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Kiernan Business Park Specific Plan Section V Design Guidelines Page 1 Section V Design Guidelines The Kiernan Business Park will be developed as a cohesive, visually pleasing and functional business park. These guidelines provide information in regard to site planning, architecture, landscape, signage and lighting in order to achieve the stated goal and supplement the City of Modesto Design Guidelines for Commercial and Industrial Development. A. Design Guidelines for Business Park (BP) Area, Office Area, and Regional Commercial (RC) Area The following design guidelines shall apply to all subsequent development within the Specific Plan’s Business Park (BP), Office and Regional Commercial (RC) areas. 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. 1. Site Planning Guidelines a. Entry Drives Entry drives should be located at property lines whenever possible and shared by adjacent properties. b. On-site Circulation and Access Truck and vehicular circulation should be defined by a clear circulation hierarchy with drive routes and drives defined by landscaping areas. c. Parking The Kiernan Business Park should be designed to provide adequate parking for employees, visitors and residents. Well designed parking lots should have well-marked travel paths and parking spaces of sufficient size to accommodate typical modern personal vehicles. Parking ingress/egress locations should be designed to allow for the placement of crosswalks and sidewalks that allow for efficient and orderly pedestrian access and circulation across the site and to all buildings and spaces designed for public use. Landscape areas should provide visual ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 2 relief and shade. Lighting, where appropriate, should enhance, and not overpower, parking areas. Directional signage should be visible, but not intrusive. See Figures V-1 and V-2. Parking areas should be located away from key pedestrian areas. Figure V-1: Photograph of a parking lot Figure V-2: Photograph of a parking lot with well marked pedestrian travel paths 2. Architectural Design The buildings in the Kiernan Business Park should incorporate the concepts of conservation and regional vernacular through the design of unique architectural character that defines a symbiotic relationship among the users, the architecture and the natural environment. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 3 3. Building Massing, Articulation and Relationships All buildings, therefore, should conform to the following sets of guidelines: All elevations of a building facing public streets should contain elements drawn from those in the primary frontages. Buildings in the Kiernan Business Park should be designed to create a harmonious image through the use of design, including materials, color, texture, proportions, and rooflines. Building should be visually broken up by changing volumes, articulating walls, varying heights and using ornamentation. See Figures V-3 and V-4. Figure V-3: Photograph of changing building volumes. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 4 Figure V-4: Photograph of building articulation. The acceptable primary building materials are site cast concrete, architectural precast concrete, brick, concrete masonry units (CMU), or an exterior Insulation and Finish System (EIFS). Concrete masonry unit walls should be either integrally colored, or textured and integrally colored. All other concrete masonry units should be finished with a plaster base coat then a plaster finish coat. No painted block walls should be permitted. Site-cast concrete should be finished with a textured elastomeric. Metal finishes should be limited to colorized aluminum or steel. Metal should not be allowed as the primary building material and should be limited to a maximum of twenty-five percent (25%) of the total finish. Blank walls should be prohibited. A variety of facades, finishes, and patterns should be encouraged. Site-cast concrete for example should include areas defined by reveals, textures (sandblast finish, architectural formwork), and varying wall planes to provide visual interest and character. The two main components of the Kiernan Business Park building types are the office/administrative, and warehouse. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 5 a. Office/administrative buildings should have pedestrian scale, including but not limited to windows, awnings, trellises, planters, and material changes. The building should maintain a minimum ratio of fifty-percent (50%) glass. The building should provide an overhead plane located at the building main entry to emphasize pedestrian scale. It should project from the wall a minimum of six-feet past either side of the main entry doors(s). b. Warehouses should provide a combination of colors and patterning within the wall panels. The primary building color should be comprised of a maximum of seventy-five (75%) of the building finish and no primary area should exceed twenty-two hundred square feet (2,200 SF) before being differentiated. The secondary color should comprise a maximum of twenty-percent (20 of the building finish. The remaining five-percent should be comprised of a tertiary color. Parcels located in the high-visibility business park areas along Kiernan Avenue (State Route 219), Dale Road and Pelandale Avenue should include all of the above- mentioned plus at least one of the following: Office – Should include an increase in the proportion of glass to a minimum of sixty-percent Fifty-percent (50%) of the wall panels or glass should be articulated a minimum of three-feet Warehouse – Should incorporate articulated wall panels at a minimum of one per ninety lineal feet (90 LF) of building with a minimum offset of one-foot or the use of pilasters at a minimum of one per sixty lineal feet (60 LF) of building and a minimum offset of one-foot Rooflines should be broken up at a minimum of once every ninety lineal feet The use of landscaping utilizing trellises with climbing vines to break up long walls is encouraged. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 6 The use of metal finishes should be limited to architectural detailing and ornamentation, such as breaking up wall masses with metal banding; highlighting recessed wall panels, columns, or other components, emphasizing main entries or office portions of buildings. Roof-mounted equipment, including but not limited to air conditioners, fans, vents, antennas, and dishes should be set back from the roof edge, placed behind a parapet wall, or in a well, so that they are not visible to motorists, or pedestrians on the adjacent roads or streets. See Figures V-5. Figure V-5: Section through building with roof mounted equipment. Screening for equipment should be integrated into the building and roof design by the use of compatible materials, colors, and forms. Wood lattice and fence-like coverings should not be used as screening materials. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 7 Retaining walls should not be constructed of wood but of permanent materials, concrete, brick, masonry). Block walls should use integrally colored masonry units. No painted block walls should be permitted. Building trim should be painted. The warehouse portion of the building should provide a combination of colors and patterning within the wall panels. Color palettes for new buildings should be selected to provide a contemporary image for the business park. Accent colors may be used to provide additional contrast where appropriate. 4. Exterior Paving and Site Furnishings The use of enhanced paving treatment is encouraged at building entry areas. Examples of enhanced materials include stamped concrete, stained or integral colors, scored patterns, and special finishes such as exposed aggregate and pavers. Paving materials should serve as a primary means of unifying the appearance of the project while at the same time providing interest and character to key areas. See Figure V-6. Site furnishings such as benches, bollards and trash receptacles should be consistent with the design character of Kiernan Business Park. See Figure V-7. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 8 Figure V-6: Photograph of Enhanced Paving Figure V-7: Photograph of site furnishing ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 9 5. Landscape Guidelines a. General Landscaping Standards A single species of tree should not be used for large areas to insure biological diversity. Landscape design and plant material selection should encourage drought tolerant and climate appropriate species. Use of turf should be limited to accent areas, activity areas, or in parkways, between sidewalk and street or in open space corridors or detention basins. See Figures V-8 and V-9. The residential area, retail, commercial centers, recreation and office areas should be linked together with a network of pedestrian and bicycle trails, creating a viable alternative to driving. The network of pedestrian paths should be linked together with complimentary landscaping that is in scale with the adjacent buildings. Paving materials for pedestrian walkways should be distinguished from driving surfaces through the use of contrasting materials. Figure V-8: Photograph of Landscaping ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 10 Figure V-9: Photograph of Landscaping Plant materials should be used in front of buildings to break up long walls, including the use of trellis-type structures to encourage vertical growth on long walls. See Figures V-10 and V-11. Prior to planting, tree wells should be prepared to insure adequate relief from soil compaction incurred in the establishment of the parking lot. All required landscaping should be continually preserved and maintained, including watering, weeding, fertilizing, spraying, pruning, root aeration, and irrigation repair. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 11 Figure V-10: Photograph of landscape in front of building. Figure V-11: Photograph of Landscape in front of building. b. Sustainable Landscape Practices Sustainable landscape measures for the project are encouraged and include designing in response to the climate and environmental conditions of the City of Modesto and the Central Valley Region. Plant materials should be selected to have low water requirements and that thrive in the climate of the site. The tree and ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 12 plant palette is comprised of species that will quickly establish and yield benefits in terms of aesthetic quality and biological diversity. The irrigation system should be state of the art to minimize water usage and should be designed in a manner to conserve water. Construction materials, wherever possible, should consist of recycled and renewable materials. The use of innovative green materials is also encouraged 6. Lighting Guidelines Site lighting of the Kiernan Business Park should provide a safe, pedestrian- friendly environment for the employees, visitors and general public. Lights should be placed to direct and control glare, obtrusive light, light trespass, and upward directed wasted light. Drop lens bulbs should not be used. All light fixtures visible from public streets should be concealed source/full cut-off fixtures except for pedestrian oriented lights. Lighting should provide illumination that meets foot-candle requirements established by the City of Modesto Municipal Code and adopted standards. Parking lot lights should be or similar to Gardco fixture Gullwing G13 or Gardco Circa CR-20 or CR-25, 250W or 400W, high pressure sodium (HPS) lights, with straight round poles painted to match that of the luminaries, or other light fixtures as approved by the Community and Economic Development Director. See Figures V-12 and V-13. The MU and MHDR Areas are exempt. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 13 Figure V-12: Photograph of parking lot lights Figure V-13: Photograph of parking lot lights. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 14 The use of low-level lighting to enhance the architecture, landscape, or other features is encouraged. Architectural lighting should articulate the building design as well as provide functional lighting for the safety of pedestrian movement. B. Design Guidelines for Mixed Use (MU) Area The Mixed Use Area (MU) is a unique area made up of several different land uses including but not limited to retail, residential, office, commercial, visitor service, entertainment and recreation. This blending of uses creates an energy to the urban fabric with distinct, yet connected areas. As the “heart” of this community, the Mixed Use (MU) Area creates the hub of activity for the overall community. It presents the public face to the community at large, and their quality design is important to the perception of the community. Site design, architecture and landscaping should create a lively atmosphere where people are comfortable to mix and mingle and work. The Mixed Use (MU) Area should be designed in accordance with the City of Modesto Design Guidelines for Commercial & Industrial Development and the following Design Guidelines. Where there is a conflict, these guidelines prevail. Mixed Use (MU) Area should be designed to sensitively blend the residential and non-residential uses within the area through the use of appropriate pedestrian connections and mobility, integration or separation of parking, commercial lighting and noise impacts on residential uses from the retail and commercial uses, and open space. 1. Site Planning a. Goals of the Plaza and Outdoor Areas Plazas and other outdoor seating areas should be provided for larger-scale retail projects to create gathering places for residents and visitors in order to enhance a village atmosphere. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 15 b. Goals for Pedestrian Access Pedestrian connections should be provided between retail projects in the Mixed Use Area and the adjacent Medium High Density Residential area, when appropriate to the types of development proposed. These connections should be furnished with enriched materials and furnishings that create a comfortable, convenient, and entertaining experience. Seating areas should be created using benches; tables and chairs; and concrete seat walls and steps and may include informal seating at raised planters, steps, and benches cast into the plaza areas. Bicycle parking and utilities should be integrated into the landscape design to place these elements where they are needed in a discrete manner. Bollards may be placed to provide separation between auto and pedestrian crossings. Trash and ash receptacles should be placed at convenient locations to help keep these areas clean. c. Site Plan Principles The site plan of the MU area should be designed to be a pedestrian environment that responds with the following site planning principles: 1) Dale Road Frontage Buildings facing Dale Road should be located close to the property line to define the street and create a strong edge for the property. 2) Pedestrian Plazas Plans for larger-scale retail should include pedestrian plazas. These pedestrian plazas should be located and designed in conjunction with the pedestrian connections to the Medium High Density Residential (MHDR) area. The pedestrian plaza should ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 16 be designed and located to activate street level pedestrian activity as well as provide street level space for outdoor community interaction, gathering, and activities. See Figure V-14. 3) Pedestrian Connections to Medium-High Density Residential (MHDR). Plans for retail development should include pedestrian connections to the adjacent Medium-High Density Residential (MHDR) located directly east of the MU area. These Pedestrian Connections should be located and designed in coordination with pedestrian plazas. Figure V-14: Sketch of the character of the Pedestrian Plaza spaces ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 17 2. Architectural Design The goal of the architecture of the Mixed Use (MU) Area is to create a character which is distinctive and memorable. a. Variety Within Kiernan Business Park-East, MU Area architectural consistency is important. A simple, elegant use of materials, colors and styles will provide a unifying aesthetic to these mixed uses. Building articulation, however, should be varied to create visual interest. The ground level facade for a multi-level structure should have a distinct look from the facade of the floor levels above using different architectural elements, such as building material or trim accent, lighting, cornice lines, awnings, projections, window treatments and sizes, and/or paint colors). The vertical plane of the building facade should be broken up with a high level of articulation projecting entry or window features, recessed elements, transparent storefronts, identifiable retail spaces and, awning/entrance canopies) especially at ground level. The public design features street landscaping, arcades and entries should be treated with an eye to unity and consistency. Blank walls are not allowed on elevations which face streets or public areas. See Figures V-15 and V-16. b. Variation for Tenant Identity For retail tenants this Specific Plan recognizes that importance of tenant identity and that tenant identity is often integral to the elevations or form of a particular building. Any modification and/or customization of a building(s)/and or building elevation(s) should occur within the overall character and context the Specific Plan design Guidelines and of the approved architecture and site plans. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 18 c. Façade Articulation Public Street facing facades of all buildings should have the same level of articulation and quality of details and materials as those facing the internal streets. Retail Buildings should provide a contemporary design sensibility. See Figure V-15. Where blank walls are unavoidable, they should be articulated and softened with 3-dimensional details, planters, vines and other landscaping. Storefronts are encouraged on street façades. Depth and variation along the elevation maybe accomplished with projected and recessed wall sections along with colonnades to establish a varying sense of physical movement. A composition of distinct but related forms should be used. Architectural enclosures should be designed as integral elements of the building architecture Long unbroken forms and flat planes are discouraged. Buildings are encouraged to have a variety of covered walkways and other features which provide a pedestrian-friendly environment. Shade, seating, lighting, shelter from rain, and other features shall be encouraged. Design to minimize opportunities for crime and to increase public safety. d. Pedestrian Scale Street facing building facades should incorporate 3-dimensional facade elements that lend a pedestrian scale to the street level. See Figure V- 16. Trellises or permanent awnings should be occasionally incorporated where appropriate to serve as wind blocks. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 19 Arcades, wide overhangs, deep reveals, permanent awnings, etc. should be used. Main entries should be easily identifiable. Flat unarticulated wall planes should not be used. Figure V-15: Photograph illustrating variety within a Mixed Use (MU) area Figure V-16: Photograph illustrating pedestrian scale with in a Mixed Use (MU) area ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 20 e. Special Treatment for Rear and Side Elevations Rear and side elevations visible from roadways or public areas should receive special treatment, with design, windows, rooflines and materials compatible with the front elevation in appearance and quality. f. Loading Docks and Service Areas Front loading of businesses is encouraged. Loading and service areas should be integrated into the overall building composition. All loading docks and service areas must be screened from view by site planning, landscaping, or walls. g. Solid Waste, Recycling and Energy Conservation All solid waste and recycling enclosures shall be provided per the City of Modesto requirements and should be screened from public view. Floor plans and internal features should be designed to facilitate recycling, including provisions for recycling enclosures. Buildings are encouraged to be designed to provide energy conservation. h. Roof Mounted Equipment Screening Roof-mounted equipment, including but not limited to air conditioners, fans, vents, antennas, and dishes should be set back from the roof edge and placed behind a parapet wall, or in a wall, so they are not visible to motorists or pedestrians on the adjacent roads or streets. Screening for equipment should be integrated into the building and roof design by the use of compatible materials, colors, and forms. i. Drive Thru Drive-thru adjacent to public streets should have a landscape planter no less then 8’ between the sidewalk or landscape setback and drive thru curb, to maintain a separation between pedestrians and the drive aisle. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 21 j. Building Materials Materials should be appropriate to the building’s style and character and suited to commercial construction. Any changes in materials should occur at inside corners where the building plane changes direction. Masonry stone, stucco, storefront glazing, well- detailed precast concrete, concrete, or colored and/or textured block and brick are acceptable building materials. High-quality wood siding and shingles are also acceptable. Accent materials such as brick, stone, tile, and anodized or patinaed metals may be used. Discouraged materials include pre-fabricated and/or inexpensive materials such as plain concrete block and exterior plywood such as T-1-11. Street elevations should be broken with reveals, recesses, trim elements and other architectural features to provide visual interest. See Figures V-17 and V-18. Reflective glass or curtain-wall storefronts are discouraged. Windows should be recessed to provide for shadow lines. k. Roof Design and Materials Roof design should be integral to the overall building design. Roofline variation should be created by differing heights. Roof forms may include traditional pitch roofs, barrel vaults, and gable forms for creating visual movement along the elevations Structures should feature a variety of roof designs and wall projections to visually break up the building mass. Acceptable sloped roofing materials include clay and concrete tile, and metal roofing including standing seam non-reflective metal. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 22 Figure V-17: Photograph of building materials Figure V-18: Photograph of building materials l. Building Colors There should be a variety of color options used for various architectural features, which allow the ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 23 building façade to minimize the appearance of a single plane or wall. Variety in building facades should be achieved, in part, by using a variety of colors. A continuous uninterrupted use of a single primary building color should not be allowed. See Figures V-19 and V-20. Figure V-19: Photograph of building colors Figure V-20: Photograph of building colors ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 24 3. Landscaping a. Street Trees The Kiernan Business Park Specific Plan should be defined by its comfortable, tree-lined streets. All streets bounded by the MU area should be lined with shade trees to provide a cool and comfortable environment for residents. The consistent use of shade trees, with species pre-selected for each street, will provide a cohesive appearance to the community while improving the aesthetic environment and air quality. See Figures V-21 and V-22. Figure V-21: Photograph of street trees ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 25 Figure V-22: Photograph of street trees With the intent to create this shade tree canopy over the sidewalk, the MU areas should provide and install, at minimum, 15-gallon size trees. Trees will be planted the entire length of the street and spaced 20’-40’ on center, depending on the species of tree. Trees should be chosen from the Street Tree Selection Table (Table IV-1). Street trees should be located a minimum 4'-0" in distance behind the back of the curb. If spacing is interrupted by street lights or driveways, trees should be re-spaced to accommodate required clearances while keeping required quantity of trees on average. Ground plane planting under the street trees should consist of plant materials appropriate for the storm drainage system design. All planting should conform to City standards for sight line requirements at intersections and driveways. b. Parking Areas Landscaping within parking areas should, at minimum, meet the City's parking lot landscape ordinance. Shade trees should be provided to shade pedestrian routes within the parking areas. Shade trees should be planted to provide a canopy over the parked cars and reduce solar heat gain in the summer. Orchard-style ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 26 planting in parking lots is encouraged. Orchard planting provides a uniform shade pattern for the parking lots and typically, a minimum of one tree is planted for every five parking spaces. Where possible, pedestrian paths should be created within parking areas. Drive-thru’s should be screened from adjacent areas with shrubs and trees. Pedestrian circulation should be parallel to traffic flow toward building entrances and distinguished from driving surfaces with contrasting materials. c. Irrigation and Drainage Sprinkler/irrigation systems are required by City Standards. Systems should be automatic, controlled by a timer, and not subject to easy vandalism. Pop-up heads recessed into the ground or drip systems are strongly encouraged. Sprinkler systems should be designed so that they do not spray onto sidewalks (which interferes with pedestrians) or walls of buildings (which leads to staining). Sprinkler controls should be screened from street view. Grading of residential sites should provide for positive drainage away from buildings. d. Fences Fences should be used sparingly to avoid creating barriers to free pedestrian and bicycle movement between uses. Where used, fences should be constructed mainly of material that are compatible with the adjacent buildings or accent material, such as masonry and/or wrought iron. e. Pedestrian Circulation Clearly demarcated and direct pedestrian routes will extend from peripheral public sidewalks and transit stops to the internal Business Park sidewalks. 4. Lighting Street lights to be installed will be per City of Modesto standards, as will lights for parking lots and other public spaces. Streetlights are intended to illuminate ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 27 the roadway and sidewalks for the safety of pedestrians as they interact with their vehicles. Street light fixtures are to be pole mounted, non-glare and compliment the character of the development. Lighting in parking lots will be designed to confine the light to the site. High-intensity fixtures should include a shielded light source. Walkway lighting is intended to enhance security and provide direction for pedestrians. The plazas and walkways should utilize a combination of decorative fixtures, pedestrian scale poles and bollard lights. Lighting will be provided along all walkways and pathways. Lighting fixtures in parking lots will be located to assure adequate light levels while avoiding adversely impacting surrounding residential neighborhoods. Parking lot and building lighting should use the most energy efficient options and should be designed to minimize light spillage onto adjacent properties. C. Design Guidelines for Medium High Density Residential (MHDR) Area 1. Site Design Site design for the MHDR should create a pleasing urban neighborhood and integrate with the MU area. Neighborhood patterns should allow residents to easily walk or bike through the neighborhood. Neighborhood streets should be designed to provide safe and convenient access for vehicles and pedestrians. They should provide attractive designs where the composition of street, landscaping, sidewalks and private front yards define a common space where residents or visitors can walk, meet, play or socialize. Street patterns should interconnect within the neighborhood. Pedestrian connectivity with the MU area should be provided for conventional multi-family housing where adjacent to retail development. Homes should not back onto open space amenities such as parks, paseos, or any streets. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 28 2. Architecture a. Intent The intent of the is to create a memorable, pedestrian oriented, residential community in conjunction with a creative Mixed Use (MU) Community. Signature detailing is key in establishing the community’s architectural character in form, color, and materials. Abruptly disharmonious and monolithic architectural style, color, and material should not be used. b. Building and Setback Variety Creating building design relationships, groupings and streetscapes that demonstrate variety and individuality will add to the sense of place. There should be a mix of two story and three story units along the streetscape. There should be a variety in the front yard setbacks. Unvarying repetitive facades that present a monolithic development should be avoided. c. Garage Setbacks Important in the creation of a pedestrian oriented neighborhood is lessening the impact of garage doors on the streetscape. Plans should provide garages pushed to the rear of the lot or accessed from alleys. Driveway pavement should be reduced to the minimum functional width. Planting pockets should be used between garage doors. Living space should be forward of the garage setback. Unadorned street-facing garages should not be forward of living areas. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 29 d. Building Articulation Visual interest in the streetscape is also created through building articulation and a variety of forms between buildings. There should be strong vertical accents and varied wall plane lines. Building forms should be appropriate to their style. There should be publicly visible balconies, veranda, porches, and arcades. Front porches should be sufficiently sized to be usable. Where topography allows, porches should be elevated above the street level. There should not be repetitive, unarticulated building forms. Materials, fenestration, etc., should not contrast with building forms English half-timbering on 4:12 pitch roof of a ranch home). Unarticulated roof forms should not be set on a constant wall plate height. e. Details and Materials Details and materials should be appropriate to the style that the building is expressing. Appropriate and well thought out detailing should enhance the perception of a project’s quality. Roofing materials should be appropriate to their related style and pitch. Homes should have a color palette that at a minimum includes a body color, trim color and accent color. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 30 3. Porches and Entries Front porches and patios are encouraged on street front units to create a human-scale buffer between the sidewalk and the dwelling unit, and an area in which people can "see and be seen." The porch can be integrated with second floor elements to provide balconies and decks. Addresses should be aligned with entry doors and located for visibility from the street. Entries should be given special attention as a whole system including the door, side windows, and porch and entry wall. Entries should be inviting from the street. Adequate weather protection should be provided. Where homes occur on corners lots, entries should be wrapped around the side where possible. 4. Roofs The pitch of a MHDR roof should be appropriate to the style of architecture. 5. Projections and Bays Projections and bays are encouraged to provide variety and elevation interest. 6. Garage Doors Garage doors of attached garages should not comprise more than 50% of the total length of a building’s front façade. Sectional garage doors should have appropriate panel detailing and window panels recessed into the building plane. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 31 7. Units Backing on Major Streets Equal concern should be given to side elevations on corner lots and rear elevations where visible to the public. There should be articulation and relief on these “public” faces. The “wrapping” of articulation, materials and architectural details on the sides and rears of homes should help present these sides to the public. Unadorned flat side and rear elevations should not face onto open space areas and public streets. Porch elements are encouraged to wrap the corner at corner lots. Side elevations that face a public street should be enhanced with additional windows, pop-outs or bays, chimneys, stepped rooflines or balconies as appropriate. 8. Gutters and Downspouts Gutters, downspouts, and rainwater leader heads should be integral to the roof/wall detailing and designed as part of the trim. Fascia gutters are appropriate for new construction. Downspouts should be located away from the building for the best drainage, in the least noticeable areas. They should be avoided on street fronts, if possible. 9. Mechanical All electric, gas, television, radio and telephone lines should be placed underground. MHDR should not have heating, cooling or air conditioning equipment, including fans or similar devices, placed on the building roof. Large visible satellite dishes and telephone receiving equipment are not permitted. Utility meters must be visible for meter reading, but should be either integrated into the design or be surrounded by suitable landscaping. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 32 Antennas for satellite TV should be located in areas not visible from adjoining properties, streets or public areas. Antennas mounted on towers must have City approval. 10. Recycling Floor plans and internal and external features should be designed to facilitate recycling, including provisions for recycling enclosures. 11. Building Materials Within each residential project, building materials should be consistent, with different colors and accents. Materials can include, but are not limited to, stucco, lap siding, stone, brick, shingles or other materials. Horizontal siding is preferred over vertical siding. In general, high quality materials are encouraged, and pre-fabricated inexpensive materials are discouraged; exterior plywood, such as T-1-11, is not allowed on the front facade or any part visible from any street or public space. Shutters, trim, canvas awnings and moldings on windows are encouraged. Larger trim, such as 1x4's and 1x6's, are preferable to thin 1x2's. Aluminum windows in stucco walls without trim or stucco molding are not permitted. Raw or clear anodized aluminum window frames are strongly discouraged. Operable windows should have screens so that they can be used for ventilation. Entry doors must meet the security codes, requiring viewers for safety. "Permanent" roof materials such as concrete and clay tile are encouraged because of their low maintenance and consistent appearance over time. Wood shake or shingle roofing is also acceptable. When composition shingles are used, they should be the heavy laminated dimensional type, and be of at least 25-year quality. Alternative sidewalk, crosswalk and driveway materials are encouraged. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 33 12. Building Colors and Texture There should be some color variation within each multi- family project, with a minimum of two colors plus a third color for accent or trim. Colors should vary within the building using bays, offsets and returns as break lines. A variety of wall textures is encouraged. Monotone wall surfaces without texture or color differentiation are discouraged. 13. Building Corners In order to avoid the appearance of a false appliqué, no material change is allowed at outside corners. Material changes should occur at inside corners or should return on the side wall to the privacy fence or other accent trim. In no case should this return be less than 14. Fencing Fencing visible from public areas should be constructed of a decorative metal fence, for example, wrought iron. Wrought iron should be painted black or a compatible color with the building(s). Fencing not visible from public areas may consist of decorative metal, split-face concrete block or wood. Wood fencing should be constructed of a minimum of 75% Western Red Cedar or Redwood. Recycled or sustainably harvested woods of high quality are encouraged and may be substituted for cedar or redwood where appropriate and practical. All wooden fencing should have a double rail and be stained with a neutral semi-transparent stain compatible with the development. Concrete block walls, if required for noise attenuation, should be of a similar and compatible design to the buildings. Chain link fencing is not permitted. 15. Gates Gating the residential community is discouraged. 16. Parking and Storage Requirements for off street parking in the MHDR should be as set forth by Section IV Development Standards. Resident storage areas should be integrated into the building design to avoid cluttered patios and porches. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 34 Storage facilities integral with carports require architectural treatment consistent with the buildings, using similar design elements. Trash storage areas should not be visible from public streets or other public areas. Trash enclosures should be constructed of concrete block or other durable material; wood is discouraged. Trash enclosures should meet City standards for design. 17. Lighting Every residential parcel should have adequate lighting to provide for security and visibility. Fixture layout patterns should provide a unified exterior lighting design and promote safe vehicular and pedestrian circulation to and within the site. Site lighting should not be pervasive, or impact surrounding or neighboring properties. Decorative lighting along walkways and driveways is strongly encouraged. Pedestrian-level fixtures, such as bollard lighting, and ground mounted lighting, should be used to light pedestrian walkways. Light poles should be no more than twenty feet (20’) high. Light fixtures should use full cut-off lenses or hoods to prevent glare and off-site spill over. Fixtures should be halogen or metal halide or similar to ensure true color at night and provide visual comfort for drivers and pedestrians. Fixtures should use the most energy efficient options and be designed to minimize light spillage onto adjacent properties. 18. Landscaping The City of Modesto Parks, Recreation, and Neighborhoods Department should review the landscaping and irrigation plans to conform to city codes. a. Street Trees Kiernan Business Park should be defined by its comfortable, tree-lined streets. All streets bounded by housing within Kiernan Business Park-East should be lined with shade trees to provide a cool and comfortable environment for residents. The consistent use of shade trees, with species pre-selected for each street, will provide a cohesive appearance to the community while improving the aesthetic environment and air quality. The ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 35 multi-family buildings will serve as a "backdrop" to the tree-lined streets. b. On-Site Open Space Landscaping The site plan for each residential parcel should address landscaping for both active and passive open space uses. Open spaces should, at a minimum, include picnic areas and pedestrian paths. A series of greenways should be provided that directs pedestrian circulation within the residential parcel and to the surrounding retail, commercial and office areas. Pedestrian walkways should be distinguished from driving surfaces with contrasting materials. c. Other Residential Parcel Landscaping Landscaping is required in front and street side yard setback areas. Plantings next to the foundations of the buildings are encouraged, with plants selected with consideration for their mature size and height. Planting location, size and shape should be considered so as not to hide the front of the building and thereby decrease security. Plants should be selected which are tolerant of Modesto's climate. Low-maintenance plant materials are encouraged to reduce pruning, spraying and litter clean-up. Plants chosen should be pest and disease resistant. Plants should be chosen with consideration to texture, color and contextual appropriateness. d. Landscape Structures in Public Views Landscape structures such as gazebos and arbors are encouraged to provide shade and pedestrian scale to the open spaces and are not considered in site coverage calculations. e. Landscaping as a Visual Screen All open areas visible from a public area should have ground cover and vertical landscape elements to screen yards, patios and decks. All privacy fences are ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 36 encouraged to have a minimum 2'-0" deep consistent landscape strip in front to soften the fencing. f. Irrigation and Drainage Sprinkler/irrigation systems are required. Systems should be automatic, controlled by a timer, and not subject to easy vandalism. Pop-up heads recessed into the ground or drip systems are strongly encouraged. Sprinkler systems should be designed so that they do not spray onto sidewalks (which interferes with pedestrians) or walls of buildings (which leads to staining). Sprinkler controls should be screened from street view. g. Grading Grading of residential sites should provide for positive drainage away from buildings. 19. Private Open Space Private open space, which can include porches, balconies, etc., should be provided for all ground level units facing residential walks, streets or parking areas. Upper level units should also include useable private open space, which can include balconies and roof gardens. 20. Public Open Space Multi-family projects should provide common public open space. Public open space is defined as open space available to the residents for recreational uses, and can be comprised of a combination of pedestrian plazas, linear parks, pocket parks, walking trails and other landscaped areas. Up to 50% of detention pond area designed to meet the design requirements for dual use can be counted towards the open space requirement. All drainage features shall be maintained to ensure the landscaping elements retain their aesthetic quality as a landscape feature. Landscape design drawing for surface drainage features shall be submitted and reviewed as part of the development plan submittal. ---PAGE BREAK--- Kiernan Business Park Specific Plan Section V Design Guidelines Page 37 Common open space areas should provide recreational opportunities and enhance aesthetic value of the associated development(s). Common open space areas should provide opportunity for both active and passive use. Common open space areas should include elements appropriate for all age groups. Common open space areas should be conveniently located and easily accessible to the residents which they are intended to serve.