Full Text
Kiernan Business Park Specific Plan Section IV Development Standards Page 1 Section IV Development Standards A. Site Development Standards 1. Development Criteria Policy DS-1: All Development in this Specific Plan shall conform to all applicable City zoning and other regulations except where otherwise noted. Policy DS-2: Development shall be required to meet the following development standards, which are hereby adopted into the Specific Plan. All subsequent development shall conform to these standards. This section provides the standards and criteria by which development in the Kiernan Business Park will proceed including performance, development and supplemental development standards in compliance with Section 65451 of the California Government Code. These development standards are intended to create an integrated development pattern and encourage complementary development while allowing flexibility. 2. Development Standards Located at the end of this section is chart outlining the major elements within this section. It is intended as a supplement to the text and graphics throughout this Development Standards Section. See Table IV-4. Development standards represent specific criteria, which will be used in the site, design, and construction of development. Future development plans within the Plan Area must be consistent with this Specific Plan. The Specific Plan and Development Standards are defined to reflect unique site characteristics and development and design objectives as previously presented in this document. If a standard is not addressed (e.g. Parking) within the Specific Plan, then development is regulated by the City of Modesto Design Guidelines for Commercial & Industrial Development and the Planning and Zoning Ordinance. In the event of a conflict between this Plan and the City codes ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 2 and Design Guidelines for Commercial & Industrial Development, this plan shall prevail. The following development standards shall apply to all subsequent development within the Specific Plan. Under these standards, the Community and Economic Development Director shall have the discretion to approve alternative design features which accomplish the design goals of the Specific Plan, unless otherwise prohibited by the General Plan or Municipal Code. a. Required Parking and Loading Areas All uses in the Plan area shall provide adequate space for parking, loading, outdoor storage and refuse areas on site. These areas shall be screened from view as described below in the Landscaping and Screening subsection. Requirements for off street parking in Business Park (BP), Office and Regional Commercial (RC) areas of the Kiernan Business Park shall be as set forth by Chapter 6 of the City of Modesto Zoning Ordinance. Medium High Density Residential (MHDR) Areas shall have one covered parking stall for every studio and one bedroom dwelling unit. Two parking stalls for every dwelling unit with two or more bedrooms, with one covered. Guest parking shall be provided at the rate of one on site or on street parking stall for every three dwelling units. No Recreational vehicle parking spaces are required for the Medium High Density Residential (MHDR). Senior housing shall have one parking space (covered or uncovered) for each dwelling unit or as determined by the Community and Economic Development Director or designee based on parking needs. Parking for other uses permitted in the MHDR area shall be as required by Chapter 6 of the Zoning Ordinance. Mixed Use (MU) Area shall be allowed to front load goods and merchandise from public or private streets, provided that deliveries take place during established, posted hours, and delivery vehicles do not block the travel lanes of the street. As a pedestrian oriented environment, the Mixed Use (MU) Area will provide an urbanized community core, drawing ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 3 patrons from neighborhoods all around. The extension of pedestrian and bicycle paths discourage the need for automobile usage. Parking shall be provided for the Mixed-Use (MU) Area based on Municipal Code criteria. Approval of any shared parking shall be administered in accordance with the provisions of Section IX of the Kiernan Business Park Specific Plan, Plan Administration. Should any deviation from these standards be requested, a detailed shared parking analysis shall be submitted at the time of development plan submittal, for review and approval in accordance with the provisions of Sections IX of the Kiernan Business Park Specific Plan, Plan Administration. b. Limited Vehicular Access on Street Frontages Vehicular access to individual parcels shall be prohibited along the following street frontages unless it meets the requirements of General Plan Policy V-4.c. • Kiernan Avenue east of Chapman Road • Pelandale Avenue east of Dale Road c. Landscaping and Screening When landscaping is required by this Specific Plan or the Principle Underlying Zoning, it shall be consistent with Section 10-4.402 Landscape Plans and Maintenance of Modesto Zoning Ordinance. The landscape standards and guidelines recognize that landscape is of great importance to the establishment of the design and character of the Kiernan Business Park. The standards and guidelines are intended to provide for a neat and well- maintained appearance in areas not covered by buildings or parking, to enhance the existing site character, to minimize the adverse visual and environmental impacts of large, paved areas and to promote the conservation of water. The landscape standards and guidelines for general landscaping within the Kiernan Business Park define a strong overall landscape planting framework that creates an aesthetically pleasing environment. The concept includes establishing an overall image and visual order to the business park; provide an urban forest to create ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 4 shade in summer; allow solar gain in wintertime; buffer particular uses; provide tree-shaded corridors for pedestrians; create a pedestrian-scale at active areas; and encourage water conversation techniques combined with plant species that are well adapted to the semi-arid climate in Modesto. The landscape will provide safe and direct pedestrian paths to the primary building entrances which will extend to peripheral public sidewalks and transit areas. Landscaping will compliment pedestrian circulation and will be in scale with adjacent buildings. d. Landscaping Front Side and Street Side Yards All front yards, required side yards, and rear yards abutting a street shall be landscaped and maintained. Street trees will be planted and maintained along street frontage within the street right-of-way and encouraged within front and street side yards. When right-of-way area between the sidewalk and the front or street side property line exists, it shall be incorporated into the adjacent landscaped area and treated and maintained as a unit. The owner, lessee or occupant shall be responsible for maintaining this area. e. Screening and Landscaping of Parking Areas Landscaping and screening of parking areas shall be in accordance with the provisions of Sections 10-5.107 and 10-5.108 of the City’s Zoning Ordinance. Additionally, street level views of all automobile and truck parking areas shall be screened within the required setback. Such screening shall include, but not be limited to, low hedges, shrubs, berm or tree masses, and/or fences with a minimum height of three feet. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 5 f. Screening and Landscaping of Outdoor Storage or Loading Areas For all uses in the Plan area, outdoor storage of materials and equipment incidental to the primary activity is permitted provided the outside storage area is screened by a view-obscuring wall or fence. Such screening should include landscaping and/or architectural features such as walls compatible with the surrounding buildings and environment. The use of free-standing storage facilities, cargo containers, trailers, etc., is prohibited unless completely screened from view. See Figures IV-1 and IV-2. IV-1: Photograph of screening of outdoor storage areas Figure IV-2: Photograph of screening outdoor storage areas. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 6 g. Screening of Refuse Areas Trash enclosures and other refuse receptacles shall be located out of view or screened from the public rights- of-way and adjacent properties. Trash enclosures should be designed with the same materials, finishes, and colors as the adjacent building. Solid metal gates shall be provided. Trash enclosures shall have a minimum of three-foot wide landscape planter on all non- accessible sides, with climbing vines to prevent graffiti and soften the look. h. Screening of utility services All utility service including meters, vaults, sprinklers, etc., and all service areas, including loading docks, shall be screened by a combination of walls and/or landscape materials including trees, shrubs, vines, and groundcovers. Other considerations should include existing walls and fences which may be softened to minimize height and mass with the use of vines and shrubs. Proposed utility vaults should be shown on site plans so that proper landscaping can be determined. Transformers, where required, shall be screened as described for trash enclosures, or by using landscape screening devices such as five-gallon shrubs at three- foot on center, minimum. i. Street Trees Street trees will provide a significant landscape presence enhancing the experience of walking, riding and driving along the streets. The value of the urban forest, and the impact it has on a community, depends in part on the types and location of the trees being planted. The suggested street tree palette consists of trees adapted to the Modesto climate, those that will provide shade, those that are not known to have serious pest, disease or fruiting problems, and do not require a high level of maintenance or irrigation water. Street tree planning and maintenance throughout the Plan area will be in accordance with the provisions and standards set forth by the City of Modesto Street Tree Master Plan and Title 12, Chapter 5 of the Modesto Municipal Code establishing the City’s Street Tree Program. Tree selection will be limited to those from the adopted Tree ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 7 Selection List—see Table IV-1. The City will consult on the tree selection and placement with the applicant. The applicant will provide and install all trees in the public right of way or planting easements established between private property owners and the City. Once installed, the City is responsible for all maintenance. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 8 Table IV-1: Adopted Tree Selection Table ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 9 j. Walls and Fences Walls and fences for the Kiernan Business Park should complement the building design and the prevailing materials and design elements in the project. Walls/fences shall be concrete masonry unit, wrought-iron or brick. Block walls shall be integrally colored, split faced, masonry units. Climbing vines should be utilized on walls to soften the look of the wall and reduce graffiti. k. Trash Enclosures Trash enclosures shall be designed and located so as to be convenient for deposit of refuse generated on-site. Trash enclosures shall be designed in accordance with the City of Modesto’s Best Management Practices (BMP’s) for storm water pollution control. Refuse collection vehicles are to have clear and convenient access to these areas. See Figure IV-3. Figure IV-3: Photograph of trash enclosure. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 10 In addition to the screening requirements listed above all trash enclosures shall conform to the following requirements: • Trash enclosures shall not be permitted within the landscape setback area. • Refuse collection vehicles are to have clear and convenient access to these areas. l. Signage 1) Business Park (BP), Office and Regional Commercial (RC) Area signage. All signs shall conform to Chapter 6, Sign Regulations, of the City’s Zoning Ordinance and the City of Modesto’s Commercial and Industrial Design Guidelines, in addition to all regulations set forth in the Signs in the Business Park and Regional Commercial Areas shall conform to the sign requirements of the General Commercial (C-2) Zone, and signs in the Office Area shall conform to the sign requirements of the Professional Office (P-O) Zone. a) Wall Signage for Multi-Story Office Buildings: 1. Primary Tenant Identification a. Primary tenants (as designated by the building owner) shall be allowed one wall sign per building elevation to a maximum of two elevations. b. These signs should be located above the windows of the highest occupied floor and below the top of the parapet. Primary tenant signs may be centered or offset toward either end of the major elevations; their precise location will be determined prior to issuance of a sign permit. No other wall signs will be permitted, except for address signs. c. The maximum area of a primary tenant identification sign shall not exceed two square foot per lineal foot of building frontage. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 11 2. Secondary Tenant Identification a. Secondary tenants (as designated by the building owner)shall be allowed one sign per tenant, unless the ground floor is occupied by only one tenant, in which case two signs shall be permitted. In no event shall there be more than four secondary tenant identification signs permitted per building and no more than two per building elevation. b. Secondary tenant identification signs shall be located just above the first floor windows or between the first and second floors. c. Sign area for secondary tenants shall be limited to 24 square feet per sign. 2) Medical Campus (MC) Area Signage All signs shall comply with the P-D(567)sign package. 3) Medium High Density Residential (MHDR) Area Signage Signs in the Medium High Density Residential Area shall conform to the sign requirements of the Medium High Residential (R-3) Zone, with the following modifications: a) Freestanding Gateway Signs Material: may be constructed of concrete, masonry, including stone, brick or patinaed, painted metal, porcelain enamel, Lexan or similar high-density plastic, or other high-quality material if approved by the City. Illumination: signs must be ground-lit or may have illuminated characters/designs. 4) Mixed Use (MU) Area Signage Signs in the Mixed Use Area shall conform to the sign requirements of the General Commercial (C-2) Zone, with the following modifications: ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 12 a) Freestanding Business-Identification Signs Materials: signs shall be monument type only and shall be comprised of individual letters or logo sections, with no exposed mounting hardware. All type and graphics shall have a minimum thickness of 2" and be of a color that contrasts with the background. Suitable materials include acrylic, aluminum, brass and painted steel, painted metal, porcelain enamel, or a high-quality plastic. Wood and painted backgrounds are prohibited. Sign shall be externally illuminated. b) Wall Signs: Materials: signs shall be comprised of individual letters or logo sections, with no exposed mounting hardware. All type and graphics shall have a minimum thickness of 2" and be of a color that contrasts with the background. Suitable materials include acrylic, aluminum, brass and painted steel, painted metal, porcelain enamel, or a high-quality plastic. Wood and painted backgrounds are prohibited. Sign background must be the building surface finish. Signs shall be placed away from the building to avoid dirt build-up between the sign and the wall. Sign may be internally illuminated. c) Wall Signage for Multi-Story Office Buildings: 1. Primary tenants (as designated by the building owner) shall be allowed one wall sign per building elevation to a maximum of two elevations. These signs should be located above the windows of the highest occupied floor and below the top of the parapet. Primary tenant signs may be centered or offset toward either end of the major elevations; their precise location will be determined prior to issuance of a sign permit. No other wall signs will be permitted, except for address signs. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 13 2. The maximum area of a primary tenant identification sign shall not exceed two square foot per lineal foot of building frontage. 5) Mixed Use 2 (MU2) Signage Signs in the Mixed Use 2 (MU2) Area shall conform to either the sign requirements of the Business Park (BP) sign requirements in subsection 1) above, or the Medium High Density Residential (MHDR) sign requirements in subsection 3) above, based upon the type of projects actually constructed in the Mixed Use 2 (MU2) Area. m. Agricultural Buffering and Transitional Uses The borders existing agricultural lands. In order to mitigate conflicting interests, a buffer must be created between any areas bordering existing agricultural lands. This buffer must consist of at least one of the following: • roadway buffers n. Lighting Site lighting of the Kiernan Business Park shall provide a safe, pedestrian- friendly environment for the employees, visitors and general public. All lighting will comply with the following regulations, or if not addressed, with the City of Modesto’s Zoning Code and the City of Modesto’s Commercial and Design Guidelines. Lights shall be placed to direct and control glare, obtrusive light, light trespass, and upward directed wasted light. All light fixtures visible from public streets should be concealed source/full cut-off fixtures except for pedestrian oriented lights. Light standards for parking areas should adhere to Section 2.0-34 -2.035 of the Commercial and Industrial Guidelines. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 14 Lighting shall provide illumination that meets foot- candle requirements established by the City of Modesto Municipal Code and adopted standards. Lights in parking lots shall be on three-foot high concrete bases. Lights in parking lots shall not be co-located with trees in the planters. The lighting and landscape plan must be fully integrated and coordinated. Service area lighting shall be contained within the service yard boundaries and enclosure walls. No light spillover shall occur outside the service area. The light source shall not be visible from the street. Full cut-off luminaries shall be used. Security lighting fixtures shall not project above the fascia or roofline of the building and are to be shielded. The shields shall be painted to match the surface to which they are attached. All security lighting designs shall be fully shielded (full cut-off) and subject to City of Modesto approval. Building illumination and architectural lighting shall be indirect. Floodlights are prohibited. B. Development Standards for Business Park (BP) Area All development in the Business Park (BP) Area will be subject to the development standards of the C-2 Zone, with the following exceptions: All development shall be subject to Development Plan Review by the Community and Economic Development Director. 1. Setbacks, Lot Size and Building Height a. Setbacks in the Business Park Area shall be as follows: LOCATION SETBACK REQUIREMENT Front and street-side building setback 15 ft Front and street-side parking area setback 15 ft ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 15 Interior and rear building setback Not adjacent to residential 10 ft Adjacent to residential See C-2 Zone standards Interior and rear parking setback 10 ft All setbacks shall be landscaped, except for rear-yard or interior side-yard loading or service areas not adjacent to residential. b. There is no minimum lot size. c. Maximum building height is limited to four stories or 60’, whichever is less, except for those parcels adjacent to that portion of M.I.D. Lateral No. 6 and the bike trail adjacent to the Fleur de Ville subdivision, which are limited to three stories or 45’, whichever is less,. Mechanical equipment may exceed building height limit and shall be screened from public view. 2. Additional Development Standards along M.I.D. Lateral No. 6 and Fleur de Ville Subdivision All development on parcels adjacent to the planned bike path along the north side of M.I.D. Lateral No. 6 shall have an eight-foot-high decorative wrought-iron fence on the property line adjacent to the bike path right-of-way and the MID lateral. All developments in the Business Park (BP) Area and adjacent to that portion of MID Lateral No. 6 and the planned bike path right-of-way abutting the Fleur de Ville subdivision shall be subject to Development Plan Review by the Community and Economic Development Director. All staff determinations can be appealed to the Planning Commission. This development shall be subject to the following additional development standards: • A 10-foot wide screen landscaping buffer on the north side of the fence. The landscaping installed should be fast-growing, evergreen shrubs or trees, designed ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 16 to achieve a height of 15 feet within five years, with an automatic irrigation system. The landscaping shall be as approved by the Director of Parks, Recreation and Neighborhoods. • Loading docks shall be oriented away from the MU, MC, and MHDR uses or screened per Section IV, Subsection 2i. • Hours of operation shall be limited to 7 AM to 10 PM, including loading dock operations. Limited exception to these hours’ limitations may be allowed subject to a Conditional Use Permit approved by the Board of Zoning Adjustment. C. Development Standards for Office Area All development in the Office Area shall be subject to the development standards of the P-O Zone, with the following exceptions: 1. Additional Development Standards along Fleur de Ville Subdivision All development in the Office Area shall be subject to Development Plan Review by the Community and Economic Development Director. All staff determinations can be appealed to the Planning Commission. All development adjacent to the Fleur de Ville subdivision shall include a 10-foot wide screen-landscaping buffer adjacent to the Fleur de Ville subdivision. The landscaping installed should be fast-growing, evergreen shrubs or trees, designed to achieve a height of 15 feet within five years, with an automatic irrigation system. The landscaping shall be as approved by the Director of Parks, Recreation and Neighborhoods. There is no minimum lot size. D. Development Standards for Regional Commercial (RC) Area All development in the Regional Commercial (RC) Area will be subject to the development standards of the C-3 Zone, with the following exception: ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 17 There is no minimum lot size. E. Development Standards for Medical Campus (MC) Area All development in this area are subject to the development standards of Business Park (BP) Area, with the following exceptions: • Maximum building height is 95 feet. • Hours of operation of loading dock operations does not apply to the MC area. F. Development Standards for Medium High Density Residential (MHDR) Area All development in Medium High Density Residential (MHDR) Area will be subject to the development standards of the R-3 Zone, with the following exceptions and supplemental information: 1. Density Medium High Density Residential (MHDR) density shall range from 15-24 dwelling units per net acre with a maximum unit count of 262 units. Since senior housing generates only 51% of the trips of conventional multi-family housing, senior housing density may range up to 40 dwelling units per acre, up to a maximum of 500 senior dwelling units in lieu of or in combination with conventional multi-family housing, as long as the equivalent number of senior dwelling units does not exceed 262 non-senior units. 2. Lot Size The minimum parcel size for projects within the Medium High Density Residential (MHDR) area shall be one acre. Further land divisions for condominiums or townhouses may occur, which result in parcels with less than the prescribed area, but no project shall include less than 20 units that are commonly managed and maintained in accordance with City of Modesto policies. 3. Building Orientation and Setbacks ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 18 Medium High Density Residential (MHDR) buildings are encouraged to be oriented to the public street by providing windows, front doors and other entry features facing the street. See Figure IV-4 and Table IV-2 for all setback requirements, and Figure IV-5 and IV-6 for examples. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 19 LOCATION SETBACK REQUIREMENT (Minimum) Front building and parking setback at Street 1 15 ft 1 Front building and parking setback at Paseo 1 15 ft 2 Street-Side building and parking setback 1 12 ft Interior side building and parking setback 5 ft Minimum distance between buildings 3 15 ft Rear building setback2 15 ft from Property Line or 30’ between buildings Rear setback with alley 15 ft from center line of alley Rear parking setback 5 ft Table IV-2: Medium High Density Residential (MHDR) Setbacks and Open Space Regulation 1 Porches may extend a maximum of 5ft into the setback. 2 Setback measured from the Center Line of the Paseo. 3 Fireplaces, bays, etc. may extend 3ft into front and rear setbacks, and 1/3 maximum of the setback into side setbacks. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 20 Figure IV-4: Sketch of Medium High Density Residential (MHDR) with setbacks and open space regulations. Figure IV-5: Photograph of buildings facing the street. 12’-0” MIN. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 21 Figure IV-6: Photograph of buildings facing the street. a. Projections into Setbacks In order to encourage variety and scale, building elements such as chimneys, bay windows, roof overhangs, and other projections may extend not greater than 3’ into a front and street side setback or maximum of 1/3 the width of the setback into an interior side yard setback. Roof overhangs on porches and balconies may extend no more than 2’ beyond the face of porch or balcony columns and must remain outside of the public utility easement. See Figures IV-7. Figure IV-7: Photograph of building overhangs ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 22 b. Porches and Balconies Porches and Balconies may extend not greater than 5’ into the front yard setback. Roof overhangs are permitted on front yard porches and balconies, but must remain outside of the required public utility easement. Where no public utility easement is required, porches and balconies may extend not greater than 5’ into the street-side yards. Roof overhangs are permitted on side yard porches and balconies, but must remain outside of the required public utility easement. See Figure IV-4. c. Alleys Alley improvements should coincide with site planning to minimize alley deterioration and address problems such as debris, safety and any nuisance odors or hazards. 4. Building Height Medium High Density Residential (MHDR) buildings shall be limited to three stories in height plus loft, or 42’, with design elements such as chimneys, roof peaks and cupolas projecting up to five feet higher. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 23 Figure IV-8: Photographs of Medium High Density Residential (MHDR) ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 24 5. Community Connectivity Community walls shall be minimized wherever possible, to create an open and accessible community. Site design is expected to encourage orientation to the street and ease of access. Unobstructed walkways are encouraged to allow for ease of pedestrian movement between uses such as senior housing and retail and support services. To the extent they are adjacent to the open space the site plan shall allow for easy walking and bicycle access between uses. 6. Buffering to Adjacent Mixed Use (MU) Area There shall be a minimum of a 30’ setback from the MU-MHDR landuse line to the face of a MHDR building if the front entry of the residential unit is oriented toward the Mixed Use (MU) Area. (See Figure IV-11) 7. Lighting Light poles shall be no more than twenty feet (20’) high. Light fixtures shall use full cut-off lenses or hoods to prevent glare and off-site spill over. Lighting shall adhere to all other Design Standards of the Business Park (BP) Area. 8. Landscaping With the intent to create a shade tree canopy over the sidewalk, the parcel builder shall provide and install, at minimum, 15-gallon size trees. Trees shall be planted the entire length of the street and spaced 20-40’ on center, depending on species of tree chosen. If spacing is interrupted by street lights, driveways or drainage facilities, trees shall be re-spaced to accommodate required clearances while keeping required quantity of trees on average. All planting shall conform to City standards for sight line requirements at intersections and driveways. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 25 All trees shall be chosen from the Adopted Tree Selection Table. See Table IV-1. Plant material selection shall consider texture, color, and contextual appropriateness. G. Development Standards for Mixed Use (MU) Area Definition of Mixed-Use (MU) land use: "Mixed-use” land use shall mean land uses consisting of one or more lots developed as a cohesive project and designed with a blend of various compatible uses such as retail, commercial and residential. The uses may be located in the same building or in separate buildings. A mixed-use development should not consist exclusively of live/work units. Where not otherwise specified in this section or elsewhere in the Specific Plan, all development in the Mixed Use (MU) Area will be subject to the development standards of the Highway Commercial (C-3) Zone of the Modesto Zoning Ordinance. 1. Building Intensity The square footages that are allowed for the Mixed-Use (MU) district are as follows: See Table IV-3. USE Allowed Net SF Retail and office uses: 232,000 SF Hotel uses: 170,000 SF 80 residential apartments only, not including square footage as needed for support areas: 113,000 SF Total Mixed Use (MU) Square Footage 515,000 SF Table IV-3: Mixed Use (MU) Area Maximum Buildout Scenario The residential square footage does not include square footage for support areas, such as corridors, lobbies, janitorial space and any common areas, such as a TV lounge or business center. These numbers are the maximum square footage allowed for by the traffic analysis, and do not include structured and surface parking calculation. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 26 2. Interior Streets When an interior street network is proposed, the interior street shall include twenty-foot (20’) drives with seven foot parallel parking or diagonal spaces per the City of Modesto Zoning Regulations on both sides whenever possible. Buildings shall be setback from the curb no less than fifteen feet (15’) and no more than twenty-five feet (25’) to allow adequate space for circulation, lighting, landscaping and seating, where it occurs. See Figure IV-9. 3. Building Orientation and Setbacks Setbacks in the Mixed Use Area shall be as follows: LOCATION SETBACK REQUIREMENT Front and street-side building setback 15 ft minimum Front and street-side parking area setback 10 ft minimum Interior and rear building setback Not adjacent to residential only or MHDR None Adjacent to residential only or MHDR 10 ft minimum (See Sec. 7, below) Interior and rear parking setback None All setbacks shall be landscaped. Site design is expected to encourage orientation to public streets and interior streets and provide ease of pedestrian access. MU buildings shall provide windows, front doors and other entry features facing the street. Buildings shall also be designed to provide ease of pedestrian and bicycle access, particularly for adjacent residential developments. Unobstructed walkways are encouraged within the site to allow for ease of pedestrian movement between the MU uses. MU buildings will have a minimum setback of fifteen feet (15’) from the public street, right-of-way line to allow the public utility easement. Canopies, removable seating, trellises, second and third floor overhangs, and colonnades ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 27 shall be allowed in the setback in order to encourage variety in the building façade in accordance with the needs of the utility companies to provide services and City Standards. 4. Building Height MU buildings shall be limited to four stories stories in height or 55’ for the commercial/office/ retail/residential buildings and seven stories in height or 75’ for the hotel uses. Mechanical equipment may exceed the building height limit and shall be screened from public view. The relationship of the heights of the buildings to the streetscape is reflected in the following illustrations. See Figures IV-9 and IV-10. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 28 Figure IV-9: Mixed Use Illustrative of Building Scale at Streets ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 29 Figure IV-10: Mixed Use Illustrative of Building Scale at Streets ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 30 5. Residential within the Mixed Use (MU) Area The Residential units within the Mixed Use (MU) area shall be designed in accordance with Chapter 2, pages 2.0-72-74 of the City of Modesto’s Design Guidelines for Commercial Development. Residential uses may be located in a separate building or in mixed configurations with commercial uses in the same structure. When in a mixed configuration, residential uses shall be located on the upper stories. In no case shall occupiable residential uses be located on the ground floor of a building located directly on commercial street frontage, with the exception of entry lobby spaces. Commercial street frontage shall be defined as lot frontage adjacent to existing (or future) commercially developed public or private streets. Access to the residential use shall be clearly delineated. 6. Buffering Adjacent to Medium High Density Residential (MHDR) Mixed Use (MU) buildings will be designed to maintain privacy and quiet where the buildings adjoin the MHDR area. Only uses determined by the Planning Manager to be non- nuisance can be located within 100’ of the MU-MHDR property line. All buildings shall be set back a minimum of 10’ from the MU-MHDR landuse line. At the 10’ setback line, the maximum height of any Residential structure will be 40’. At the 10’ setback line, the maximum height of any Mixed Use (MU) or Commercial structure will be 30’. Beyond the 10’ setback, the height of any Residential, Mixed Use (MU), or Commercial building in the Mixed Use (MU) Area will be determined by a 30 degree plane drawn from the maximum allowed height at the setback, up and away from the MHDR area to the maximum building height. See Figures IV-11 and IV-12. Any wall facing the MHDR area shall be articulated or softened with at least one of the following methods: a. Use of vertical landscaping, such as tall trees or trellises with climbing vines to soften the wall. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 31 b. Use of built forms and building articulation to create a more pleasing wall. Built forms include articulated facades and decorative screens. Figure IV-11: MU/MHDR Buffer with a Mixed Use (MU) Building ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 32 Figure IV-12: MU/MHDR Buffer with a Residential Building H. Development Standards for Mixed Use 2 (MU2) Area. Definition of Mixed Use 2 (MU2) land use: MU2 allows land uses from either the Business Park (BP) land use designation or the Medium High Density Residential (MHDR) land use designation in the Specific Plan. If land is developed with Business Park (BP) uses in the Mixed Use 2 (MU2) Area, the Development Standards in this Section IV for the Business Park (BP) Area shall apply. If land is developed with Medium High Density Residential uses in the Mixed Uses 2 (MU2) Area, the Development Standards in this Section IV for the Medium High Density Residential (MHDR) Area shall apply. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 33 SUMMARY OF DEVELOPMENT STANDARDS BUSINESS PARK (BP) OFFICE REGIONAL COMMERCIAL (RC) MEDICAL CAMPUS (MC) MEDIUM HIGH DENSITY RESIDENTIAL (MHDR) MIXED USE (MU) MIXED USE 2 (MU2) LOT SIZE (MINIMUM) NO MINIMUM LOT SIZE NO MINIMUM LOT SIZE NO MINIMUM LOT SIZE NO MINIMUM LOT SIZE 1 ACRE. CONDOMINIUMS OR TOWNHOUSES MAY BE LESS AREA WITH MINIMUM 20 UNITS. NO MINIMUM LOT SIZE NO MINIMUM LOT SIZE RESIDENTIAL DENSITY (MAXIMUM) NOT ALLOWED USE NOT ALLOWED USE NOT ALLOWED USE NOT ALLOWED USE 15-24 UNITS PER ACRE UP TO 262 UNITS OR 40 UNITS PER ACRE OF SENIOR HOUSING UP TO 500 UNITS 113 UNITS AT 113,000 SQUARE FEET TOTAL * RETAIL AND OFFICE INTENSITY (MAXIMUM) SEE SECTION III, BP AREA SEE SECTION III, O AREA SEE SECTION III, RC AREA SEE P-D 567 NOT ALLOWED USE 232,000 SQ FT TOTAL. SEE SECTION III, BP AREA HOTEL AND HOSPITALITY INTENSITY (MAXIMUM) NOT ALLOWED USE NOT ALLOWED USE SEE SECTION III, RC AREA SEE P-D 567 NOT ALLOWED USE 170,000 SQ FT TOTAL NOT ALLOWED USE NUMBER OF STORIES (MAXIMUM) 4 STORIES, EXCEPT FOR PARCELS ADJACENT TO M.I.D. LATERAL #6 & BIKE TRAIL NEXT TO FLEUR DE VILLE, THEN 3 STORIES SEE P-O ZONE SEE C-3 ZONE UNLIMITED WITHIN THE MAXIMUM HEIGHT LIMIT 3 STORIES PLUS LOFT 4 STORIES FOR COMMERCIAL, OFFICE, RETAIL, RESIDENTIAL BUILDINGS. 7 STORIES FOR HOTEL USES. 4 STORIES BUILDING HEIGHT (MAXIMUM) 60 FEET, EXCEPT FOR PARCELS ADJACENT TO M.I.D. LATERAL #6 & BIKE TRAIL NEXT TO FLEUR DE VILLE , THEN 45 FEET SEE P-O ZONE SEE C-3 ZONE 95 FEET 42 FEET. DESIGN ELEMENTS SUCH AS CHIMNEYS, ROOF PEAKS, AND COUPOLAS MAY BE 5 FEET HIGHER 55 FEET FOR COMMERCIAL, OFFICE, RETAIL, RESIDENTIAL BUILDINGS. 75 FEET FOR HOTEL USES. 60 FEET FRONT SETBACK AT STREET (MINIMUM) 15 FEET SEE P-O ZONE SEE C-3 ZONE 15 FEET 15 FEET 15 FEET 15 FEET FRONT SETBACK AT PASEO (MINIMUM) N/A N/A N/A N/A 15 FEET N/A N/A STREET SIDE SETBACK (MINIMUM) 15 FEET SEE P-O ZONE SEE C-3 ZONE 15 FEET 12 FEET N/A 15 FEET IF BP USE INTERIOR SIDE SETBACK (MINIMUM) 10 FEET IF NOT ADJACENT TO RESIDENTIAL, SEE C-2 ZONE IF ADJACENT TO RESIDENTIAL SEE P-O ZONE SEE C-3 ZONE 10 FEET IF NOT ADJACENT TO RESIDENTIAL, SEE C-2 ZONE IF ADJACENT TO 5 FEET 0 IF NOT ADJACENT TO RESIDENTIAL ONLY OR MHDR. 10 FEET IF ADJACENT TO RESIDENTIAL ONLY OR MHDR. SEE SECTION G. 7. DISTANCE BETWEEN BUILDINGS (MINIMUM) N/A SEE P-O ZONE SEE C-3 ZONE N/A 15 FEET N/A REAR SETBACK (MINIMUM) SEE INTERIOR SIDE SETBACK SEE P-O ZONE SEE C-3 ZONE SEE INTERIOR SIDE SETBACK 15 FEET FROM PROPERTY LINE OR 30 FEET BETWEEN BUILDINGS SEE INTERIOR SIDE SETBACK SEE INTERIOR SIDE SETBACK REAR SETBACK WITH ALLEY (MINIMUM) N/A N/A N/A N/A 15 FEET FROM CENTERLINE OF ALLEY N/A PROJECTIONS INTO FRONT AND STREET SIDE SETBACKS (MAXIMUM) BUILDING ELEMENTS PORCHES AND BALCONIES N/A N/A N/A N/A 3 FEET 5 FEET CANOPIES, REMOVABLE SEATING, TRELLISES, SECOND AND THIRD FLOOR OVERHANGS AND COLONNADES. PROJECTIONS INTO INTERIOR SIDE SETBACKS FOR BUILDING ELEMENTS (MAXIMUM) N/A N/A N/A N/A 1/3 MAXIMUM OF SETBACK N/A SETBACK BUFFER BETWEEN LAND USES (MINIMUM) N/A N/A N/A N/A 30 FOOT SETBACK FROM MU-MHDR LAND USE LINE IF FRONT ENTRY OF RESIDENTIAL UNIT FACE MU AREA 10 FOOT SETBACK FROM MU-MHDR LAND USE LINE. SEE SECTION G.7. PARKING REQUIREMENTS (MINIMUM) SEE CHAPTER 5 OF ZONING ORDINANCE SEE CHAPTER 5 OF ZONING ORDINANCE SEE CHAPTER 5 OF ZONING ORDINANCE SEE CHAPTER 5 OF ZONING ORDINANCE STUDIO AND ONE BEDROOM UNITS = 1 COVERED SPACE. 2 OR MORE BEDROOM UNITS = 2 SPACES WITH 1 COVERED. SEE SECTION A.1.a. GUEST AND SENIOR HOUSING PARKING. ALSO SEE CHAPTER 5 OF ZONING ORDINANCE. SEE CHAPTER 5 OF ZONING ORDINANCE. SEE CHAPTER 5 OF ZONING ORDINANCE ---PAGE BREAK--- Kiernan Business Park Specific Plan Section IV Development Standards Page 34