
Inclusion of all forms will enhance Ten Mile
Crossing’s development accessibility in
evening and night times.
Streetlights
Streetlights illuminate the roadway,
sidewalks, and adjacent walkways for the
safety of pedestrians in proximity to traffic.
The Ten Mile Crossing Design Review Board
will identify the streetlight design while
the engineers will identify the necessary
luminaries. The following are the basic
principles for street lighting:
• All street lights are to be pole mounted
non-glare luminaries with a design
complimentary to the established Ten Mile
Crossing lighting, and no taller than 30’.
• All luminaries are to have an internal
shield and/or reflector, which direct the
light beam downward to the traveled
surface, according to the “Dark-Sky”
standard.
• All streets and parking lots are to be
illuminated.
Site and Landscape Lighting
Site and landscape lighting enhances
areas adjacent to buildings and structures
by augmenting walkway lighting and
accentuating architectural elements. Lighting
should be established and installed according
to “Dark-sky” standards.
The following are the basic principles for site
and landscape lighting:
• Create site and landscape lighting to
promote safety, security and visual
attractiveness.
• Use fixtures with indirect light sources (i.e.
concealed from the users’ line of sight)
such as ground mounted lights or foliage
lights.
• Avoid creating dark spots.
• Help mitigate the effects of night
blindness by avoiding any sudden changes
in light levels.
• Use site and landscape lighting as a
means to harmonize building and site and
landscape areas.
• Minimum light level for parking lots is 1
foot candle.
Figure 22.2 – Streetworks USSL USSL-XL LED
standard street lighting fixtures
Figure 22.1 – Lumark PRV / PRV-XL Prevail LED
standard street lighting fixtures
• All site lighting and landscape plans shall be
developed to coordinate the placement of
trees and lighting fixtures and avoid tree/pole
conflicts.
• Material must match existing lighting fixtures
(see Figure 22.1-22.2 above) and color may
only be dark bronze.
SITE & LANDSCAPE
04DESIGN GUIDELINES
29
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFences and Walls
Fences or walls used to provide privacy,
control circulation, provide security, or as site
design feature, the following guidelines apply:
• Fences located adjacent to public streets
must be visually transparent, such as
wrought iron style railings or tubular steel
fencing, and powder coated.
• Fences should be “stepped” rather than
sloping with the grade.
• Wire fences constructed of “industrial”
type materials such as chain link are not
allowed.
• Walls shall be detailed with reveals, caps,
overhangs, soldier courses or other added
visual interest.
• Walls shall be level, or “stepped” rather
than sloped with the grade. Walls with
a finished face of flat poured concrete
or CMU are discouraged when located
adjacent to public streets, unless
determined appropriate through TMCDR
Board review.
• Colors, design and materials of all fencing
shall be match the material and color
palette of adjacent buildings and as
described in the Architectural Guidelines.
• Refer to the section on Service Areas for
further guidelines.
Service Areas
All service functions within the retail, office,
and flex space land use overlays are required
to be screened from public view. This is to be
achieved as follows:
• Screen dumpsters and recycling bins from
public view with a combination of screen
walls and plant material. All walls should
be constructed of durable materials
to withstand normal use and are to
incorporate the same material as used in
adjacent building (see Figure 31.1 on page
37).
• The height of plant materials and walls
should be similar to the height of the
dumpster and/or recycling bin.
• Visually separate loading dock areas from
public view with landscaping or walls and
landscaping.
Water Use and Irrigation
All landscape areas shall be served with an
automatic underground irrigation system.
An irrigation plan is required for all parts of
the development prior to construction that
shows:
• Irrigation performance specifications
including design requirements, materials
and construction methods.
• Head layout, sleeve, pipe, and valve sizing
and locations.
• Backflow preventer and controller location.
• Available gallons per minute, water pressure
and point of connection.
At a minimum, the performance specifications
shall address the following requirements:
• Specify an appropriate backflow prevention
device.
• The irrigation shall be designed to provide
100% coverage with head to head spacing
or triangular spacing as appropriate.
• Sprinkler heads shall have matched
precipitation rates within each control valve
circuit.
• Sprinkler heads irrigating lawn shall be on a
separate zone or zones from those irrigating
trees, shrubs.
Water-Wise landscapes that utilize indigenous,
drought-tolerant plant materials conserve
SITE & LANDSCAPE
Figure 23 – Acceptable landscape screening
for service or mechanical areas
04DESIGN GUIDELINES
30
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTof water and reduce irrigation costs.
Projects should employ the following design
considerations where feasible:
• Plan and design for water conservation and
aesthetics from the beginning of a project.
• Create practical turf areas of manageable
sizes and shapes based on appropriate uses.
• Water budgeting - group plants of similar
water needs together, then experiment to
determine how much and how often to
water the specific site.
• Use native plants or introduce drought
tolerant species.
• Use soil amendments like compost or
manure.
• Landscape rock is to be used as determined
by the TMCDR Board.
• Irrigate efficiently with properly designed
systems and by applying the right
amount of water at the right time (water
management).
• Maintain the landscape appropriately by
mowing, pruning and fertilizing properly.
Maintenance
The specific property owner, homeowner
association or business owner association shall
be responsible for the continual maintenance
of landscaping and associated irrigation
system required by and shown on the Final
Plat for each project within the development.
Such maintenance shall include irrigation,
weeding, pruning and material replacement
in a substantially similar manner as originally
approved.
The following guidelines shall apply to all
landscape areas and materials:
• All living plant materials, as indicated by the
Final Plat must be maintained. The Ten Mile
Crossing Design Review Board (TMCDR
Board) must approve replacement or
alteration of plant material.
• Non-living ground covers must have 100%
ground surface coverage and be maintained
at the required depth of at least 2”.
• All plant material including trees, shrubs,
groundcovers, vines and turf must have a
100% ongoing survival rate and be free from
damage. The individual proper towers or
assigns shall replace plant material that is
either dead or severely damaged within 30
days of notification by the TMCDR Board.
• Pruning of plant materials shall not
drastically alter the natural growth pattern
and maturing size. Tree pruning within City
right-of-way is allowed by permit only and
must be performed by a City approved
contractor. Topping is expressly prohibited.
If the City determines that pruning has
occurred that violates this requirement,
the owner will be required to replace the
affected plant with an equal plant within
six months of notification by the City. This
requirement also applies to plant material
affected by storm damage.
• Plants infected with insects or disease must
be treated appropriately or removed from the
property, as required by the City. Removed
plants must be replaced with new, equal
plant materials as determined by the TMCDR
Board.
• Contractors who providing landscape
maintenance shall directed to remove
all weeds during regularly scheduled
maintenance regardless of the size of the
weeds.
• Tree grate shall be widened to accommodate
the growing tree trunk and prevent girdling
of any trees planted in tree wells within
sidewalks or other public rights-of-way.
• Turf areas require periodic mowing, aeration,
de-thatching, fertilization, and weed
abatement. Turf and grass areas must be
maintained in a healthy condition without
areas of dirt or dead grass, as determined by
the TMCDR Board.
• Irrigation is discouraged in the heat of the day
(between the hours of 10 a.m. and 6 p.m.) in
order to reduce evaporation. Irrigation water
should be contained to avoid excessive water
runoff.
• Irrigation systems shall be maintained and
periodically adjusted to assure watering
efficiency and conservation methods.
Replacement parts shall match or be
compatible with the system.
SITE & LANDSCAPE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
31
DESIGN GUIDELINES
DRAFTCG
G
D
C CF
EE
AB
A
D CC
E
E
F
B
Architectural Design Guidelines
Architectural Themes
The architectural design guidelines provide
an aesthetic framework under which
physical structures are designed and
incorporated into the site. The guidelines
address site placement in conjunction with
the Site Design Guidelines, building form,
materials, and finishes. The Architectural
Design Guidelines include specific provisions
for the building types identified below:
i. COMMERCIAL BUILDINGS
Introduction
This section represents commercial
buildings allowed in specific zones
independent of mixed-use and or residential
zones as defined by the City of Meridian
Unified Development Code. Commercial
uses are identified in the City of Meridian
Unified Development Code.
These guidelines address the opportunities
of form, building height, imagery,
proportion, and elements of building
structures. The building elements include
entrances and storefronts, windows
and doors, roofs, materials and colors,
exterior lighting, building signage, and site
relationship among others.
a. Overall Design
Building design should incorporate
architectural features on all sides of
a building façade facing: the primary
entrance(s) of an adjacent building,
public roadways, interior site amenities,
and façades that are visible from public
spaces. See Architectural Elements,
Building Form, and Materials sections.
b. Form
Architectural form in commercial
building types should be varied based
on location within Ten Mile Crossing,
ARCHITECTURAL
Figure 24.1 – Form and massing diagram for Commercial Office buildings
Figure 24.2 – Form and massing diagram for Commercial Retail buildings
Label Architectural Element
A Entryway emphasis through
architecture form and material
B First floor pedestrian-scaled features
C Parapet articulation relates to
architecture below
D Exterior shading contributes to
building articulation
E Fenestration pattern and projection
contributes to building articulation
F Screening of mechanical equipment
by parapet or screen-wall
G Usable outdoor spaces
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
32
DESIGN GUIDELINES
DRAFTthe uses, and the physical adjacencies.
Commercial buildings may vary in height
with articulation of facades that may
include stepping in plan and elevation.
The following guidelines apply:
• Articulate façades through massing,
material change, color variation,
overlapping planes, reveals and shading
devices.
• Articulate building forms, including
but not limited to: massing, walls,
parapets and roofs, with appropriately
scaled and proportioned modulations
that contribute to the development
of aesthetic building designs and
compositions.
• Incorporate design principles to include
rhythm, repetition, framing, depth and/
or proportion.
c. Scale and Proportion
Development should consider the scale
of surrounding buildings, including
relationships to existing residential
areas, as well as an appropriate height,
mass, and form scaled for the built
environment.
The following guidelines apply:
• Roof and parapet modulation and
articulation shall correspond to and
be harmonious with building massing
and articulation. Its scale should be
appropriate for the overall building mass
and composition.
• Use pedestrian scale and landscape
design elements such as lighting,
awnings, trees or other site elements to
visually relate and transition buildings to
the ground plane.
• Where building designs incorporate
multiple stories, or multiple floor height
equivalents, integrate at least one field
or accent color, material, or architectural
feature used on lower stories, on the
upper stories.
• Building designs with multiple stories
must provide proportionally taller
ground-level façades adjacent to public
roadways and public spaces. Provide
floor-to-ceiling heights, or floor-to-floor
from 10 to 16 feet.
• Align reveals with architectural elements
to be harmonious with building
proportion and massing.
ARCHITECTURAL
Figure 25 – Form and massing diagram for large-format Retail buildings
E
F
Label Architectural Element
A Entryway emphasis through
architecture form and material
B First floor pedestrian-scaled features
C Parapet articulation relates to
architecture below
D Exterior shading contributes to
building articulation
E Fenestration pattern and projection
contributes to building articulation
F Screening of mechanical equipment
by parapet or screen-wall
G Usable outdoor spaces
H Use vertical elements to add
emphasis and diversity to building
facades
C C
H
H
AG
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
33
DESIGN GUIDELINES
DRAFTd. Height
Measurement of building height is per
the Meridian Unified Development
Code:
HEIGHT, BUILDING:
The vertical distance from the grade to
the highest point of the coping of a flat
roof or to the deck line of a mansard
roof or the average height of the
highest gable of a pitch or hip roof.
The ordinance recognizes the
challenge with mechanical screening
and has exempted it from the height
measurement when determining the
building height.
These Design Guidlines acknowledge
construction methods that require
additional height to create a
constructable building. As such
commercial building heights, where
applicable, may be increased to a
maximum of 100'.
e. Architectural Elements and Details
Entryways
Entrances and storefronts typically
identify the entrance to a building and
define major from minor elevations.
They represent a dynamic tool and
element in defining primary and
secondary access points as well as set
the tone for a structure.
The following guidelines apply:
• At entries, provide building overhangs
or other projections such as canopies
which articulate the building façade and
provide temporary relief from inclement
weather.
• Emphasize entries through use of
glazing, massing, and/or material
changes.
• Entries to office or reception areas for
individual uses shall be on the front or
approach side of the building, shall be
easily visible and distinguishable from
adjacent parking areas through the use
of architectural elements, and shall
not rely on disproportionately scaled
signage.
• Pedestrian-friendly elements are
encouraged including:
–Pedestrian scale signage.
–Planter boxes.
–Art such as sculpture or murals.
–Seating such as chairs or benches.
Windows and Doors
Windows and doors provide a strong
design element that when applied
properly reinforces the building
composition and aesthetic. Doors and
windows can establish a visual pattern
and rhythm. Placement within a wall
can create the impression of depth and
solidity.
ARCHITECTURAL
Figure 27 – Examples of commercial
shading devices and canopies
Figure 26 – Entryway emphasized by vertical
elements, projections and overhangs
A
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
34
DESIGN GUIDELINES
DRAFTPlaced at the face of a building’s surface
material, the imagery is much different.
Doors identify commerce and entry,
and should be highly visible and easily
legible by the public. Attention given to
windows and doors on the ground floor
strengthens public activity and interest.
The sense of entrance is reinforced by
the composition of an entry system,
specific style and material.
Selection of window type and style,
as well as material must enhance the
overall composition of the building.
The following guidelines apply:
• Storefront and/or curtain wall systems
are required for commercial buildings.
• Openings shall be appropriate to the
general aesthetic of the office building,
and may include a mix of individual
‘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.
• Entry assemblies and doors may be
celebrated with contrasting colors, high
quality materials, and surrounds to call
attention to building entrances.
• Doors and windows should be
consistent throughout comparable
locations on/in the building.
• To create activity on the sidewalk special
attention should be given to windows
and doors as they offer activity and
visual excitement to the commercial
areas of the Ten Mile Crossing project
and are highly encouraged to have
active doors evenly spaced along
storefront buildings.
• Window shading devices are highly
encouraged for summer sun protection
and aesthetic interest.
ARCHITECTURAL
Figure 28 – Commercial buildings doors and windows design considerations
(Right image is storefront without doorway)
A
B D
E
Label Windows and Doors Elements
A Durable materials at the base of
exterior walls near traffic areas
B Cover entryways and use shading
devices for depth and elevation
articulation
C Integrate lighting with entryways
D Align material joints with opening
and design elements to pattern
surfaces
E Consider proportion, repetition, scale
and block module for openings
C
04DESIGN GUIDELINES
35
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT• Door / window compositions should
be compatible with all other opening
installations in a building design.
Roofs
The integration of visible roofs as part
of a building design and composition
provides an opportunity to enhance the
structure's design though additional
visual interest, modulation, and
articulation. Roofs may be either flat or
sloped, and must be made of durable,
quality materials consistent with first
class commercial construction. Long
lasting materials such as standing seam
metal roofing are appropriate examples
on sloped roofs. Other products will
be considered upon full review of the
material by the TMCDR Board and its
proposed integration into the design.
f. Materials and Style
Materials for commercial buildings
at 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.
The following guidelines apply:
• New construction should be
harmonious with or surrounding
architectural as determined to be
appropriate by the TMCDR Board.
• Use consistent material
combinations, material quality, and
architectural detailing.
• For all façade elevations visible
from public roads, public spaces,
primary entrance(s) of an adjacent
building, or facing residential
districts, use at least two distinct field
materials, colors, or material-color
combinations on the building façade.
• Non-durable materials, treatments,
and finishes that deteriorate quickly
with weather, ultra-violet light,
ARCHITECTURAL
and that are more susceptible to
wear and tear are discouraged on
permanent structures.
• Standard brick and ground faced
4” x 16” concrete masonry block is
preferred, however the use of large-
scale 8” x 16” block may be used
upon discretion of the TMCDR Board.
Split faced block may be used as an
accent material.
• Thin-gauge prefabricated steel panels
are discouraged as a finish material
for building façades and shall be
reviewed for appropriateness by
TMCDR Board.
• Use of intensely saturated colors
or fluorescence is prohibited as a
primary material.
Figure 29 – Acceptable rooflines for Commercial buildings
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04 DESIGN GUIDELINES
36DRAFT• Materials or colors with high
reflectance, such as some metals or
reflective glazing, must not redirect light
towards roadways, public spaces, or
adjacent uses in a way which constitutes
a public nuisance or safety hazard.
• Application of materials shall
correspond to and be consistent with
building massing and modulation.
Materials shall wrap around outside
corners.
g. Miscellaneous (Mechanical Equipment,
Utilities, Dumpsters, etc)
Dumpsters, trash disposal equipment,
mechanical equipment, meters,
satellite dishes and exterior work areas
remain necessary components of most
structures and should be considered
with the same standard and care as
the main structures. These support
elements must be screened from view.
Enclosures shall respond to the design
of the adjacent structure they are
supporting (see Figure 31.1 on page 37
and Appendix A.1, Existing Landscape
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
around the site, as well as wildlife
access.
• Satellite dishes along with other
communication paraphernalia must
also be screened from public view. Such
screening can be within on ground
enclosures or roof area enclosures.
Satellite dishes may be no larger than
36” in diameter to avoid the necessity of
disproportionately tall enclosures.
• Loading docks and areas supporting
buildings shall be located such that the
function is well screened from view of
adjacent structures and pedestrians
where possible. Truck parking in support
of commercial buildings, large doors
and loading/unloading areas shall be
located within walled courts, wings of
the building, screened by landscaping or
a combination of both to substantially
conceal the activity. Such screens
including gates, grilles and fencing, must
be designed to tie into the aesthetic of
the building they are connected with.
• Service, mechanical equipment and
utility connections must be screened
and concealed with landscaping (see
Figure 31.2 on page 37).
ARCHITECTURAL
Figure 30 – Material palette for Commercial
buildings
04DESIGN GUIDELINES
37
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT• All ground level mechanical equipment
must be screened to the height of the
unit as viewed from the property line.
• All rooftop mechanical equipment shall
be screened as viewed from the farthest
edge of the adjoining right of way 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.
The following guidelines apply:
• Lighting fixture spacing and height
along streetscapes and roadways must
be placed to avoid conflicts with tree
plantings and be integrated with the
building design.
• 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,
temperature, fixture 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.
ARCHITECTURAL
Figure 31.2 – Acceptable landscape screening for mechanical equipment and parking lots
Figure 31.1 – Examples of trash enclosure landscape screening for Commercial buildings
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
38
DESIGN GUIDELINES
DRAFTii. MIXED-USE BUILDINGS
Introduction
Mixed-Use buildings in the Ten Mile
Crossing project may include two, three,
and four story structures that are a mix
of commercial and residential uses.
Commercial retail uses include banking,
shops, restaurants, or personal service
businesses. The following provides design
guidance on form, height, character,
proportion, and architectural elements
of buildings. The intent is to promote a
dense, walkable neighborhood by offering
opportunities within buildings for amenities
to serve future residents, in a development
that is adjacent to major regional roadways
and potential future transit facilities.
a. Overall Design
Similar to commercial building design,
mixed-use buildings should incorporate
architectural features on all sides of
a building façade facing: the primary
entrance(s) of an adjacent building,
public roadways, interior site amenities,
and façades that are visible from public
spaces. Mixed-use buildings are areas
of high activity, and should harbor that
vibrancy by creating places for people to
gather, whether on patios or small open
spaces that are accessible to residents
and patrons of commercial uses.
b. Form
Architectural form for mixed-use
building types is varied based on
location within Ten Mile Crossing,
the intended tenant uses, and the
adjacencies on site. These buildings are
intended to be multiple stories, with
articulation of facades that may include
stepping in plan and elevation.
The goal for mixed-use building
types within Ten Mile Crossing is to
incorporate flexibility with variation
in architectural style and tenant use.
The mix of uses may including office,
retail, and residential. Adjacent to these
structures may be a purely commercial
or residential structure.
ARCHITECTURAL
A
E E
G B
CF C D
G
D
Figure 32 – Form and massing diagram for Mixed-Use buildings
Label Architectural Element
A Entryway emphasis through
architecture form and material
B First floor pedestrian-scaled features
C Parapet articulation scaled and
relates to architecture below
D Exterior shading and balconies
contribute to building articulation
E Fenestration, pattern and projection
contributes to building articulation
F Screening of mechanical equipment
by parapet or screen-wall
G Usable outdoor spaces and patios
04DESIGN GUIDELINES
39
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTThe following guidelines apply:
• Buildings shall be of a scale and
proportion that relates well to
adjacent buildings without dominating,
overwhelming or appearing
insubstantial in relationship. Long walls
shall be relieved with offsets, balconies,
projections, recesses, or other
architectural features.
• To maintain pedestrian friendliness,
building forms are encouraged to be
articulated with a base, middle, and
often top.
• Top elements define roof or parapet
with a distinct three dimensional outline
or profile, achieved with projections
such as cornices, canopies, parapets,
or pitched roof eaves with changes in
materials and colors.
• Middle elements should be distinct in
material and color from the top and
base. Window articulation may vary
from the base and top in support of the
composition.
• Base elements must be 5’ tall at a
minimum, (preferably closer to a full
story in height), and should contain a
durable material such as stone or brick,
or combination thereof.
c. Scale and Proportion
Buildings shall be of a scale and
proportion that relate well to adjacent
buildings without dominating,
overwhelming or appearing
insubstantial in relationship.
The following guidelines apply:
• Long walls shall be relieved with offsets,
balconies, projections, recesses, or
other architectural features. The façade
of buildings shall be articulated into
architecturally-distinct masses.
• Articulate facades through changes in
plane, material and/or color.
• To create a human scale, facades are
encouraged to incorporate visually
continuous details and proportions.
d. Height
Building heights within the Ten Mile
Crossing project will be regulated by the
Meridian Unified Development Code.
All mixed-use commercial structures will
be held to the height limits specific of
the land use district in which they are
located.
Measurement of building height is per
the Meridian Unified Development
Code, which recognizes the challenge
with mechanical screening and
has exempted it from the height
ARCHITECTURAL
measurement when determining the
building height.
e. Character
Character of mixed-use commercial
structures in the Ten Mile Crossing
project is not defined as a prescriptive
requirement. Building size, height
and form are expected to inform
the aesthetic of the structure as
a three dimensional form in the
environment. Building materials and
other architectural elements should
correspond to and be harmonious
with overall building form. Building
design shall promote lasting quality,
and be contextually responsive to
the surrounding development and
structures.
Figure 33 – Ground floor storefronts should
be architecturally distinct and create a
pedestrian-scaled base from upper residential
floors
04DESIGN GUIDELINES
40
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTf. Architectural Elements and Details
Entryways
In mixed-use building design, entrances
and storefront are critical to the success
of creating a space that meets the
necessities of the tenant relative to
identification, ease of discovery, and in
the case of retail, visual access to the
space.
The following guidelines apply:
• Entries must be easily identifiable. A
protective covering, such as a canopy,
trellis, or portico, is encouraged.
• Other additional enhancement should
be provided near the entrance such as
lighting, seating, ornamental potted
plantings, and/or a special paving
pattern emphasizing the entry.
Storefronts
Storefronts can further enhance the
function of the space and may include
the following elements:
• Large, raised storefront windows with
projecting sills.
• Mullions that provide for ease of visual
access to displays.
• Storefront compositions that provide
flexibility for varying types of retail
tenants beyond.
• Storefront configurations that enhance
the architectural design of the building
while addressing proportion, and
pedestrian scale.
• Incorporate human/pedestrian-scaled
elements into storefronts.
Windows and Doors
Window and door arrangement and
design should be consistent with those
found in the commercial building
guidelines for the commercial portion
of the structure and should follow the
residential design guidelines for the
residential portions of the structure.
Roofs
The integration of visible roofs as part
of a building design and composition
provides the opportunity to enhance
the structures design though additional
visual interest, modulation, and
articulation.
The following guidelines apply:
• Roofs may be either flat or sloped,
and must be made of durable, quality
materials. Sloped roofs must use long
lasting materials such as seamed metal
roofing materials. Other products will
be considered upon full review of the
material and its proposed integration
ARCHITECTURAL
into the design.
• Roof terraces and gardens are
encouraged and may include pavilions,
pergolas, trellises and other structures
made of compatible materials.
• Parapets or cornices are required for flat
roofs. Parapets must be capped and may
be stepped. Parapet articulation should
correspond with building modulation.
• Gutters are required where roofs
are exposed to view. In such case,
downspouts and rain water leaders
will be required to contain the flow of
runoff from the roofs down to a grade
collection system. Water will not be
allowed to flow across patios, sidewalks,
ramps, parking areas or roads.
• Downspouts should be handled as a
component of the design composition
and be located in logical locations
relative to the overall building design.
g. Miscellaneous (Mechanical Equipment,
Utilities, Dumpsters, etc)
See Commercial Buildings:
Miscellaneous guidelines.
h. Lighting
See Lighting Guidelines for Residential
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
41
DESIGN GUIDELINES
DRAFTBuildings.
iii. FLEX COMMERCIAL BUILDINGS
Flex commercial buildings are office
commercial or light industrial uses that
allow for flexibility in design of the
building's space for showroom, production
or office activities.
a. Overall Design – Flex
The intent of the flex commercial
category is to produce buildings that are
flexible in their uses but are compatible
in form to the greater character of the
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
mobility of people, vehicles, and goods
into and out of the development. As
such, the sides of buildings that are
actively used by pedestrians and parking
areas can share architectural elements
with retail or office commercial
buildings as outlined in these guidelines,
while sides that primarily function as
delivery and drop-off zones may be
more industrial in nature.
b. Form
New buildings should be compatible
with adjacent existing or approved
buildings or development. Transitions
may be used to achieve compatibility
between larger buildings next to small
scale buildings; transition techniques
may include varying heights of certain
building elements, roof articulation, and
building projections such as entryways
and covered walkways.
c. Scale and Proportion
Development should consider the
scale of adjacent buildings, including
relationships to existing residential
areas, as well as an appropriate height,
ARCHITECTURAL
DCC
BE
Figure 34.1 – Form and massing diagram for Flex Commercial buildings
CDF F
BAE A
C
Figure 34.2 – Form and massing diagram for Flex Light Industrial buildings
Label Architectural Element–Flex
A Entryway emphasis through
architecture form and material
B First floor pedestrian-scaled features
C Parapet articulation and scale relates
to architecture below
D Exterior shading contributes to
building articulation
E Fenestration pattern and projection
contributes to building articulation
04DESIGN GUIDELINES
42
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTmass, and form scaled for the built
environment.
The following guidelines apply:
• Roof and parapet modulation and
articulation shall correspond to and
be harmonious with building massing,
scale, proportion and articulation.
• Use pedestrian scale and landscape
design elements such as lighting,
awnings, trees or other site elements to
visually relate and transition buildings to
the ground plane.
d. Height
Building height within Ten Mile Crossing
will be regulated by the City of Meridian
Unified Development Code. All of the
flex structures will be held to the height
limits specific to that overlay district.
e. Architectural Elements and Details
Entryways
Flex commercial buildings may have
storefronts to signify to customers
the showroom or retail portion of a
business.
• The design should provide building
overhangs or other projections at
entries to articulate the building façade
and provide temporary relief from
inclement weather.
• Entries to storefronts should be easily
visible and distinguishable from
adjacent parking areas through the use
of architectural elements, and shall
not rely on disproportionately scaled
signage.
Pedestrian-friendly elements such as the
following are encouraged:
–Pedestrian scale signage.
–Planter boxes and hanging baskets.
–Art such as sculpture or murals.
–Seating such as chairs or benches.
• Delivery vehicle entryways should be to
the side or back of the structure away
from the pedestrian entrances.
Windows and Doors
See Commercial Buildings: Materials and
Style guidelines.
Roofs
Roofs should be consistent with
guidelines for commercial buildings
in the Ten Mile Crossing area in both
overall form of the structure and
roof material. Roof designs should
consider views from Franklin Road and
surrounding uses.
f. Materials and Style
See Commercial Buildings: Materials and
Style guidelines.
g. Miscellaneous (Mechanical Equipment,
Utilities, Dumpsters, etc)
Loading Areas
• Loading zones and vehicle access doors
should be screened from public streets.
(see Figures 23 and 31.1–31.2 and
Existing Landscape Screening in the
Photo Library for screening examples).
• Loading driveways should not back onto
streets or encroach into landscaped
setback areas.
• Roll-up loading doors should be
integrated into building elevations and
given the same architectural treatment
where feasible.
Dumpsters
• Trash Enclosures should be screened
similar to mechanical or loading areas
(see Figures 23 and 31.1–31.2 and
Existing Landscape Screening in the
ARCHITECTURAL
04DESIGN GUIDELINES
43
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTPhoto 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,
chillers, elevator penthouses, water
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
streets, and to the fullest extent
possible.
Walls and Fencing
The nature of flex commercial activities
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
Figure 35.1 – Examples of rooftop mechanical screening
ARCHITECTURAL
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04
44
DESIGN GUIDELINES
DRAFTh. Lighting
See Commercial Buildings: Lighting
guidelines.
i V. RESIDENTIAL BUILDINGS
Introduction
The Ten Mile Crossing Design Guidelines
offer numerous residential building
opportunities ranging from detached single
family structures and townhouse residences
to high density multifamily living. The
residential designated zones are identified
in specific areas.
The residential designations within Ten
Mile Crossing are defined relative to the
ordinance criteria of density, type (single
family / multi family), and massing including
structure height and structure setbacks
from property lines.
a. Overall Design
Residential buildings are anticipated to
be varied in size, configuration, type,
form, and aesthetic. As mentioned, the
design guidelines anticipate structures
ranging from traditional detached
single family dwellings to multi storied
multifamily structures, with variations
between including attached single family
townhouses. The general standards
below apply:
• Maintain consistent and contiguous
pedestrian environments across
developments. Limit circuitous
connections and maintain clear visibility.
• Provide pedestrian connections to
public spaces.
• Design and orient buildings not to
impede access. The building should
enhance the appeal of open space and
pedestrian environments.
b. Form
The variations of form within the
different residential areas can be
expressed as single residence structures,
combined residential structures with
similar elements to single structures,
and larger structures expressing
individual units within a greater
composition. Generally, form for
residential buildings is intended to be
Figure 36 – Form and massing diagram for residential multifamily buildings
C C
A
D
EE
D CC
Label Architectural Element–Flex
A Entryway emphasis through
architecture form and material
B First floor pedestrian-scaled features
C Parapet articulation and proportion
relates to architecture below
D Exterior shading and balconies
contributes to building articulation
E Fenestration massing and projection
contributes to building articulation
ARCHITECTURAL
04DESIGN GUIDELINES
45
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTmore intimate in character from that
of commercial structures. Individual
units should be expressed with window
groupings, porches, balconies, windows
or other three dimensional articulation
to break up mass. Townhomes should be
articulated by modulation, varying roof
lines, and other architectural elements.
The following guidelines apply:
• Incorporate visually heavier and more
massive elements or materials, such
as stone or masonry, primarily at the
base of buildings, and lighter elements
and materials such as siding or stucco,
above.
c. Scale and Proportion
In general, building mass shall be
residential in scale and should respond
to the surrounding block, lot type and
size in which the residence is located
within Ten Mile Crossing.
• Building design shall incorporate varied
projections and recesses, including
bay windows, dormers, porches, etc.
Elements such as these will create visual
interest and should respond to existing
site conditions on each particular site as
well as the surrounding built and natural
environment. The following guidelines
apply:
• All residential buildings are to be
designed and built with a similar
material palette on all elevations.
• All residential buildings should be
particularly sensitive to their street
frontage. Design elements that create a
play of light and shadow and reduce the
perceived bulk such as deep porches,
decks, overhangs, multi-paned windows
and deep offsets should be considered.
• Asymmetrical compositions of
residential building forms are preferred.
• Residential buildings with attached
units must articulate the design to
differentiate façades of individual units
or groups of units.
d. Height
Measurement of building height is per
the Meridian City Unified Development
Code:
HEIGHT, BUILDING:
The vertical distance from the grade
to the highest point of the coping
of a flat roof or to the deck line of a
mansard roof or the average height
of the highest gable of a pitch or hip
roof.
The ordinance recognizes the
challenge with mechanical screening
in higher density residential units
and has exempted it from the height
measurement when determining the
building height. Mechanical equipment
screening and mechanical penthouses
may exceed parapet heights by no more
than five (5) feet in unoccupied spaces.
e. Density
Medium density multifamily residential
design provides opportunities to create
the density within structures that look
like larger residences. Differences
between multi-family buildings
categorized as High Density and
Medium-High Density is based on the
number of dwelling units per acre.
Multifamily Residential: High Density
High density residential structures
embody many of the characteristics of
a commercial building or urban feel in
response to the needs of the program.
This building type can integrate into
Ten Mile Crossing by establishing a
residential feel in a structure that is
considerably larger than single family
homes.
The integration of materials, the overall
building design, and the detailing of
elements within the composition can
reinforce the residential nature of the
building while supporting an aesthetic
appropriate to the size and scale of
the structure. As structures become
ARCHITECTURAL
04DESIGN GUIDELINES
46
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTlarger in mass it is important that the
pedestrian experience along the base of
the building be an appropriate scale.
f. Architectural Elements and Details
Entrances, Porches and Decks
The use of porches, patios, terraces and
decks in building design is encouraged
to create a strong relationship between
indoor and outdoor areas.
The following guidelines apply:
• Residential buildings on corner lots shall
incorporate front and side elements in
the building design.
• Materials of these elements shall
match or compliment those of the main
structure.
• Primary building entries must be clearly
defined using any unique combination
of architectural elements, materials,
or façade modulation meeting other
architectural standards in these
guidelines.
• Multifamily structures must provide
internal site circulation to access
individual residential units.
• Multifamily stairwells must be
integrated with the building design
and provide residents protection from
inclement weather. Use materials,
modulation, and architectural elements
which relate to and support other
standards.
Windows and Doors
• The use of recessed doors (entrances
as well as garage doors) and window
openings is encouraged.
• Entry elements shall be in scale with
the relative proportions of the building
and streetscape. Dominating and over
stylized entries are discouraged.
• All openings shall appear as individual
‘punched’ windows, or groups of
openings.
• The shape and detail of all openings
are to be appropriate to the style of
architecture. Window styles are to
be consistent throughout the entire
building.
• Glass may be coated or tinted to control
solar heat gain. Mirrored glass is not
permitted.
• Double or triple pane windows are
required.
• Exterior finishes of all windows shall
be wood, colorfast vinyl or anodized
(or other appropriate color) finish.
Unfinished aluminum is not allowed.
Roofs
• Roofs are a dominant element of
the landscape and must create a
harmonious relationship with the
surrounding block, street, site and
adjacent structures.
• Roof design shall consider building
form, materials, and color so the
structure is integrated with its site and
its neighboring buildings. Long lasting
materials are appropriate and various
Figure 37 – Window treatment on Residential
High Density buildings
ARCHITECTURAL
04DESIGN GUIDELINES
47
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFigure 38 – Acceptable rooflines for residential multifamily (medium and high density) buildings
products will be considered upon full
review of the material by the TMCDR
Board.
The following guidelines apply to roof
design:
• Materials for roofs include, without
limitation:
–Unglazed tile
–Slate
–Concrete tile
–Non-reflective metals
–Other materials as deemed
appropriate by TMCDR Board review
• Roof massing should be broken into
primary and secondary roof elements
that correspond to horizontal and
vertical modulations or divisions in the
façade, and denote key architectural
elements, such as entries and porches.
• All skylights, solar equipment, antennas,
dishes and other roof appurtenances
will be reviewed on an individual basis
by the Ten Mile Crossing Design Review
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
grouped and concealed in chimney-like
structures as integral parts of the roof or
wall design. All rooftop hardware shall
be painted to match the roof color.
Railings
• The use of railings on porches, balconies
and upper level windows or door
openings should be carefully considered
as a component of an architectural
style. When properly applied, well-
designed and properly detailed
railings are an opportunity to reinforce
specific characteristics of the selected
architectural style. The materials
used for railings should be part of an
appropriate palette of materials for the
architectural style of the building.
Garages, Carports, Access, Accessory
Apartments, Ancillary Buildings or Home
Offices
• Detached garages, storage sheds and
outbuildings are required to be of
similar material, siding, roofing and
color as the primary dwelling. The Ten
Mile Crossing Design Review Board shall
determine the appropriate size and
dimensions of ancillary structures.
The following guidelines apply:
• Enclosed garages attached to or
separated from the building shall be of
the same architectural character and
materials, and painted with compatible
colors. Consideration should be given to
the location of garages and carports to
diminish the visual appearance of the
doors.
ARCHITECTURAL
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04 DESIGN GUIDELINES
48DRAFT• Garage doors shall be consistent in
appearance with the main structure.
g. Materials and Color
Exterior use of materials and colors
provide the opportunity to create
individual identity for each residence
while also being responsive to the
context of the community and adjacent
structures. The following are a number
of items that the designer may
incorporate to enhance the single family
or multi-family structures (see Figure
38).
The following guidelines apply:
• Exterior walls and finishes should
reflect a logical and appropriate
combination of colors, textures and
forms to compliment the context of
the surrounding built and natural
environment.
• Provide a complementary and
proportionate level of design and detail
on all public oriented façades. Ensure
continuity of materials around outside
corners.
• Stucco may be used in conjunction with
at least one other material.
• Align reveals with architectural
elements. Spacing shall be harmonious
with building proportions and massing.
• A palette of acceptable colors is
available from the Ten Mile Crossing
Design Review Board. Color application
should be used consistently throughout
each site for all the buildings and
secondary structures.
• Distinguish field materials from accent
materials through pattern, texture, or
additional detail visible from edge of
nearest roadway. Alternate masonry or
material courses may count toward this.
• Non-durable materials, treatments, and
finishes that deteriorate quickly with
weather, ultra-violet light, and that are
more susceptible to wear and tear are
prohibited on permanent structures.
• Unfinished or colored ordinary
8” x 16” nominal block and thin-
gauge prefabricated steel panels are
discouraged as a finish material for
building façades and will be reviewed
for appropriateness by TMCDR Board.
• Materials shall correspond to building
massing, proportion, scale, and
modulation.
h. Lighting
Architectural lighting can be integrated
as a cohesive element of a building’s
design that contributes to the
Figure 39 – Material palette for residential
buildings
ARCHITECTURAL
04DESIGN GUIDELINES
49
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTatmosphere of the built environments
and enhances safety.
The following guidelines apply:
• Lighting fixture spacing and height
along streetscapes and roadways must
be placed to avoid conflicts with tree
plantings.
• 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.
Figure 40 – Character imagery for Residential High-Density buildings
ARCHITECTURAL
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04 DESIGN GUIDELINES
50DRAFTSignage Guidelines
Introduction
Project and building signage guidelines define
the various identification needs throughout
Ten Mile Crossing, and to insure that there is
continuity of overall signage while allowing for
specific individualization. All signage will be
reviewed and approved by the TMCDR Board.
All development signage will be maintained
by the various owner associations within
the development areas. All individual tenant
signage maintenance will be the responsibility
of the tenant and or the specific building owner.
In addition, the following components are
included as part of the Ten Mile Crossing Design
Guidelines:
A. Each tenant shall be required to submit
signage plans to the building’s managing
entity for written approval. A design review
sign application, accompanied by the
written approval of the managing entity,
shall be submitted to the City for any
proposed signs for City staff review and
approval. All signs shall be in compliance
with the criteria stated herein.
B. Building wall signs shall be placed within
the approved sign areas as designated on
individual project elevations. Signage may
not exceed the standards in the City of
Meridian UDC signage standards.
C. All building wall signs shall be constructed
of a hi-density urethane material or
aluminum ½” thick (minimum). The face
of the wall signs shall have dimension by
routing or extrusion, with a minimum of ¼”
variation. Individual letter signs shall meet
the following:
i. If letters are interconnected, all backing
shall blend into the background material
ii. Letters shall be stud mounted 1” off the
face of the building.
iii. Letters shall be flat or matte black or
other approved earth tone colors. No
glossy.
iv. Paints, vinyl or Plexiglas is permitted.
D. All elements shall be painted.
E. For building signage along the Interstate
84 frontage, white or bronze colors or
materials shall be required for office
buildings.
F. There will be development specific
monument signs identifying each
development area in Ten Mile Crossing.
Those locations will be identified on the
final plat maps of each section.
Figure 42 – Vertical signage emphasizes
entryway on commercial buildings
Figure 41 – Signage location option on
Commercial Office buildings
SIGNAGE
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.
04 DESIGN GUIDELINES
51DRAFTG. Buildings will be allowed a monument sign
on each street frontage. The sign must
conform to the Meridian City UDC signage
standards in effect at the time a sign permit
is submitted for.
i. Individual tenant identification is
allowed on monument signs.
H. Exterior illumination for the monument
signs shall be recessed in the ground and
shall be shielded with landscape materials.
i. If exterior illumination is proposed for
building wall signs, gooseneck light fixtures
shall be used and shall be located as not to
shine onto the roadway or onto any nearby
property.
J. Any free-hanging signboards proposed
under the covered porch shall be a
maximum of 8 square feet each. A
maximum of one free-hanging signboard
per tenant shall be permitted. If any such
sign overhangs a walkway a minimum of
7-feet 6-inches shall be maintained between
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 as
reviewed by TMCDR Board.
Figure 45 – Pylon signage (P3, up to 35’)Figure 43 – Pylon signage (P5, up to 50’)
should share architectural elements with
buildings
50 foot
*** Residential building signage: New
buildings signage will be determind by
TMCDRB
Figure 44 – Building signage should be simple
and clean on Commercial Office buildings and
be proportioned to the area its on and rest of
the building
SIGNAGE
04DESIGN GUIDELINES
52
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTW Franklin Rd
Verbena Dr
Tasa Dr
W Waltman St
S Larkspur StS Moonstone WayWayfinderNew MarketNew MarketS Lodestone AvePintail Dr
W Merga
n
s
er
DrN Ward AveW Cobalt Dr
Cobalt Dr
Vanguard
NavigatorNavigatorTen Mile RdCobalt St
S Larkspur CtCity of Meridian Ada County
1,000 Feet84
Figure 46 — Signage Plan
Legend
Label Sign Type
P2 Pylon up to 20’
P3 Pylon up to 35’
P5 Pylon up to 50’
P2 P2 P2P2P2P2P2P2
P2 P2
P2 P2
P2
P2
P2P2
P2
P2
P2
P5 P5 P5
P3
P3
Figure 47 – Monument signage (Note:
location of monument signage is to be
determined by the TMCDR Board)
m - Monument
Pads with Frontage
*Disclaimer* Preliminary concept plan, subject to change upon final approval.
SIGNAGE
04DESIGN GUIDELINES
53
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTFigure 48 – Examples of acceptable freestanding signage design, materials, and landscaping
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 determined
through review by the TMCDR Board.
SIGNAGE
A.1APPENDIX
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTA1
C. The applicant shall provide a six foot (6')
sight obscuring fence where a stacking
lane or window location adjoins an arterial
roadway or a residential district or an
existing residence.
Flex Space:
A. Office and/or retail showroom areas shall
comprise a minimum of thirty percent
(30%) of the structure and/or tenant space.
B. Light industry and warehousing shall not
comprise more than eighty percent (80%)
of the tenant space.
C. Loading docks shall not face a public street.
D. Retail use shall not exceed thirty percent
(30%) of leasable area in any tenant space.
Multi-Family Development:
Multi-family developments with multiple
properties shall be considered as one property
for the purpose of implementing the standards
set forth in this section.
A. Purpose:
1. To create multi-family housing that is
safe and convenient and that enhances
the quality of life of its residents.
2. To create quality buildings and designs
for multi-family development that
enhance the visual character of the
community.
3. To create building and site design
in multi-family development that is
sensitive to and well integrated with the
surrounding neighborhood.
4. To create open space areas that
contribute to the aesthetics of the
community, provide an attractive
setting for buildings, and provide
safe, interesting outdoor spaces for
residents.
Drive-Through Establishment
A. All establishments providing drive-through
service shall identify the stacking lane,
menu and speaker location (if applicable),
and window location on the certificate of
zoning compliance.
B. A site plan shall be submitted that
demonstrates safe pedestrian and
vehicular access and circulation on the
site and between adjacent properties. At
a minimum the plan shall demonstrate
compliance with the following standards:
1. Stacking lanes shall have sufficient
capacity to prevent obstruction of
driveways, drive aisles, and the public
right of way by patrons.
2. The stacking lane shall be a separate
lane from the circulation lanes needed
for access and parking, except stacking
lanes may provide access to designated
employee parking.
3. Any stacking lane greater than one
hundred feet (100') in length shall
provide for an escape lane.
4. The site should be designed so that the
drive-through is screened from a public
street for surveillance purposes.
SPECIFIC USE STANDARDS
A.1 Specific Use Standards
A.1APPENDIX
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTA2
4. For the purposes of this section,
vehicular circulation areas, parking
areas, shall not be considered common
open space.
5. No recreational vehicles, snowmobiles,
boats or other personal recreation
vehicles shall be stored on the site
unless provided for in a separate,
designated and screened area.
6. The parking shall meet the
requirements set forth in Chapter 3,
"Regulations Applying To All Districts",
of this title.
7. Developments with twenty (20) units or
more shall provide the following:
a. A property management office.
b. A maintenance storage area.
c. Central mailbox location(s),
including provisions for parcel mail,
that provide safe pedestrian and/or
vehicular access.
C. Common Open Space Design Requirements:
1. A minimum area of outdoor common
open space shall be provided as follows:
a. One hundred fifty (150) square
feet for each unit containing five
hundred (500) or less square feet of
living area.
b. Two hundred fifty (250) square feet
for each unit containing more than
five hundred (500) square feet and
up to one thousand two hundred
(1,200) square feet of living area.
c. Three hundred fifty (350) square
feet for each unit containing more
than one thousand two hundred
(1,200) square feet of living area.
d. The minimum usable open space
or recreational space requirement
shall be equal to 30 percent of the
land area occupied by residential
structures. For the purpose of
this section, usable open space or
recreational space shall include
landscaped areas, court yards,
balconies, patios, sun decks,
pedestrian walkways, playground
areas, swimming pools, and all other
exterior or interior recreational
areas. Such areas must be readily
accessible to the occupants of
the building. Usable open space
or recreational space shall not
include driveways, parking areas,
or loading areas. The open space or
recreational space requirement may
be reduced for projects that abut
open space or recreational facilities.
2. Common open space shall be not less
than four hundred (400) square feet in
area, and shall have a minimum length
and width dimension of twenty feet
(20').
B. Site Design:
1. Buildings shall provide a minimum
setback of ten feet (10') unless a
greater setback is otherwise required
by this title and/or title 10 of this Code.
Building setbacks shall take into account
windows, entrances, porches and
patios, and how they impact adjacent
properties.
2. All on site service areas, outdoor
storage areas, waste storage, disposal
facilities, and transformer and utility
vaults shall be located in an area not
visible from a public street, or shall be
fully screened from view from a public
street.
3. A minimum of forty (40) square
feet of private, usable open space
shall be provided for each unit. This
requirement can be satisfied through
porches, patios, decks, and/or enclosed
yards. Landscaping, entryway and other
accessways shall not count toward this
requirement. In circumstances where
strict adherence to such standard
would create inconsistency with the
purpose statements of this section, the
Director may consider an alternative
design proposal through the alternative
compliance provisions as set forth in
section 11-5B-5 of the Meridian UDC.
SPECIFIC USE STANDARDS
A.1APPENDIX
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTA3
c. Recreation:
i. Pool.
ii. Walking trails.
iii. Children's play structures.
iv. Sports courts.
2. The number of amenities shall depend
on the size of multi-family development
as follows:
a. For multi-family developments with
less than twenty (20) units, two (2)
amenities shall be provided from
two (2) separate categories.
b. For multi-family development
between twenty (20) and seventy
five (75) units, three (3) amenities
shall be provided, with one from
each category.
c. For multi-family development with
seventy five (75) units or more, four
(4) amenities shall be provided, with
at least one from each category.
d. For multi-family developments
with more than one hundred (100)
units, the decision making body
shall require additional amenities
commensurate to the size of the
proposed development.
3. The Director shall be authorized to
consider other improvements in
addition to those provided under this
subsection D, provided that these
improvements provide a similar level of
amenity.
E. Landscaping Requirements:
1. Development shall meet the minimum
landscaping requirements in accord with
Chapter 3, "Regulations Applying To All
Districts", of the UDC.
2. All street facing elevations shall have
landscaping along their foundation. The
foundation landscaping shall meet the
following minimum standards:
a. The landscaped area shall be at least
three feet (3') wide.
b. Ground cover plants shall be planted
in the remainder of the landscaped
area.
F. Maintenance And Ownership
Responsibilities: All multi-family
developments shall record legally binding
documents that state the maintenance
and ownership responsibilities for the
management of the development,
including, but not limited to, structures,
parking, common areas, and other
development features.
Storage Facility, Self-Service:
A. Storage units and/or areas shall not be used
as dwellings or as a commercial or industrial
place of business.
3. In phased developments, common open
space shall be provided in each phase
of the development consistent with the
requirements for the size and number of
dwelling units.
4. Unless otherwise approved through
the conditional use process, common
open space areas shall not be adjacent
to collector or arterial streets unless
separated from the street by a berm or
constructed barrier at least four feet (4')
in height, with breaks in the berm or
barrier to allow for pedestrian access.
D. Site Development Amenities:
1. All multi-family developments shall
provide for quality of life, open space
and recreation amenities to meet the
particular needs of the residents as
follows:
a. Quality of life:
i. Clubhouse.
ii. Fitness facilities.
iii. Enclosed bike storage.
iv. Public art such as a statue.
b. Open space:
i. Open area of at least fifty by one
hundred feet (50 x 100') in size.
ii. Community garden.
iii. Ponds or water features.
iv. Plaza.
SPECIFIC USE STANDARDS
A.1APPENDIX
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTA4
H. The facility shall have a second means of
access for emergency purposes.
i. All outdoor storage of material shall be
maintained in an orderly manner so as not
to create a public nuisance. Materials shall
not be stored within the required yards.
Stored items shall not block sidewalks or
parking areas and may not impede vehicular
or pedestrian traffic.
J. The site shall not be used as a "vehicle
wrecking or junk yard" as herein defined.
K. For any use requiring the storage of fuel or
hazardous material, the use shall be located
a minimum of one thousand feet (1,000')
from a hospital.
B. On site auctions of unclaimed items by the
storage facility owners shall be allowed as
a temporary use in accord with Chapter 3,
Article E, "Temporary Use Requirements", of
the UDC.
C. The minimum distance between structures
shall comply with building code for
detached structures.
D. The storage facility shall be completely
fenced, walled, or enclosed and screened
from public view. Where abutting a
residential district or public road, chain link
shall not be allowed as fencing material.
E. If abutting a residential district, the facility
hours of public operation shall be limited
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 11-3B-9C of the
UDC.
G. If the use is unattended, the standards in
accord with section 11-3A-16, "Self-Service
Uses", of the UDC shall also apply.
SPECIFIC USE STANDARDS
A.2APPENDIX
A5
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTBuildings and Architecture | Existing Commercial Office
A.2 Photo Library of Existing and Proposed Building and Site Design
PHOTO LIBRARY
A.2APPENDIX
A6
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTBuildings and Architecture | Existing Commercial Retail
PHOTO LIBRARY
A.2APPENDIX
A7
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTBuildings and Architecture | Proposed/Approved Commercial
IDAHO CENTRAL CREDIT UNIONIDAHO CENTRAL CREDIT UNION
BOISE IDAHO - MAY 5TH, 2020
TEN MILE BRANCH
PHOTO LIBRARY
A.2APPENDIX
A8
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTBuildings and Architecture | Existing Multi-Family Residential
PHOTO LIBRARY
A.2APPENDIX
A9
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTBuildings and Architecture | Approved Multi-Family Residential
PHOTO LIBRARY
A.2APPENDIX
A10
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFTBuildings and Architecture | Proposed Multi-Family Live/Work, and Single Family Attached, Detached and Townhome
A.2APPENDIX
A11
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT Site and Landscape | Existing Pathways and Sidewalks
PHOTO LIBRARY
A.2APPENDIX
A12
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT Site and Landscape | Existing and Proposed Plazas
A.2APPENDIX
A13
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT Site and Landscape | Existing Plantings and Trees
PHOTO LIBRARY
A.2APPENDIX
A14
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT Site and Landscape | Existing Landscape Screening
PHOTO LIBRARY
A.2APPENDIX
A15
DDEESSIIGGNN GGUUIIDDEELLIINNEESS
These Design Guidelines have been created to provide anaestheticroadmapinsupportoftheTenMileCrossingSubAreaPlan,and to insure that the development evolves asproposedandentitledthroughtheMeridianCityapprovalprocess.The guidelines are organized around site designguidelines,landscape design guidelines,architecturaldesignguidelines(containing guidelines for commercial,mixed use,and residential building types),and signageguidelinesforboththeprojectandbuildingswithin.
Each of the sections is specific to the building typedescribed.All architecture will be reviewed and approvedbytheTenMileCrossingDesignReviewBoardestablishedbythedevelopmentparameters,and maintained by thevariousownerassociationswithinthedevelopmentareas.
In addition,the following components are included in theTenMileCrossingSubAreaPlandesignguidelines:
Site design:providing overall site development intent,interface with existing and adjacent structures andamenities.
Landscape design:providing overall landscape designguidanceatthenewbuildingpads,internal parking,central development spine,and adjacent public greenspace.
Architectural design:providing overall motivation fordesignimagerythroughoutthedevelopmentincludingcommercialarchitecture,mixed-use architecture,andresidentialarchitecture.DRAFT Site and Landscape | Signage
PHOTO LIBRARY