meadowville design guidelines

DESIGN GUIDELINE DOCUMENT

FOR

M E A D O W V I L L E T E C H N O L O G Y P A R KC H E S T E R F I E L D C O U N T Y , V I R G I N I A

June 16, 2006

Meadowville 2

ntial Use

ND

ial Use

rcel

Wetlands

Steep Slopes

Potential Access

High Point

Good Views

Residential Use

LEGEND

Industrial Use

Outparcel

RPA / Wetlands

Open water wetlands

Steep Slopes

Potential Access

High Point

Good Views

Pine Growth

Site BoundaryBuffer Zone

Northrop Grumman

INTRODUCTIONMeadowville Technology Park is located in eastern Ches-terfield County, Virginia bounded by the James River to the north, Interstate 295 to the west and Enon Church Road to the east. The 1,300 acre site is currently zoned for office and industrial uses. Main site access points will be located at a proposed interchange at Meadowville Road and I-295 and a southern connection from Enon Church Road to State Route 10. Topographically, the site is relatively flat with ar-eas of steep slopes to the north stepping down to the James River. Johnson Creek, a Chesapeake Bay tributary, flows through the site from north to south. The site also contains several jurisdictional wetland areas. New residential devel-opments are currently in the design and construction phases east of MTP. Portions of the eastern property line adjoining these developments are subject to 200 ft.. setback require-ments. Portions adjoining neighboring industrial develop-ments are subject to shorter setbacks. The site is generally wooded with areas of hardwoods interspersed with stands of evergreen growth. An opportunity exists to take advantage of panoramic views from the Varina-Enon Bridge to the site. Views from I-295 into the site are also possible along most of the western property edge. These views could play an important role in marketing Meadowville Technology Park to passing motorists. The proposed Meadowville Road interchange is a crucial component to accessing the site and should be de-signed and landscaped with great care to create a gateway into MTP. The site’s gentle topography is ideal for com-mercial and industrial development patterns. The steeper areas in the north may present opportunities for smaller scale development or may be conserved for undetermined future development. The Johnson Creek resource protec-tion area is ideal for creating a green way connecting the site to the James River. This green way is a great opportunity for providing recreational amenities such as trails, parks, and natural interpretive areas within MTP and connecting to neighboring regional parks along the James River. An adjoining 40 acre “out parcel” site provides a partnership opportunity for developing a village center to transition between the commercial uses of MTP and the neighboring residential developments. This village center could be the central hub of a true community including neighborhood scaled services and higher density residential development.

Varina-Enon Bridge viewed from River Bend Golf Course

0’ 500’ 1000’ 1/2 Mile

Meadowville Parkway entry into Meadowville Technology Park

Meadowville 3

INTRODUCTIONConcept Plan Chesterfield County EDA contracted a nationally acclaimed

land planning and design firm to host a design workshop in March 2006. The workshop involved various Chesterfield County stakeholders, including members of the EDA, the Planning Commission, Planning Department Staff, local utility providers, and local developers. The outcome of this workshop was the creation of several concept plans illus-trating potential development scenarios.

During the weeks following the design workshop, the differ-ent concept plans were congealed into a final concept plan based on further input from the stakeholders.Although major infrastructure elements such as Mead-owville Parkway will be locked in with the final design, the final concept plan will remain flexible in regards to second-ary street layout and parcel divisions in order to meet the needs of an ever changing market.

In the concept plan, Meadowville Parkway enters the site from the proposed interchange at I-295. The first 1,500 feet of this parkway are envisioned to be lined with office buildings to create an important sense of arrival into Mead-owville Technology Park. The round-a-bout terminating the entry zone will provide an opportunity to connect with the northern and southern portions of the Technology Park and east to Enon Church Road. Continuing to the south, Mead-owville Parkway is designed to turn east just past Johnson Creek and exit onto Enon Church Road opposite an exist-ing industrial area. This eastern direction allows the entire southern portion of the site to be parceled as an Anchor Campus site without being divided by Meadowville Parkway. If needed, the option remains to route Meadowville Parkway south to connect with the Enon Church Road and Bermuda Hundred Road intersection.

Industrial land uses are located in the southern portion of the site to take advantage of level terrain. Office uses are located in the northern portion of the site to take advantage of views to and from the Varina-Enon Bridge and the I-295 corridor

General Office

LEGEND

Life Sciences

Flex/Tech

Light Industrial

Anchor Campus

Trail Network

Street Network

Flexible Reserve

Common Open Space

+/- 179 acres

+/- 48 acres

+/- 205 acres

+/- 75 acres

+/- 330 acres

+/- 84 acres

Total Developable Program = +/- 921 acres

0’ 500’ 1000’ 1/2 Mile

Potential Town Center

Meadowville 4

OFFICE

BULK STANDARDS

lot size.................................................. 5 acres

min. front setback..........50’-fronting arterial road

.....40’-fronting secondary road

min. side setback to lot line...........................30’

min. side setback between buildings..............30’

min. rear setback.........................................40’

max. building height....................................75’

parking ratio......................................see note 1

max. lot coverage.......................................85%

3-story Office

30’ Side Yard Setback

50’ Front Yard Setback (arterial)

40’ Front Yard Setback (secondary road)

2-story Office

Surface Parking Lot

The Office Zone, is located to the north of Meadowville Parkway. Building heights can go up to 6 stories. In general, building should have their “front doors” facing out toward the street with sidewalks connecting to other parts of the Technology Park.

Buildings in the Office Zone should provide space suit-able for corporate or regional headquarters, as well as high tech operations, financial centers and general business users. Buildings should present a first class image with higher levels of finishes and materials. Outdoor seating areas and landscape amenities should create a series of public spaces for employees to use and should be connected to other areas including the Village Center. Visual accents will include wet ponds and walkways.

Parking will primarily be in surface lots located to the sides and rear of the primary street.

Meadowville 5

LIFE SCIENCES

BULK STANDARDS

lot size..................................................3 acres

min. front setback......50’-fronting arterial road

.........40’-fronting secondary road

min. side setback to lot line.........................30’

min. side setback between buildings............30’

min. rear setback.........................................40’

max. building height.....................................75

parking ratio....................................see note 2

max. lot coverage.......................................85%

3-story Office



40’ Rear Yard Setback

Surface Parking Lot

The Life Sciences Zone has been designed to accom-modate biotechnology companies and other medi-cal-related services. These buildings would include research and development facilities, as well as, related office, medical offices and other out-patient and health-care uses. A hospital would also be logical addition to this zone, which would need to be prominently located and easily accessed by emergency vehicles. Outdoor fitness facilities and landscape amenities should create a series of public spaces for this health-oriented sector and should be connected to other areas including the Village Center.

Building heights will typically be 2 and 3 stories. The building should be arranged in a village-like or campus setting and have their “front doors” facing out toward the street or key public space amenities. Parking will primarily be in surface lots located to the sides and rear of the primary street.

Meadowville 6

FLEX TECH

BULK STANDARDS

lot size..................................................5 acres





min. rear setback.........................................40’


parking ratio....................................see note 1

max. lot coverage.......................................75%

1-story

Office



40’ Rear Yard SetbackSurface Parking Lot

The Flex Tech Zone has been designed to accommodate research and development facilities, light manufacturing, and general purpose office space. In some cases the buildings will be utilized for assembly, repackaging, and distribution activities These buildings should reflect the high tech look, but will be slightly less refined than some of the other zones. Landscape amenities should create a green foreground to these buildings and should general-ly be more campus like. Access to trails and open space networks should be provided, but with the consideration of security that often is associated with these types of users.

Building heights will typically be 1 and 2 stories and may be divided into multiple tenants. Parking will primarily be in surface lots located to the sides and rear of the primary street. As a transition into the Light Industrial portions of the Tech Park, these sites should be designed with to accommodate trucks and should have provisions for secured loading areas.

Meadowville 7

LIGHT INDUSTRIAL

BULK STANDARDS

lot size..................................................5 acres





min. rear setback.........................................40’


parking ratio.....................................see note3

max. lot coverage.......................................70%

FUTURE SECTION

4-story

Office

1-story

Warehouse


Surface Parking Lot



The Light Industrial Zone has been designed to accom-modate research and development, light manufactur-ing, and limited office uses. They are located to the Southeast to provide easy access and limit the heavy truck traffic through the other areas of the Technology Park. The Light Industrial areas should be compatible with the Anchor Campus and be subdivided so that por-tions can be absorbed into a larger Anchor Campus if a user should require additional space or these types of buildings.

These buildings will be more utilitarian and slightly less refined than some of the other zones. Landscape ame-nities should create a green foreground to these build-ings and should generally be more campus like. Access to trails and open space networks should be provided, but with the consideration of security that often is as-sociated with these types of users. Building heights will typically be 1 and 2 stories, but could be up to 4 stories in some areas. The buildings may be divided into multiple tenants. Parking will primarily be in surface lots located to the sides and rear of the primary street. All sites should be designed with secured loading areas.

Meadowville 8

ANCHOR CAMPUSApproximately 300 acres has been reserved for a larger-scale corporate user who would be need of a larger anchor campus setting. Such a user would, ideally be a low-impact manufacturing facility that would require exten-sive parking and a secured entry. The permitted uses and bulk standards for the Anchor Campus zone would ulti-mately depend on the user, but could take on the attributes of some of the other districts in the Technology Park.

Surrounding Light Industrial parcels could be absorbed by the campus user for a larger facility or could be locations for support users and functions. Truck traffic would access from the zone from the south, limiting traffic through the other areas of the Technology Park. If a large-scale user does not materialize, then this district could be replanned to accommodate the technology use that is most needed by the market at that time.

Meadowville 9

FLEXIBLE RESERVE

FUTURE SECTION

At the extreme northern edge of the buildable portion of the Technology Park, is located the Flexible Reserve. Due to the undulating terrain of this area and the changing marketplace, this area will be held in reserve as flexible space that could accommodate additional space from one of the Technology Park’s other districts, an expansion of the Village Center, or high-density residential, if the market allows. This area is an ideal location for temporary uses, such as trade shows and special events. It could also be developed as a temporary open space amenity to create interest in the Technology Park.

Meadowville 10

VILLAGE CENTERA partnership opportunity exists to create a mixed use Vil-lage Center on 40 acres of land adjacent to Meadowville Technology Park. A Village Center would distinguish this park from other employment centers in the area. The Vil-lage Center should feature 3 to 4-story urban style mixed use buildings with upper floor apartments and offices and ground floor restaurants and retail. The design should provide sidewalk and bicycle connections to the other districts as it is an amenity for all of the Technology Park. It would also serve as a transition from the employment uses to the residential uses along the river. Restaurants are encouraged to have outdoor sitting areas and should be a destination for lunchtime as well as in the evening.

A village square or some type of public space should be incorporated into the design to accommodate commu-nity activities, such as festivals, concerts, school activities. When not in active use, this space will allow for an infor-mal recreation area for the Technology Park’s employees and residents of the Village Center and surrounding resi-dential neighborhoods.

Meadowville 11

STREETSCAPES

Tree lined sidewalks with footpath lighting invite pedestrian activity Pedestrian passages between buildings create outdoor gathering spaces Curbed parkways with landscaped medians define important entries into parcels

Canopied parkways lessen the visual impact of multilane street paving Landscaped auto courts double as pedestrian friendly plazas Wide green strips and textured sidewalks create a pleasing and safe pedestrian environment

Utility cabinets placed along streets create unsightly visual clutter Unplanted parkway medians and open swales visually emphasize amounts of paving and discourage pedestrian connectivity into parcels

Unbuffered parking along the street, overhead utility lines, and over designed street width negatively impact the streetscape

The streetscapes in Meadowville Technology Park will set the overall theme of the development. The streetscapes should reflect the quality of the corporate image set in place by the businesses located in MTP.

Various streetscape elements should work in harmony to communicate the identity of Meadowville Technology Park. These elements are:

Street Sections- The street sections should be sufficient to serve the vehicle traffic expected while maintaining a small enough scale to limit traffic speed and promote pedestrian safety. Curb and gutter should be used on all streets in MTP. (see pg. 12).

Sidewalks- Sidewalks should be no less than 6 ft. in width along both sides of streets. Curb ramps should be located at all sidewalk intersections with streets in accordance with ADA requirements. Textured sidewalks are encouraged in areas of special focus such as entries to office buildings and plazas.

Landscaping- A landscaped planting zone shall be main-tained between the street edge and the sidewalk. The plant-ing zone is an important feature to provide a safe buffer between the street and the sidewalk as well as providing shade for pedestrians. This zone should be planted with ap-propriate landscaping and trees of appropriate species and spacing to provide a street canopy at maturity. Existing trees of mature size and appropriate species should be preserved in this planting zone wherever possible. Front setback landscaping from sidewalk to building shall conform with Chesterfield County Perimeter Landscaping ‘C’.

Parking- Primary parking facilities should be sited to the rears or sides of buildings. Smaller parking areas for visi-tors may be located in fronts of buildings. Surface lots and structured parking areas shall be buffered from street views with appropriate landscaping and berming.

Street Furnishings- Furnishings such as waste recep-tacles, benches, lighting fixtures, and bicycle racks should be included in the streetscape to support pedestrian activ-ity. These elements should be of high quality design and coordinated to provide a unique identity visible throughout Meadowville Technology Park.

Inappropriate Streetscapes

Appropriate Streetscapes

Meadowville 12

STREET NETWORKThe master plan for Meadowville Technology Park will pro-vide a safe and dependable network of streets to serve the needs of vehicles, cyclists, and pedestrians.

The main spine of Meadowville Technology Park will be Meadowville Parkway, a four-lane divided connector street. Meadowville Parkway is envisioned to be a moderate speed parkway with a landscaped median and bicycle lanes.

A network of secondary streets will branch from Mead-owville Parkway. These secondary streets should efficiently disperse traffic while maintaining slower design speeds to promote pedestrian friendly streetscapes.

Meadowville Parkway Secondary Street

Meadowville 13

PARKING

On-street parallel parking is encouraged in the Village Center Landscaping eases the visual impact of structured parking decks Structured parking can be used to take advantage of sloping terrain

Surface parking should be buffered from the street with landscaping and berming

Parking courts should be landscaped to fragment the visual impact of paving and create pleasant arrival statements

Smaller visitor parking areas should be located close to building entries with larger employee parking areas located at the sides and rears of buildings

Lack of landscape buffering and berming creates a “sea of asphalt” along streets

Lack of tree canopies and landscaping creates an unfriendly welcome to visitors that also converts cars into ovens during warm months

Large parking lots in fronts of buildings welcome visitors with a negative first impression of cars and asphalt

The design of parking facilities in Meadowville Technology Park should minimize the visual impact of the automobile and large expanses of paved land while safely serving the needs of motorists and pedestrians.

Parking and loading areas will not be permitted on adjacent streets unless otherwise authorized. Each site will provide adequate off-street parking for employees, visitors and company vehicles. Parking areas should be located at the sides or rear of buildings. However, where appropriate, parking may be allowed in front of the building if setback a minimum of 20 feet from public street rights-of-way and if landscaping and/or fencing and walls or a combination of such treatments including the use of existing natural vegeta-tion if such vegetation sufficiently buffers the parking area from public view from the street.

Parking and service loading areas should be buffered from view from any adjacent property, street or public rights-of-way by use of berms, landscape materials including hedges, suitable fencing or walls or designs combining these ele-ments.

Parking areas must be designed and landscaped so as to break up the monotony of a single large paved area. No contiguous open parking area will exceed one-half acre without being subdivided with islands containing trees or other landscape materials. Parking lot landscaping shall conform with Chesterfield County landscape standards.

Inappropriate Parking

Appropriate Parking

Meadowville 14

SERVICE AREAS

Dumpster enclosures should mimic building materials and styles Building utility areas should be located behind buildings and buffered with landscaping

Walls and evergreen landscape buffers conceal service areas from public views when located on sides of buildings

Quality design, materials, and construction should be used to keep enclosures functional and attractive through years of service

Utilities may be buffered with fences and walls to provide secure service

Service areas should be located to take advantage of sloping sites where possible

Service areas should not be exposed to street views Utility cabinets and meters should be buffered from views Service areas should be sized appropriately to avoid clutter spilling into public view

The design of service areas in Meadowville Technology Park should conceal unsightly elements such as dumpsters, HVAC equipment, utility meters and cabinets, and genera-tors.

Utility clusters, loading docks, and service areas should be located to the rear or sides of buildings and should be buffered from direct view from any street.

Except during construction, no outside storage of materials, storage trailers, or operations of any kind will be permit-ted on any lot unless properly buffered. All fire and hazard regulations must be followed regarding inside and outside storage. Buffering must be approved by the Architectural Review Committee. Storage of materials 8 feet in height or more must be buffered by a wall built of similar materials to those of the primary building. Materials less than 8 feet in height may be buffered with appropriate landscaping in accordance with Chesterfield County Zoning Ordinance.

Inappropriate Service Areas

Appropriate Service Areas

Meadowville 15

SIGNAGE

Building mounted signage should complement the architecture

Street signage should be of attractive design and materials that create a unifying element within Meadowville Technology Park

Street signage should present easily legible characters for both motorists and pedestrians

Directory signage is appropriate at parcel entries serving multiple buildings and tenants

Small scaled directional signage is appropriate to orient new visitors and service personnel to the site

Ground mounted signs are appropriate at parcel entries to convey the corporate identity

Oversized signage is inappropriate as it creates visual clutter that competes with the unifying design elements of Meadowville Technology Park

Utilitarian street signage is inappropriate as it does not create a unique unifying design element for Meadowville Technology Park

Directory signage should be combined with landscaping elements

All exterior signs will be subject to review by the Architectur-al Review Committee and must be designed in keeping with the architectural character of Meadowville Technology Park.

1. Identification Signs. One (1) identification sign may be erected at the entrance to each lot in an area to be approved by the Architectural Review Committee. The size, color, location design, format and materials of the sign will be consistent with the lot design and building architec-ture. No flashing or moving elements shall be permitted. Internally illumination shall not be permitted. Signs may be externally illuminated or backlit using reverse channel letter-ing and logos. A small-scale corporate logo identification sign may be placed on the building or in a free-standing position related to the principal entrance. Signage may not project above any roof, parapet wall, or canopy elevation

2. Directional Traffic and Parking Control Signs. Any directional, traffic or parking control signs on a lot will be reviewed by the Architectural Review Committee with the intent that the signs will be restricted to the minimum neces-sary, will be visually unobtrusive and will be consistent with other Meadowville Technology Park signage in format, let-tering, and coloring. Traffic and parking signs shall use the international pictographic system, as modified for consis-tency with the design concept.

3. Construction Signs. One construction sign denot-ing the architect, engineer, contractor, other related profes-sionals, and construction lender will be permitted on a Lot during the construction period. Maximum size shall be 64 square feet and shall not be more than eight (8) feet in height measured from finished grade at the base of the construction sign.

4. Limitations. Signs containing moving devices, flash-ing lights, or banners are prohibited. No portable or tem-porary signs, other than construction signs will be allowed.

5. Real Estate Signs. Real estate and brokerage signs shall be subject to review by EDA. Sites available and bro-kerage signs installed by EDA are exempt from review.

6. Flags. Flags may be installed only as follows: The flag of the USA, State of Virginia, official government seal or corporate logo.

Inappropriate Signage

Appropriate Signage

Meadowville 16

LIGHTING

Site lighting should enhance the safety and beauty of Meadowville Technol-ogy Park without overpowering the nighttime experience

“Mongoose” style fixtures with recessed lenses are appropriate for street lighting applications

“Cobra Head” style fixtures are inappropriate as the drop lenses create glare and wash out the features of the night sky

Historic fixtures with exposed globes are stylistically inappropriate, create direct glare, and spill light inefficiently into the night sky

Exposed lens wall packs are inappropriate as they create direct glare with little light control

Pedestrian scaled lighting fixtures should complement the architecture of the site they serve

Footpath lighting bollards may be used to safely illuminate paths with minimal glare and light pollution

Wall pack fixtures should have fully recessed lenses and shielded lamps to avoid direct glare

Lighting design in Meadowville Technology Park should provide safety and security while maintaining a high quality image throughout the development. Lighting fixtures should be selected and focused to minimize glare and light pollu-tion.

Metal halide or high pressure sodium light sources are to be used in “people-oriented” places such as plazas, walk-ways, etc. Soft wash architectural lighting on buildings shall also be permitted on front and side façades.

Lighting levels shall conform with IES standards.

All wiring for lighting shall be underground.

Inappropriate Lighting

Appropriate Lighting

Meadowville 17

FENCING

Hedge rows and earthen berms can serve as fences to secure and buffer surface parking areas and service areas

Ornamental railing should complement the architecture of the site

Black colored fencing lessens the visual impact of the fence and blends in with the landscape to create an attractive streetscape

Eight-foot steel fencing with vertical bars and pronged top provides security without compromising the quality of the streetscape

Fencing at Meadowville Technology Park should provide security, safety, and buffering functions while remaining as visually unobtrusive as possible.

Fences, walls, and vegetative buffers at mature height, shall be a minimum of 12 inches above material or equipment being stored unless otherwise authorized by the Architec-tural Review Committee. If vegetative materials are used, they must provide total visual buffering. In no location on the site, may the tenant utilize an open-mesh chain-line fence except along the rear property lines in Light Industrial areas using a vinyl coated fence in black or dark green color. The placement, design, and materials utilized for all fences shall be subject to approval by the Architectural Review Committee.

Inappropriate Fencing

Appropriate Fencing

Stone and mosonry fence piers are appropriate for highly visible areas.

Overly ornamental fencing typical of a residential application is inappropri-ate for Meadowville Technology Park

Concrete walls exposed to streetscapes are inappropriateOpen-mesh chain-link fencing is inappropriate except along rear proper-tylines in Light Industrial areas

Meadowville 18

LANDSCAPE

Foundation planting should complement the architecture and visually fragment large, homogenous wall areas

Storm water detention ponds should be landscaped as natural features to attract outdoor activity

Walking trails and parks should be provided as amenity features to serve a health-conscious work force

Existing trees of substantial quality should be preserved wherever possible to support a natural setting within Meadowville Technology Park

Water features should be designed to complement important views within the site and generate pleasing architectural and natural reflections

Parks and greens should include architecturally significant structures and play areas to generate frequent activity

The lack of preserved trees and foundation planting creates an unwelcome arrival at this office building

Water features should not be located in areas that will open views to surface parking lots

The lack of appropriate architectural detail and landscaping along with poor site placement leaves this picnic shelter devoid of frequent use

All building sites shall be landscaped in accordance with a design concept plan prepared by the applicant and approved by the Architectural Review Committee. Such landscaping plans shall include information regarding the type and location of all sodding, seeding, trees, hedges and shrubs, and ground cover treatments for the entire site as well as fences, walls and buffering. All landscape plans shall also include an underground lawn sprinkler system un-less otherwise authorized by the Architectural Review Com-mittee. All landscaping shall be undertaken and completed in accordance with the approved design concept plan and may not be altered, amended or revised without prior writ-ten approval by the Architectural Review Committee.

Landscape designs should generally adhere to the following criteria:

(1) All unpaved ground will be landscaped in a manner that is complementary to the architecture, provides required buffering and forms an attractive transition to the natural landscape features of the site.(2) Landscaping will consist of an effective combination of street trees, site trees shrubbery, ground cover and grass,(3) Landscape elements shall relate to the architectural design elements.(4) Landscape treatments shall not interfere with sight line requirements at street or driveway intersections.(5) Use of plants known to produce materials which interfere with mechanical devices (such as cottonwood or sycamore) or which cause other maintenance problems should be avoided. (6) The use of native plant species is recommended as part of the mix of plant materials used for street trees, site trees, shrubbery, ground covers and grasses.

A premium will be placed on the preservation of natural vegetative cover. It is desirable to preserve the intrinsic environmental values and continuity of existing mature na-tive tree cover wherever possible. Disturbance of existing vegetation during construction should be limited to the im-mediate construction area to minimize erosion, destruction of wildlife habitat and corridors or damage to existing trees, shrubs and ground cover.

Landscaping shall not interfere with safety requirements or inhibit emergency services accessibility to building or fire hydrant.

Landscaping shall be in accordance with Chesterfield County zoning ordinance.

Inappropriate Landscaping

Appropriate Landscaping

Meadowville 19

ARCHITECTURAL CHARACTEREach individual building and group of buildings has a role to play in the creation of a public realm which will enhance the quality of the spaces for all the Tech Park users. Some buildings occupy primary corner locations and should use elements such as towers or bays to reinforce their special locations. Other buildings terminate important vistas and may react in a way which responds to their prominent locations. On the other hand, many buildings are of a more functional nature and must quietly serve as simple background buildings without having a commanding architectural presence.

Individual elements such as windows, awnings, towers and signage serve to animate the space around them. Variations in materials, surface texture, and color also contribute to the life of the buildings and thus the public realm of the entire Technology Park. When incorporated into the overall site design, furnishings such as benches, trash receptacles, light fixtures, bollards, fountains, and sculpture should work together to create a unified place. This requires the selection of products based upon harmonious design and compatibility with the architecture of the area.

A variety of architectural designs, details, materials and colors are encouraged to create a unique character. In relation to the streetscape, building footprints including entry locations, shall generally vary from adjacent buildings. For any single building type on one block face, a variety of design treatments are encouraged. In special locations, the same design, details, materials and colors may be repeated on adjacent buildings to create a high degree of formality.

The overall scale, massing and basic proportions of buildings shall be compatible with those of the appropriate illustrations in this document.

Buildings shall be located to front toward and relate to either a street and/or a common open space, both functionally and visually, to the greatest extent possible. This is especially true of buildings in the Office Zone and the Village Center. For buildings facing common open spaces or pedestrian courtyards, spatial relationships with other buildings and structures surrounding such space shall be geometrically logical and/ or architecturally formal.

Individual elements such as windows, awnings, towers and signage serve to animate the space around them.

A simple expression of the rhythm of windows and structural bays can create an attractive facade.

More contemporary materials, such as steel and glass, create a more refined architectural finish and the look of a Tech Park.

This building is very non-descript and does not represent the high-quality image of the Technology Park.

The awkward massing, exaggerated roof forms and varying materials are startling and visually disruptive.

Appropriately scaled towers can be an effective means of handling corners and terminated views.

Using varying architectural treatments helps to break up the scale of this long facade.

Bridges and landscape elements should work together to create a unified place.

The building has poor proportions and detailing.

Inappropriate Character

Appropriate Character

Meadowville 20

BUILDING MATERIALSThe visual appeal of building materials has a tremendous impact on the perception of any building. High-quality, robust and tactile finish materials project feelings of warmth, permanence, and quality. Inconsistent or inferior materials can make buildings look ‘cheap’ or haphazard. The relationship and use of materials, textures, details and color of a building’s principal facades should be visually compatible with and similar to those adjacent buildings or should not contrast conspicuously. Durable materials are especially critical at the street level where pedestrian contact will be considerable.

Appropriate Materials

OfficeFacade materials: brick, stone, pre-cast concrete (for sills,

lintels, caps, and accent elements in brick facades), glass curtain walls.

Visible roofing: standing seam metal, zinc

Life SciencesFacade materials: brick, stone, pre-cast concrete (for sills,

lintels, caps, and accent elements in brick facades), glass curtain walls.

Visible roofing: standing seam metal, zinc

Flex-TechFacade materials: brick, stucco, pre-cast concrete, split-face

CMUVisible roofing: standing seam metal, zinc, asphalt shingles

Light IndustrialFacade materials: brick, stucco, pre-cast concrete, split-face

CMUVisible roofing: standing seam metal, zinc, asphalt shingles

Village CenterFacade materials: brick, stone, stucco, pre-cast concrete (for

sills, lintels, caps, and accent elements in brick facades), and siding (in wood or fiber-cement).

Windows: wood, vinyl, vinyl clad wood or aluminum, anodized aluminum.

Doors: wood, anodized aluminum.Trim: wood, synthetics (to appear and be painted as wood).Visible roofing: standing seam metal, zinc, architectural

asphalt shingles, slate and high-quality synthetic slate, and wood shake (for smaller residential buildings).

Inappropriate Materials

Appropriate Materials

Metal siding is inappropriate for the street facade of buildingsBlending of industrial metal siding and faux stone archway are inap-propriate for a street facade

Vinyl and clapboard siding are inappropriate for Meadowville Technol-ogy Park

APPENDIX A: BULK STANDARDS TABLE

O LS FT LI AC FR

MIN. LOT SIZE

MIN. FRONT SETBACK

MIN. SIDE SETBACK

REAR SETBACK

MAX. BUILDING HEIGHT

MIN. BUILDING HEIGHT

PARKING RATIO

MAX. LOT COVERAGE

5 acres 3 acres 5 acres

40’ 40’ 40’

75’ 75’ 50’

5 acres

40’

50’

refer to CCR document

N/A N/A N/A N/A

85% 85% 75% 70%

50’-fronting ar-terial road

40’-fronting sec-ondary road





5 acres150 acres

30’-to lot line

30’-between buildings

30’-to lot line


30’-to lot line


30’-to lot line


TBD

TBD

TBD

TBD

TBD TBD

TBD

TBD

TBD

TBD

TBD

TBD

TBD

TBD






meadowville design guidelines

Documents