Document Modesto_doc_d68dd6a487

T he following design guidelines and standards are intended to produce quality development. The design guidelines will be used to augment and reinforce the Development Standards provided in Chapter 4 and the Modesto Mu­ nicipal Code Title 10. The Design Guidelines are general and may be interpreted with some flexibility. Variations may be considered for projects with special design characteristics during the City’s development review process. This is to encourage the highest level of design quality, while at the same time, providing some flexibility to encourage creative expression on the part of the project design professionals. The Guidelines are intended to ensure that new development is compatible with existing neighborhoods. Design Standards are mandatory design requirements that are identified with wording such as shall shall, must must, and require require. 5.1 Very Low Density Residential (VLDR) – Large Lots This section of the guidelines addresses large lot residential development within the three Very Low Density Residential (VLDR) land use designation areas within the TSP. Though these areas are some of the smallest in the TSP and may yield no more than 25 homes, they nevertheless deserve special consideration, as they are next to established homes, along Mable Avenue. These guidelines establish the basic criteria for compatibility within and around these established residential areas, not the maximum expectation for good design. A thoughtful application of these guidelines, however, will assist in creating a project that is compatible with neighborhood character. 5.1.1. Site Planning Guidelines and Standards 5.1.1.1. Circulation and Access Street Connectivity While street connectivity is important to residential neighborhoods, VLDR areas 1 and 2 will have some access limitations. VLDR 1 will be an expansion of the existing Mable Avenue neighborhood. Mable Avenue adjacent to the existing homes is TIVOLI SPECIFIC PLAN Chapter 105 5 design guidelines and standards ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 106 Chapter 5  Design Guidelines and standards planned to be converted into a cul-de-sac at the west end. Emergency vehicular access will be allowed at the west end of the cul-de-sac to and from Oakdale Road. VLDR 2 will be lo­ cated between the new regional serving commercial (RSC-2) and the back side of the exist­ ing Mable Avenue neighborhood. Vehicular and pedestrian access will need to be provided to the RSC-2 site as well as the new residential areas to the south. VLDR 3 will be adjacent to LDR 12 and street connectivity should be provided consistent to 5.2.1.1. Circulation and Access for LDR development. Mable Avenue will be closed at the west end when access is provided from the east end. Mable Court will be constructed and in place prior to the issuance of any certificates of oc­ cupancy for RSC-1. This construction will include underground utilities and sewer and water service stubs to five feet behind the curb on the south side of Mable Court. Private Streets Private streets may be allowed. Private streets should connect to adjacent public streets at a minimum of two locations in order to create a through street condition wherever feasible and to also limit gated communities. Gated communities may be allowed on a case-by-case basis if they do not limit connectivity within the other new neighborhoods of Tivoli. Refer to Chapter 3.4, Circulation Plan for that typical street cross-section. A homeowner’s associa­ tion, adjoining property owners, or other private entity shall maintain all private streets. An easement for emergency vehicle access shall be recorded over all private streets. 5.1.1.2. Lot Layout and Design Along Collector Streets Mable Avenue is a local street adjacent to VLDR 1. Homes may have direct access on Mable Avenue. Alleys Alleys are not needed as much in the VLDR areas because large lots with a minimum 100- foot lot width minimizes the visual impact of the garage door and driveway apron on the streetscape. Common Open Space The provision of common open space does not apply to VLDR land use areas. Lot Variation VLDR lots will have a minimum 100 foot wide street frontage. Variation of lot width above the minimum is encouraged. On the north side of Mable Avenue, the lot widths should be consistent with the existing lots on the south side of Mable Avenue. 5.1.1.3. Building Variation One Story Home It is expected that the homes constructed in VLDR developments will be one-story homes. Second Story Size Limits Two-story homes, may be constructed, subject to the second story plan review provided in Section 10-4.110 of the Modesto Municipal Code. Any two-story home proposed in the VLDR should offer some variation in their first to second floor relationships. Such differ­ ences will help ensure more visual interest in their massing and front elevation. For two story homes, the second floor should be limited to 50% of the first floor area including the garage. For additional information relating to VLDR massing, see 5.2.2.2. Massing and Articulation. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 107 Chapter 5  Design Guidelines and standards 5.1.1.4. Parking and Garages Garage Location and Mixture As garages and the parking apron in front of them can have an important impact on the ap­ pearance of the VLDR neighborhoods within the TSP, lot plans and building designs that mini­ mize the impact of garages and parking aprons on the streetscape are strongly encouraged. Toward that end and to provide variety, a mixture of garage placements should be provided. The use of detached garages, located at the rear of VLDR lots is strongly encouraged. Refer to Section 5.2.1.5. Parking and Garages LDR garage locations for an exhibit illustrating variation in house and garage locations. Apron Designs Parking aprons and driveways should have accent paving (e.g. banding textured or color concrete accents or interlocking pavers) to diminish the appearance of expansive concrete surfaces. 5.1.2. Architectural Guidelines and Standards 5.1.2.1. Architectural Style While not a predominant architectural style around other parts of Modesto, the prevalent architectural style found in these existing homes can be best described as inspired by or at least derived from the Ranch style. See Section 5.2.2.1. Architectural Styles. The California Ranch style is to be the predominant in the VLDR development. While the intent of these guidelines is not to dictate a precise architectural style for this area, the consistency of emphasizing styles that respect the dominant Ranch character of the existing homes is highly encouraged by the City. The emphasis placed in these guide­ lines is aimed toward maintaining an authentic style, whether that authenticity is true to the dominant presence of existing Ranch-inspired homes or to the related styles from which it draws its influences (Bungalow, Western Regional Farmhouse and Cottage). Large Lot Architectural Design –General Statements The following general statements should be considered as overall guiding con­ siderations in the individual design of the larger lot VLDR homes within the TSP. Statements that refer to two-story elements shall not be applied to houses de­ signed in the Ranch style. w Multiple articulated massing elements of varied heights are appropriate to the more rural character of this area. w Shorter elements of the residence should be placed toward the rear, stepping to higher elements in the center of the site and reducing in scale again toward the street. The roof forms may follow this terraced volume. w Consideration should be given to pulling lower floors forward of upper floors to create opportunities for functional and accessible roof decks. w To enhance the articulation and depth architectural elements of these types of homes, distinctive elements such as covered porches at entries and patios, entry alcoves, bay windows, entry and parking courts, and breezeways connecting separate buildings – e.g. main house to garage or accessory living unit – are encouraged w To lower the perceived height, second floor living spaces are encouraged to be placed within the first floor roof form with the use of dormer windows. w Articulated and varied rooflines of one and two stories with multiple wings and smaller roof elements are encouraged to break up the scale of these larger residential buildings. this is a house with mul­ tiple shaped roof form and distinctive covered porch at entry typical ranch style home ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 108 Chapter 5  Design Guidelines and standards w The residence itself, its main entry, and its front yard landscape should be the primary emphasis of these homes when perceived from the street. In general, this effect can be achieved by either a deeper setback for an attached garage or a detached, rear yard garage structure. Minimum Number of Architectural Elements of Heritage Styles Each individual VLDR house floor plan should offer at least four distinctive elements in the architectural style as provided in the tables/exhibit for each style. (See 5.2.2.1. Architectural Styles) Mixed Placement of Residential Heritage Styles The same elevation style, floor plan, or exterior color/material palette for dwell­ ing units should not be placed beside each other within the same VLDR project. Dwelling units that make use of the same floor plan and placed across the street from one another should incorporate a different elevation style whenever pos­ sible and should use a different exterior color/material palette and roof tile color. 5.1.2.2. Massing and Articulation 5.2.2.2. Massing and Articulation for the LDR designation applies to VLDR de­ velopment. 5.1.2.3. Materials and Variety 5.2.2.3. Materials and Variety for the LDR designation applies to VLDR development. 5.1.2.4. Roofs 5.2.2.4. Roofs for the LDR designation applies to VLDR development. 5.1.2.5. Entries and Porches 5.2.2.5. Entries and Porches for the LDR designation applies to VLDR development. 5.1.2.6. Doors and Windows 5.2.2.6. Doors and Windows for the LDR designation applies to VLDR development. 5.1.2.7. Trellises, Columns & Details 5.1.2.7. Trellises, Columns & Details for the LDR designation applies to VLDR de­ velopment. 5.1.2.8. Color 5.2.2.8. Color for the LDR designation applies to VLDR development. 5.1.3. Landscape Architecture Guidelines and Standards 5.2.3.1. Front Yard Landscape Zone-Definition and 5.2.3.2. Corner/Side Yard Landscaping for the LDR designation applies to VLDR development. this streetscape demonstrates varied massing, articulation and vertically proportioned elements. low pitched roof with ex­ posed rafters under deep- set eaves functional front porch living space ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 109 Chapter 5  Design Guidelines and standards 5.1.4. Fence Guidelines and Standards 5.2.4. Fence Guidelines and Standards for the LDR designation applies to VLDR development. In addition, the following guidelines should also be incorporated: w Use low, open style fencing and gates to give the impression of a more “rural” character as shown below. The low front yard fencing shall be a maximum height of 42 inches. Chain linked fences are not allowed. w Reduce visibility of fences and gates by using colors and materials that blend with the house. w Reduce the visibility and obtrusiveness of by setting gates, pillars, etc. back from the roadway. 5.2 Low Density Residential (LDR) The category of Low Density Residential (LDR) generally applies to most single-family homes within the TSP. However, LDR lots are divided into two categories based on their size: Small Lot, which are in the range of 3,000 to less than 5,000 SF, and Standard Lot, which are typically expected to be in the range of 5,000-7,000 SF but occasionally can be up to 12,000 SF. Lots of 10,000 SF and larger are characterized as Very Low Density Residential (VLDR) and are covered in a separate set of guidelines found elsewhere in this chapter. Guidelines and Standards for most design subjects in this section will apply universally to all LDR lots, as the lot size has little bearing. However, with a few aspects, lot size demands different treatment, and guidelines and standards are tailored toward one type or the other. These guidelines and standards treat lots less than 5,000 square feet as the base or universal condition. If larger lots require different or additional treatment, such differences are noted accordingly within the relevant subsection of these LDR guidelines. If no excep­ tions or additions are noted within a subsection, then the guideline and standards applies to lots less then and greater than 5,000 square feet equally. Given that the LDR land use designation consumes about 227 acres or 50% of the TSP, it will eventually be among the most dominant and popular form of housing found in the TSP. Because it includes a density range are higher than conventional development, the LDR will offer more opportunities for ownership of single-family housing. Compared to commonplace tract housing development, this denser form of single-family housing, if carefully designed and executed, can offer a more visually cohesive appeal to the neighborhood and a greater degree of privacy and physical comfort. Design Guidelines and Standards for Small-Lot Single Family Residential Developments (DG for SL-SF-RD) (Below 5,000 sf) The trend toward denser single-family home development is relatively new to Modesto. In the recent past, the City has received several residential development applications/proposals that appeared to be little more than conventional developer subdivisions in search of greater density without also providing the necessary provisions for a greater level of amenity, higher quality architecture, and superior site planning. In response, the City has drafted and issued Guidelines for Small-Lot Single-Family Residential Develop­ ments, adopted May, 2005, by City Council Resolution Number 2005-253, with the goal of ensuring that new denser communities are executed properly. sketch examples of yard/property line fenc­ ing appropriate to vldr lots ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 110 Chapter 5  Design Guidelines and standards The City’s clear understanding of the benefits of higher density and of the pitfalls when it is poorly rendered is demonstrated in the introductory purpose statement section of their guidelines: “Safety, livability and long-term viability will guide the evaluation of small lot developments. Small- lot development meets the needs of people who do not have the time or ability to maintain larger lots and houses. Properly located and with a well-designed street network, higher-density devel­ opment can reduce distances between homes and shopping, which can reduce driving time and support increased transit use...” Large Lot LDR (5,000 SF and above) may not necessarily be regarded as small lot development by some definitions, but the Guidelines for Small-Lot Single-Family Residential Developments is, in the majority of instances, also relevant to Large Lot LDR and will be the primary reference against which any future LDR development within the TSP will be measured. As a supplement to the City’s guidelines, this chapter defines more specific and detailed guidelines that will apply solely to the TSP’s LDR designation. Such specific information also will include divergent or additional informa­ tion that is relevant only to Large Lot LDR designation. Conceptual Site Plan Since the Standard Lot LDR type is very similar to conventional single-family development and, as such, is fairly well understood, it is not being represented diagrammatically. However, to better illustrate from a site planning standpoint how one version of a small lot single-family development neighborhood might be configured, the proposed development area LDR-13 has been given more definition in Exhibit 5.1. This depiction is merely one representative scheme, among many possible ones, that can and will be developed for LDR lots within the TSP. It is recognized that this figure provides many housing types that can reasonably be offered in a neighborhood and the expecta­ tion is that a minimum of 50 of any type of housing will be required to make a product type usable. It indicates the main small lot neighborhood site planning principles that are important to setting the framework within which, the more detailed guidelines and standards that follow, will work. Specifically, those main principles are: w A mix of lot sizes, locations and configurations w Short residential blocks w Common and usable open space w More pedestrian oriented through use of more narrow streets and connections to the greater community – e.g. the paseo along the community collector street east of LDR-13 This illustration shows three different lot types positioned throughout LDR-13. These types are: w 50’X100’ standard lots accessed by an alleyway w 4,000 SF detached home lots; and w Auto-court oriented clusters of five homes The small-lot single-family size range that will be allowed in the TSP is from 3,000 SF to less than 5,000 SF. Within that range are a wide variety of possible lot sizes and configurations not shown in this representation. It is acknowledged that each lot type or size will need to have a critical mass of units to be economically feasible for development, so the while the LDR-13 illustration is intended to show a number of lot types and sizes, it is not intended to show a typical neighborhood. To pro­ mote greater differentiation and distinction among the future small lot or large lot neighborhoods within the TSP, an assortment of lots sizes is both encouraged and expected when neighborhoods are of adequate size (generally 20 acres or larger, or over 100 units) to accommodate more than one lot type or housing product. As such, for the 26 acres in LDR-8, two product types would be expected. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 111 Chapter 5  Design Guidelines and standards 5.2.1. Site Planning Guidelines and Standards 5.2.1.1. Circulation and Access The TSP circulation design requirement is to achieve a well designed vehicular circulation and high quality pedestrian environment for either private or public streets serving residential development. Street Connectivity Neighborhoods should be designed with a street pattern that maximizes direct pedestrian, bicycle, and vehicular connec­ tions. Neighborhoods should be designed with a traditional, modified, or curvilinear grid pattern. The modified grid pat­ tern with cul-de-sacs may be used so long as the objective of pedestrian and bicycle connectivity is achieved. Openings shall be provided at the end of cul-de-sacs or between lots where needed to improve pedestrian and bicycle access and such pedestrian openings shall remain passable and unobstructed. Connectivity should be provided from neighborhood to neighborhood to provide direct connection from residential areas to the commercial, school, and park sites. The neigh­ borhoods will be served and accessed by public collector or local streets. Refer to Chapter 3.5 Circulation Plan for typical public street cross-sections. Exhibit 5.1 LDR-13 Area Conceptual Layout Plan Note: this illustrative plan depicts a mix of different housing types. It is intended to serve only as an example, among others, of the character intended for LDR neighborhoods within tivoli, but is not expected that the product types consisting of less than 50 units can be feasibly provided. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 112 Chapter 5  Design Guidelines and standards Private Streets Private streets may be allowed within any LDR development of over five acres. Private streets should connect to adjacent public streets at a minimum of two locations to create a through street condition wherever feasible and to limit gated communities. While highly discouraged at Tivoli, gated communities may be allowed on a case-by-case basis if they do not limit connectivity within a neighborhood. Refer to Chapter 3.4 Circulation Plan for typical private street cross-sections. A homeowner’s association, adjoining property own­ ers, or other private entity shall maintain all private streets. An easement for emergency vehicle access shall be recorded over all private streets. 5.2.1.2. Lot Layout and Design Along Arterial Streets New single family lots shall back-up to arterial streets with no vehicular and pedestrian access permitted. Along Collector Streets Single family lots shall be designed with homes siding or fronting on collector streets with no vehicular access allowed. The exception is that existing homes may continue direct vehicular access on collector streets. Access and parking to the homes shall be provided by an interior local street or alley. Collector streets may be designed to allow on-street parking for homes fronting on the street but prohibit on-street parking for homes siding on the street. Parking options will be analyzed with development plans, although the City will maintain ongoing control of providing or prohibiting parking on collector streets in response to both project design and actual roadway use and collected data. The street cross section should be consistent along the entire collector street or along long sections of the collector street with proper transition between the different standards. Refer to Section 3.4.2 for typical collector street cross-sections. Alleys Alleys are encouraged to eliminate the visual impact of the garage door and driveway apron on the streetscape. Alleys also eliminate driveway access conflicts on streets par­ ticularly with higher traffic volumes or speeds. The frontage of homes oriented to the streets with access to alleys are desired but will not work in locations where noise miti­ gating sound walls are required. Alleys also should be used wherever visitor parking is in high demand in order to minimize driveway curb cuts and maximize the amount of on-street parking. Adjacent to Water Tank Site Along the new Aria Drive there is an existing City of Modesto Water Tank and Well Site (the “Water Tank”) in the middle of the TSP. To maintain the security of this existing City of Modesto infrastructure, careful planning for any development adjacent to this facility will need to occur. The Water Tank will need to be buffered from adjacent development and/or roads with an appropriate combination of walls, fences and/or landscaping buf­ fers. The City has determined the need for up to a twelve foot (12’) wall or ornamental iron fence with decorative columns. Other fencing options maybe considered such as an eight foot wall with four foot ornamental iron extension. The type of wall/fence, and its height, will be determined as part of the project review process. The wall/fencing and landscaping buffer along Aria Drive will be the responsibility of the TSP. The wall/ fencing and landscape buffer along north, east, and south sides of the water tank site will be the shared responsibility of adjacent development or the TSP as a whole and the City. Common Open Space If a residential development is proposed within the TSP that includes both Small Lot LDR and Standard Lot LDR, placement of a common open space or neighborhood green source - city of tracy an alley as pleasant as any residential streetscape ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 113 Chapter 5  Design Guidelines and standards between the standard and smaller lot size areas could be used as a transition between the two areas. Small lot LDR projects are required to provide common open space. The common open space shall be a central neighborhood focal point and organizing feature. Such a common open space shall be located centrally within the neighborhood and within a comfortable walking distance (1/8 mile or less) of at least half of the neighborhood’s homes. The park may be made more easily accessible by integrating it into the community with streets that frame it on all or most sides and with adjacent pedestrian and bicycle circulation systems. LDR 10 and LDR 11/MHDR 4 will be required to provide common open space that serves a dual function of accommodating area stormwater detention requirements while also providing for useable recreation area. See Chapter 7, Section 7.2.3 for more requirements. Lot Variation Single-family neighborhoods with identical lots sizes typically display a monotonous appearance which can also lead to a static and predictable residential architecture. To avoid this at Tivoli, variation in lot widths are highly encouraged. Lot Width Every five adjacent lots should contain at least two lots of a different width disbursed evenly through­ out the neighborhood (e.g. three 50’ wide lots and two 55’ wide lots). A differing lot should vary in width by no less than the greater of 5’ or 10% of the typical lot width. This guideline will be more achievable in conventional LDR lots, greater than 5,000 SF. 5.2.1.3. Building Variation One of the drawbacks of current trends toward denser development projects is that they have predominantly consisted of similar looking two-story homes with second floor levels as large as the first. This condition has led to both a perception of even higher residen­ tial density than need exists and a lack of variety in these neighborhoods. It is therefore desirable in the future LDR neighborhoods of the TSP to offer greater variety in building stories and upper story massing. One Story Home A minimum of 20% of the homes in Standard Lot LDR developments should be one-story evenly distributed throughout the neighborhood such that no two one-story units are adjacent or across the street from each other. Second Story Size Limits Two-story homes in the TSP should offer some variation in their first to second floor relationships. Such differences will help ensure more visual interest in their massing and front elevation. The second floor area should be limited to 75% of the first floor area. In Calculating second story area, the garage is included in the first story floor area. Third Story Size Limits Refer to the Small Lot Single Family Development Guidelines for guidelines for three story houses. 5.2.1.4. Building Height Transition Appropriate transition should be provided between three-story to one-story homes. A two-story home should be used as a transition between neighboring homes. Consideration should be given to the size, scale and orientation of the homes. The height transition applies to side to side situations but may also apply to read to rear, front to front, or other situations. No three story home shall be located next to an existing one-story home even across a street or alley. a mix of one and two-story homes add to the visual diversity and varied scale of this neighborhood ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 114 Chapter 5  Design Guidelines and standards 5.2.1.5. Parking and Garages The single most important design feature influencing the streetscape and appearance of small lot residential neighborhoods is the location and design of off-street parking and garages. Large parking aprons with large garage doors facing the street create a stark ap­ pearance. They significantly affect the building and landscape designs of individual lots and the entire streetscape. Alternatively, rear yard parking aprons can create private courtyards and secure play areas for children. Garage Location In cases where garages are street loaded and positioned near the front of houses, lot plans and home designs that offer a variety of combined parking, driveway and garage loca­ tions and arrangements are strongly encouraged. The following recommendations shall provide guidance toward achiev­ ing a desirable level of variation for street-loaded, front-oriented houses: w The face of attached ga­ rages should be set back a minimum of three (prefer­ ably greater) feet from the face of the house. w The face of an attached garage may project beyond the front plane of the forward most living area façade only if a front porch is attached to that front plane. The garage may project forward only but should be at least three feet behind the face of the porch columns. w Windows and panels are strongly encouraged as a means of adding visual interest to garage doors. w Continuous three-car garages and garage doors are highly discouraged. The use of tandem parking is encouraged to provide the third car garage space. w Garage doors should be inset from the face of the garage wall by at least 12 inches. w The garage width shall not exceed 50% of the building elevation width. (50’ wide lots or greater). Mixture of Garage Types The different types of garages and garage locations should be evenly distributed and will be evaluated on a project by project-by-project basis. Preference will be given to creating a streetscape and a neighborhood character that is visually pleasing and not dominated by a row of garages fronting on to the street. No more than 3 lots in a row shall have garages with a standard front yard apron. Auto-court oriented homes are considered to be a rear yard or side-on configuration. Alley loaded garages are considered rear garages. Homes served by auto courts or alleys are en­ couraged and usually represent 100 % of the garage type. Larger acreage LDR residential development projects within the TSP – i.e. those greater than 5 acres – are encouraged to make use of alley-accessed garages. Alley Access, Attached or Detached Side-Drive Rear- Yard, Attached or Detached Semi-Recessed Front Yard Apron Garage with Standard Front Yard Apron Side Facing Garage Attached or Detached Garage Types recessed “swing-in” garage oriented 90° from street alley accessed de­ tached garage ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 115 Chapter 5  Design Guidelines and standards rear yard detached garage with side driveway Side-drive with rear yard garages and parking aprons are preferred. Accent paving or drives with central landscape/lawn strips are strongly encouraged. Curb Cuts and Driveways Single width curb cuts driveways, typically 10 to 12 feet wide, are encouraged. Driveways shared by two to five lots (as in auto-court homes) should be a minimum of 20’. Apron Designs Alleys and parking aprons or driveways serving more than one single family lot shall contain accent paving (e.g. color or brick banding, stamped concrete or interlocking pav­ ers) at the curb cut entry area next to the parking apron to dimish the appearance of expansive concrete surfaces. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 116 Chapter 5  Design Guidelines and standards 5.2.2. Architectural Guidelines and Standards 5.2.2.1. Architectural Styles For concept and inspiration, Modesto’s own architectural tradition was surveyed and uti­ lized. Residential building inventory taken from two classical residential neighborhoods, Graceada Park and College Area, north of Downtown Modesto, known for quality of neigh­ borhood and architectural variety were studied and categorized. The TSP single-family de­ tached architectural design Guidelines and Standards found elsewhere in this chapter are derived from traditional styles found in Modesto’s older neighborhoods. These styles, which are defined in the guidelines as heritage styles, include Craftsman, Western Regional Farm­ house, European Cottage, Spanish Colonial, and Spanish Monterey are to be adapted and showcased throughout LDR developments. While these styles are preferred within the LDR projects, the California Ranch style preferred in the VLDR developments may also be used. A more contemporary offering, called “Central Valley Inspired” is included to give architects and home builders even greater varietal choice. graceada park neighborhood college area neighborhood modesto area map ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 117 Chapter 5  Design Guidelines and standards The style matrix developed on the following pages will guide City staff and provide build­ ers and their design consultants the tools to create architectural designs appropriate and authentic to neighborhoods within the Tivoli Specific Plan and the City of Modesto. These examples are rooted in the historic context of the City. While the photographic and illus­ trative examples shown of each architectural style are primarily single family homes, the concepts, styles and architectural detailing is also appropriate for high density detached as well as attached town homes, condominiums and apartments. Seven representative heritage building styles were derived from Graceada Park and Col­ lege Park neighborhoods and are recommended to be adapted and showcased throughout future Tivoli Specific Plan residential neighborhoods: California Ranch California Ranch Craftsman Craftsman Western Regional Farmhouse Western Regional Farmhouse European Cottage European Cottage Spanish Colonial Spanish Colonial Monterey Monterey Central Valley Inspired Central Valley Inspired The following pages provide sketches and individual design elements that best illustrate and describe key components of each VLDR, LDR and applicable MDR style. “Essential Style Elements in each design table provides minimum stylistic guidelines to aid the design execution and contemporary adaptation of these Modesto heritage style homes. The “En­ couraged Style Elements” Section of each design reference table provides additional design options for builders to further augment the individuality of each architectural style, but is not a basic requirement. The guidelines discussed in this chapter should be applied to all residential development within the Tivoli Specific Plan area. Any hybrid of the proposed architectural style or any new styles may be considered by the Director of Community and Economic Development or designee. Minimum Number of Heritage Architectural Styles Each individual LDR house floor plan should offer the choice of elevations in at least three significantly different architectural styles with each style showcasing at least four distinctive elements. Mixed Placement of Heritage Architectural Styles The same elevation style, floor plan, or exterior color/material palette for dwelling units should not be placed beside each other within the same LDR project. Dwelling units that make use of the same floor plan and placed directly across the street from one another should incorporate a different elevation style whenever possible and should use a different exterior color/material palette and roof tile color. The following pages provide sketches and individual elements that best illustrate and de­ scribe the key components of each LDR and applicable MDR style. craftsman home modesto ranch home modesto european cottage modesto spanish colonial modesto ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 118 Chapter 5  Design Guidelines and standards California Ranch Ranch style was originated in the mid-1930s by several creative California architects, John Byers, Paul R. Williams, Cliff May, William Wurster and Gardner Dailey, who collectively contributed to this styled home design by blending themes of Modernism with an appreciation and understanding of vernacular buildings. It gained in popularity during the 1940s to become the dominant style throughout the country. The style is loosely based on early Spanish Colonial precedents of the American Southwest and modified by influences borrowed from Craftsman and Prairie modernism of the early 20th century. California Ranch is an architectural style that generally emphasizes horizontal forms and materials in addition to an open- plan that bends functional spaces. Asymmetrical one-story shapes with dominant low-pitched roofs, moderate to wide eave overhangs, and exposed rafters; attached garage; wood or brick exterior; sliding and picture windows; and sliding doors leading to patios are classic characteristics for the California Ranch style. low pitched, roof with shingle tiles and horizontal emphasis bay window partial width porch college park neighborhood California Ranch California Ranch ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 119 Chapter 5  Design Guidelines and standards symmetrical one-story massing with classic construction materials. partial width porch facade with simple and clean siding material horizontal facade massing with splayed building wings California Ranch California Ranch ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 120 Chapter 5  Design Guidelines and standards California Ranch California Ranch california ranch style design details Elements Essential Elements Encouraged Element Form -Asymmetrical one-story massing -Strong horizontal emphasis Roof -4:12 to 6:12 roof pitch -12" to 18" overhangs with exposed rafters -Flat tile to simulate shake or composite shingle -Front to back roof pitch or hip with intersecting hip or gable roofs -Lower pitched main roof or porch: 3:12 – 4:12 -Wide eave overhangs (18" to 24") with exposed rafters -Concrete shake roof tiles Walls -Stucco with Clapboard, Wood Shingles or Siding -Stone or brick accent materials -Clapboard, wood shingles, or siding as primary building material -Generous use of stone and brick Windows -Vertical multi-paned casement windows -Accent or bay windows -Sliding and picture windows -Bay window as principal window on front elevation Details -Front porch supported by square wood columns with trim -Entry doors with side-lights, basic geometric patterns, and/or multi- paned windows with wood trim surround -Column and rail with simple detailing -Decorative window sills -Simplified cornice trim at gable ends -Louvered and plank shutters -Wide porch with decorative columns and trim -Tile/Metal on awnings -Ornamental light fixtures Table 5.1 California Ranch Style Elements - Very Low Density Residential (VLDR) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 121 Chapter 5  Design Guidelines and standards CALIFORNIA RANCH CALIFORNIA RANCH deep recessed porch with outdoor furniture front entry with shaded patio stone pillars redefine the traditional covered porch with glass enclosed corner at gable end classic facade with masonry base rising to win­ dow sill, traditional board and batten siding, and shake roof ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 122 Chapter 5  Design Guidelines and standards Craftsman The Craftsman style was inspired by the English Arts and Crafts Movement of the late 19th Century and is considered native to the California architectural tradition with notable early contributions by architects such as Greene and Greene. The Craftsman style represents a philosophy of life that featured honesty, integrity, and a return to nature. The extensive use of natural materials (wood and river stone) meant to harmonize with the easy flow of nature, is characteristic of these low-profile homes. The street presence is dominated by a low-pitched, gabled roof with deep overhanging eaves generally supported by ex­ posed rafters. Deep gable eaves are supported by decorative brackets. The ridgeline typically runs parallel with the street. A porch that extends the full width of the front of the house is another defining feature of this style. Porch columns are typically over-scaled and come in a wide variety of designs. shingle roof deep overhanging eaves simple forms with low-pitched roof projecting brackets/beams full width entry porch graceada park neighborhood Craftsman Craftsman ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 123 Chapter 5  Design Guidelines and standards Craftsman Craftsman partial-width porch facade in a stucco version full porch facade with offset gable and entry door partial width porch facade with central gable and entry door ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 124 Chapter 5  Design Guidelines and standards craftsman-bungalow style design details Craftsman Craftsman Elements Essential Elements Encouraged Elements Form -Symetrical or Asymmetrical one and two story, boxed massing with vertical and horizontal breaks Roof -3.5:12 to 4.5:12 roof pitch -12" minimum overhangs -Wide projecting eaves with exposed rafter tails and decorative beams or braces under the gables -Architectural quality asphalt shingles or shingle textured flat, concrete tiles -Varied porch roofs - shed or gabled -18" minimum overhangs -Architectural quality asphalt shingles or concrete shakes Walls -Blended stucco and wood/shingle siding -Light to medium stucco with river rock stone or brick accent materials -Fine sand finish stucco with stone base accent, or clapboard, board/batten, wood shingle siding Windows -Vertically hung, upper mullioned windows -Three or more feature ribbon windows -Single-hung wood windows Details -Prominent entry porches with heavy, square columns or posts on stone piers -Arts and Crafts style lighting fixtures -Shaped wood header trim at windows and doors -Simple knee braces -Full porches with heavy, square columns or posts on stone piers -Blended stone-and-brick chimney -Layered wood trims at doors/windows -Open eave overhangs with shaped rafter tails, decorative ridge beams and purlins -Triangular knee braces -Stone-and-brick accents Table 5.2 Craftsman Style Elements ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 125 Chapter 5  Design Guidelines and standards Craftsman Craftsman square column supported entry porch nested gables front entry elaborate window treatment with wood awning and juliet balcony structure articulated front facades along theme-landscaped paseo ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 126 Chapter 5  Design Guidelines and standards European Cottage The European Cottage is a style that evolved out of medieval Tudor and Norman architecture. The combination of these two architectural influences eventually translated into the popular English and French “Cottage” style homes and gained further acceptance with the addition of stone and brick veneer details developed in the 1920s. This evolving architectural style is characterized by its steep roofs, which are usually side-gabled, and facades that are dominated by cross gables. The primary material is stucco, with heavy use of stone and brick at bases surrounds. The European Cottage also features rounded doorways, multi-paned casement windows, and large elaborate chimneys. Some of the most recognizable elements of this style are accent details in gable ends, sculptured swooping rakes at the front elevation, and tower or alcove elements at the entry. steep roof pitch with swooping roof form shingled roof stucco wall finish recessed entry alcove graceada park neighborhood European Cottage European Cottage ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 127 Chapter 5  Design Guidelines and standards European Cottage European Cottage two-story massing with recessed garage via private driveway steep roof pitch with balcony detailing. wood siding at the top of the gable relieves stucco massing french norman styled facade with elaborated stone veneered entry ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 128 Chapter 5  Design Guidelines and standards european cottage style design details Elements Essential Elements Encouraged Elements Form -Symmetrical or asymmetrical one and two-story stacked massing -Rectangular plan form massing with substantially recessed 2nd floor -Tower at entry Roof -Main hip or gable roof with intersecting gable -6:12 to 8:12 roof pitch to 12" overhangs -Asphalt shingles (smooth flat concrete tiles) -Slight overhang of gable rakes -Main hip or gable roof with intersecting gables or steep 2nd story roof breaking over 1st story elements -12" to 24" overhangs -Curving gable rakes at entrance Walls -Light to medium sand finish stucco -Brick and stone accent -Wood cladding on primary gables or upper stories -Fine sand-finish stucco -Generous use of brick and stone Windows -Vertically proportioned windows with mullions and simple wood double trim at front elevation and at high visibility areas -White or color vinyl wrapped aluminum windows -Curved or round top accent windows -Bay windows -Single hung windows at front Details -Entry accents with real or faux stone -Entry porches with stucco columns and wood railings -Complementry garage door patterns -Louver and panel shutters -Accent details at gable ends -Partial porches with wood columns/railings -Horizontal siding accents -Elaborate chimney features -Wrought iron or wood balconies and wood pot shelves -Decorative gable details Table 5.3 European Cottage Elements European Cottage ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 129 Chapter 5  Design Guidelines and standards European Cottage authentic english country themed entry portal facade elements characteristic of tudor style windows with shutters and pot shelves irregular-course style accent stone wall facade ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 130 Chapter 5  Design Guidelines and standards Western Regional Farmhouse This Farmhouse style is a contemporary interpretation of the traditional farmhouse that incorparates traditional Colonial and Cape Cod influences. Farmhouse homes are simply framed and rectangular in shape, often with few feature bump- outs or bays. A common distinguishing feature of these houses is a covered wraparound porch; an element that brings to mind Southern architecture. The facade displays a symmetrical arrangement of parts, with the main entrance at the center and the same number and type of windows on each side. A short set of wide steps leads from the walk to the porch at the front entrance. Most Farmhouse-style homes are two-story buildings with bedrooms upstairs and living spaces on the main floor. Com­ mon exterior features include horizontal lap siding and shuttered windows. A basic gable roof tops the typical Farmhouse, although hip and gambrel roofs are also possibilities. The roof over the porch usually has a shallower pitch than the roof of the main structure. Western Regional Farmhouse Western Regional Farmhouse planked window shutter roof mounted square gable dormers picket fence shingled roof college area neighborhood single-hung window lap siding ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 131 Chapter 5  Design Guidelines and standards Western Regional Farmhouse Western Regional Farmhouse full-width porch facade with symetrical gabled domers partial-width porch facade with crossgabled roofs/and dormers full-width porch facade with offset gable and entry door ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 132 Chapter 5  Design Guidelines and standards farmhouse style design details Elements Essential Elements Encouraged Elements Form -Simple plan form massing and roof shape Roof -6:12 to 9:12 roof pitch -Front-to-back main gable roof -12" minimum overhangs -Smooth, flat concrete tiles or asphalt singles -Main gable roof with one or two intersecting gable roofs -16" minimum overhangs Walls -Light to medium sand-finish stucco -Blend of siding and stucco -Full-wrapped horizontal siding, board-and batten or fine-sand finish stucco Windows -Vertical, multi-lined windows at front elevations -Built-up header trims at front windows Details -Porches with simple wood columns and wood railings. -Stucco finished or horizontal siding-wrapped chimney -Complementry garage door patterns -Planked shutters -Shaped-wood columns with brackets and knee braces -Wood pot shelves -Gable or hip dormers at front elevation -Doors with fanlights and side lights Table 5.4 Western Regional Farmhouse Western Regional Farmhouse ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 133 Chapter 5  Design Guidelines and standards Western Regional Farmhouse wrap-around porch second floor balcony brackets decorate columns entry porch with straight hood picket-look railings gable detailing ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 134 Chapter 5  Design Guidelines and standards Spanish Colonial Spanish Colonial, also known as Spanish Eclectic, is an adaptation of Mission Revival enriched with additional Latin Ameri­ can details and elements. Developed and showcased extensively during the 1915 Panama-California Exposition held in San Diego, this architectural style gained widespread popularity and acceptance thereafter. The Construction exhibits a number of different low-pitched roof types including side-gabled, cross-gabled, hipped and flat, with little or no eave overhang. The style uses decorative details borrowed from a broad history of Spanish architec­ ture. Prominent archways are found over front doors, main windows, or framing porch openings on most houses. Most also have an asymmetrical facade with red tile roofs and smooth white or beige stucco finish. sculpted chimney half oval with recessed louver smooth stucco finish gable roof forms typical college area neighborhood Spanish Colonial Spanish Colonial two piece barrel tile roof ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 135 Chapter 5  Design Guidelines and standards Spanish Colonial Spanish Colonial santa barbara themed facade combined with an oval-shaped arch and a deep set lower entry rear-accessed garage home with courtyard across front elevation articulated front facade design with ornamental details ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 136 Chapter 5  Design Guidelines and standards spanish colonial style design details Elements Essential Elements Encouraged Elements Form -Two story massing with strong one-story element -Square or rectangular plan form massing -Simply articulated, two-story boxed plan massing with not more than 50% one-story element across front elevation Roof -4:12 to 5:12 roof pitch -12" to 18" overhang -Simple hip or gable roof -Curved concrete or clay barrel or shaped tiles -Simple hip or gabled roof with one intersecting gable -Shed roof over porch Walls -Light sand-finish or light lace-finish stucco -Smooth or trowel finish stucco Windows -Vertically hung six and eight paned windows -Often ganged in pairs -Recessed, arched feature window -Recessed, beveled-glass accent window Details -Stucco-over-foam window and door trim -Arched stucco column porches -Complementary garage or eliptical door patterns -Fully rounded arches -Clay pipe or half oval attic vents -Wrought iron balconies and accent details around windows -Shaped rafter tails at feature areas -Metal decorative pot shelf -Sculptural chimneys -Ornamental light fixtures Table 5.5 Spanish Colonial Elements Spanish Colonial ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 137 Chapter 5  Design Guidelines and standards Spanish Colonial front facade with characteristic stylistic details planked window shutter classic iron detial over window outdoor patio fireplace ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 138 Chapter 5  Design Guidelines and standards Monterey The Monterey style is a variation of the Spanish Colonial houses of northern California, blended adobe construction with English shapes from New England. The Monterey style house features a second-story balcony that is usually cantilevered and covered by the principal roof. The style was popularized by the use of simple building forms. Roofs are usually tiled or shingled and the finish is gener­ ally of stucco, though occasionally with wood siding as an accent. Shutters, verandas, multi-paned windows, large scale chimneys, and porches are integral to the Monterey character. Monterey partial width balcony with wood posts and heavy timber corbles and beams accent wood siding straight wood picket railing ornamental light fixture graceada park neighborhood smooth stucco finish predominant front to back, shallow pitch gable roof with barrel clay tiles ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 139 Chapter 5  Design Guidelines and standards Monterey two-story massing with recessed arch entry simple massing with upper level balcony, mixed with tudor influenced lower level bay win­ dow full-width balcony and porte- cochere ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 140 Chapter 5  Design Guidelines and standards monterey style design details Elements Essential Elements Encouraged Elements Form -Asymmetrical one and two-story massing -Symmetrical two-story stacked massing with balcony that extends width of front elevation Roof -Main front-to-back hip roof at 4:12 to 5:12 and shed-roof break over balcony at 3.5:12 to 4.5:12 roof pitch -12" to 18" overhangs or 0" to 6" gable ends -Concrete or clay barrel or or flat tile roofs -Main front-to-back hip roof with one intersecting, front-facing, gable roof Walls -Fine sand or California Monterey stucco finish -Brick accent materials at foundation level -Smooth-finish stucco with vertical siding accents at second floor balcony and gable ends Windows -Simplified Colonial style window and door trim -Vertical window shape with multiple panes often in groupings -Decorated window and door trim Details -Proportionally scaled catilevered balcony with wood railings and posts -Large chimneys -Complementary garage door patterns -Planked Shutters -Standard clay pipe attic vents diameter -Brick veneer wainscot at ground floor -Wood corbels under balcony -Ornamental light fixtures -Sloping fin walls -Decorative wrought-iron accents around windows Table 5.6 Monterey Elements Monterey ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 141 Chapter 5  Design Guidelines and standards Monterey typical balcony with shaped beams and braces decorative vents in gable end balcony with straight wood picket railing. iron detailing over windows ellipitical arch window ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 142 Chapter 5  Design Guidelines and standards central valley inspired style: california gold rush central valley inspired style: regional farm cottage divided light windows multi-pitched roof form with shingleds materials divided light windows minimal window trim combination wood siding & stucco roof form reminiscent of utilitarian buildings wood vents building form reminiscent of water towers found throughout the west horizontal wood siding simple window trim enclosed entry porch multi-pitched roof forms stucco divided light windows Central Valley Inspired Style The Central Valley inspired style is a contemporary adaptation of the more utilitarian farm residences and other functional agricultural buildings (e.g. barns, equipment and feed storage warehouses) still commonly found in the rural fringes sur­ rounding Modesto and other Central Valley cities. The more pronounced character features of this style would be such things as mostly shed or steeper gable roof forms and pitches, more rustic building materials (lap wood siding, corrugated metal) and simpler, compact floor plans. Consideration of this style, or other contemporary and expressive adaptations of it, is particularly appropriate for small lot residential homes in the LDR and MDR land use areas of Tivoli. This style also lends itself well to creating a distinctive and individualistic presence for selected MHDR development projects throughout Tivoli. Additional architectural styles compatible with the intent of set forth guidelines may be added once they are reviewed and determined by the Community & Economic Development Director to be regionally appropriate and aesthetically compat­ ible with other established architectural styles in the Tivoli residential neighborhoods. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 143 Chapter 5  Design Guidelines and standards Elements Essential Elements Encouraged Elements Form -Asymmetrical one and two-story massing -Simple-box plan form with multiple story breaks and clearstorys Roof -Main front-to-back hip roof at 6:12 to 8:12 and shed-roof break over balcony at 3.5 to 4.5:12 roof pitch -24” minimum overhangs -Roofs galvanized or colored metal -Main front-to-back shed roof with one or more intersecting, front-facing, gable roof -Rough textured stucco/trowel finish. Walls -Board & Batten wood -Galvanized metal siding or wood shingles Windows -Simplified industrial - style window and door trim -Single-pane windows at sides and rears -White or colored vinyl-wrapped vinyl windows -Vertical window shape with multiple panes often in groupings similar to industrial shapes. -Simple window and door trim Details -Garage-door patterns complementary to style -Planked Shutters -Metal (Galvanized) attic vents -Brick veneer wainscot at ground floor -Industrial light fixtures Table 5.7 Central Valley Inspired Style Central Valley Inspired Style ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 144 Chapter 5  Design Guidelines and standards 5.2.2.2. Massing and Articulation The massing and articulation of homes within LDR developments such as those that will occur at the TSP are of great importance. Especially in developments where density is higher, “boxy” homes with little architectural detailing tend to yield a lack of character and visual interest from the street. In addition, when the dominant proportion of such homes becomes primarily horizontal, it creates an appearance of heavier, more “squat” homes. Furthermore, lack of architectural detail and limited variety of material and color further intensify a sense of bulkiness and density. Alternatively, comfortable and visually appealing higher density developments in­ corporate design features and qualities that result in more graceful and diverse architecture and neighborhood compositions. Homes in these communities display variety in massing and articulation and incorporate vertical elements, such as two- story entries or bays to break up any horizontal and blocky qualities that might otherwise occur without appropriate attention. However, attention to massing, articulation and proportion are not limited to the primary street elevation. Equal care should be given to any elevation that sides or backs onto an alley or street when that elevation is visible from the street. Particu­ lar attention should be given to ensuring that windows are incorporated in these instances. Massing The design should break the main facade of the home into three to four distinct ele­ ments: entry, main building mass, a single story element, and the roof. Gable roofs emphasizing vertical proportions and creating modulation (movement) are strongly encouraged. The following guidelines will also help ensure greater massing variety: w The upper level of a two or three-story home should be set back or forward to articulate the scale and elevation of the building facade facing the street. At least 30% of the second and third levels elevation facade should articulate and set back or project forward to create detail and interest in the facade. The second and third level elevation plane should be set back or forward by at least The second level setback for living space over rear access garage should be two feet forward or behind the garage door. w Two-story houses should have a single story element (e.g. porch, bay win­ dow or building projection) closest to the front of the house and/or next to the street. w Conventional (Standard) Lot LDR houses and to the extent possible for Small Lot LDR houses, architectural interest and diversity among multi-story homes may also be increased by varying front setbacks (achieved primar­ ily by moving the garage toward the rear of the lot), adding a defined entry courtyard, or covered porch, or using building placement to create private front yard outdoor spaces. w Each home should have a vertical element to its massing, such as a bay, corner turret, dormer, or other element appropriate to its architectural char­ acter. Articulation The massing should be further varied by inclusion and articulation of elements such as bays, dormers, etc. Changing materials on these elements provides ad­ ditional articulation and adds variety. The following guidelines will assist in achiev­ ing greater building articulation: massing and articulation this streetscape demonstrates varied massing, articulation and vertically proportioned elements. a harmonious combination of veneers, siding and colors lend visual variety and interest ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 145 Chapter 5  Design Guidelines and standards w Provide distinctive architectural materials, details, and articulation on all elevations – e.g. covered front entries, covered front porches, door and window details, roof features, parapet walls with cap features, eave details, enhanced window and door assemblies, dormers, etc. – particularly where side and rear elevations are visible from a street or similarly important viewshed. w Provide wood trim or stucco surrounds at window and door openings. Windows set in stucco without any trim or surrounds are prohibited. 5.2.2.3. Materials and Variety Another potential pitfall of more densely populated developments is the use of a very nar­ row materials palette. A preponderance of stucco exteriors with limited detailing or limited variety of treatments quickly and easily produces an monotony of appearance. Use of a greater variety of materials on facades from one home to the next or on a single building will contribute greatly to the establishment of more visually diverse and interest­ ing LDR neighborhoods within the TSP. Materials should be incorporated such that they are used in a manner appropriate to a particular architectural style but do not appear to be mere appliqué. As with massing, attention to materials is not limited to the front façade of a home if that home also has elevations that side or back onto an alley or street such that they are visible from the street. Variety of Building Material LDR developments within the TSP should have a minimum of two material palettes, each with a different primary material, which is the material used on 2/3rds (67%) most of the building’s facades. Proposals/applications should demonstrate graphically how a project satisfies this material use guideline. A secondary building material should consist of no more than 1/3rd (33%) of the façade. Proposals/applications should demonstrate quantitatively how a project satisfies this distri­ bution guideline. materials and variety example material and color presentations ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 146 Chapter 5  Design Guidelines and standards Appropriate Material Use Materials should be selectively used so as not to appear to be “applied” or mannered – e.g. decorative shutters too narrow to cover and enclose a window opening were they to actually be operational. The following recommendations will provide guidance in the appropriate use and application of materials: w Selection and application of architectural materials and details should relate well and be expressive of the architectural style of the residence. Piecemeal embellishment and frequent changes in materials should be avoided. w Exterior materials and architectural details should complement and reinforce each other – e.g. heavy materials should appear to support lighter ones. w The use and form of wall materials will greatly affect the perception of the home from the street. Materials that offer variety and detail should be thoughtfully applied to convey a sense of quality and permanence. w Material changes at the outside corners of structures give the visual impression of thinness and artificiality. Ma­ terials should fully wrap around outside building corners to the next substantial change in wall plane or direction – i.e. at an inside corner. w Acceptable primary exterior building materials include brick, masonry, stucco, adobe stone and wood. The use of wood as a predominant material is not encouraged. w Secondary or accent materials should include real or cultured masonry materials (such as stone, brick, and decorative block or tile), horizontal siding, and wood shingles. w Use of wood as trim or accent material is encouraged. Wood products should be of quality grade and large enough to appear substantial in both proportion and dimen­ sion. 5.2.2.4. Roofs Roof forms and materials will have a great impact on the appearance of as well as the variety found within the LDR neighborhoods of the TSP. The use of just one roofing ma­ terial and similar colors throughout an entire LDR development creates the appearance that all of the homes are the same. A variety of roof forms, materials and colors distributed within each development lends a subtle yet much needed element of distinction and individuality. Roof Material Developments of LDR neighborhoods within the TSP should have a minimum of three primary roof materials, such as concrete shake or Spanish tile or “architec­ tural” grade composition shingles. All roof material shall meet Class A standards. To avoid an imbalance of roof material application, a maximum of 67% of the homes may incorporate any one roof material. Proposals/applications should demonstrate either graphically or quantitatively how a project satisfies the distribution requirements of this section. In addition to using differing primary roof materials, efforts should be made to ensure that the two materials are also of dissimilar colors. Roof Forms A variety of hips and gables should be used, particularly on the front/street facade to further break up the mass of the homes. High pitched roofs and gables are most successful when used to emphasize vertical elements of the facade. Application of the following guidelines will assist in achieving more varied and interesting roof forms: w Break up the main roof ridgeline such that at least 25% of the ridgeline includes mul­ tiple roof elevations or plane changes unless doing so is precluded by a specific heritage architectural style. materials use articulated roof forms with brackets window treatment roof form roof form ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 147 Chapter 5  Design Guidelines and standards w Variation in other ridgeline heights and alignments should be incorporated in order to create visual interest. w Full, sloped roofs are strongly encouraged. Flat roofs of any kind, including trun­ cated ridgelines on sloped roofs, are highly discouraged. w Vertical and horizontal roof articulations are strongly encouraged. Roof articula­ tion may be achieved with changes in plane of no less than two feet and the use of traditional roof forms such as gables, hips, and dormers. w Roof flashing, rain gutters, downspouts, and plumbing vents or other roof protrusions should be finished or painted to match the color of the adjacent surface – e.g. roofing material – unless being used expressly as a trim or accent element. w Rooftop mechanical equipment should be discouraged. Where proposed, the mechanical equipment shall not be visible from a public street. Overhangs and Trellising Roofs extended over windows for shading and associated brackets are strongly en­ couraged to add character and definition to the roof forms. Single Story Roof Elements One-story elements, such as roofs over porches or projecting bays, assist in further breaking up the massing of larger two-story homes and are strongly encouraged. 5.2.2.5. Entries and Porches The locations, size and detailing of household entries affect the orientation of a resi­ dence. Orienting homes to side or back yards rather than streets minimizes neighborly interaction along the street. Such orientation also reduces the opportunity for infor­ mal surveillance (“eyes on the street”). Small, cramped entries and entry locations that are more removed from the street also yield a bland street facade and limit activity on the street by removing the natural pedestrian movement associated with a home’s front door. Well-defined and proportioned entries and porches assist in breaking down the scale and breaking up the mass of more densely sited buildings. The City’s DG for SL-SF-RD contain useful design recommendations that promote more substantial and better-defined front entries and porches. In addition, the fol­ lowing supplemental guidelines will apply to the TSP: Porches and Entry Requirements Entries and porches located on the front/street façade are strongly encouraged and should be a significant element of each home where consistent with the architectural style. Entries or porches should extend along the home facade. The porch should occupy approximately 50% of that main façade. In addition, Conventional (Standard) Lot LDR homes should incorporate a front porch, defined entry courtyard or other functional front yard outdoor living space on at least one elevation style for each proposed floor plan. Corner Lot Entry Porches At corner lots, entries and porches should wrap-around the house corner such that they are oriented toward both the primary and secondary streets. Such wrap-around porches and side yard facades shall maintain an architectural design and level of articulation/detail that is consistent with the front facade. overhang/trellis identifiable entry ele­ ment with partial ample front porch and columns raised porch ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 148 Chapter 5  Design Guidelines and standards Porch Massing/Articulation Porch and entry features should primarily be single story elements or be incorporated into two story vertical elements that break up the building mass along the street. When topog­ raphy or building design allows, porches should be elevated above street level, a feature that affords a greater sense of privacy and consequently provides more incentive for the homeowner to make use of the porch as a private open space. 5.2.2.6. Doors and Windows Selection of door and window types, materials, shape, and proportion should complement a home’s heritage architectural style and create a pleasant impression from the street as well as incorporate the following guidelines: w Their placement, alignment, and sizes should bring order and proportion to the build­ ing façade composition. w They should be sufficiently recessed to create shadow patterns and provide variety and visual interest to the building façade. Divided light windows should be used whenever possible to add visual interest to elevations. w Window articulation such as sills, trim, kickers, shutters and awnings should be ap­ plied where appropriate to the heritage architectural style to lend distinction and visual appeal to the building façade. w Where appropriate to a heritage architectural style, roof monitor skylights, light wells, or clerestory windows to daylight upper floors is encouraged. Flush mounted skylights that match the slope of the roof are discouraged on any roof plane that is visible from a street. 5.2.2.7. Trellises, Columns & Details The use of trellises, brackets, columns and posts and other details can go a long way in reducing the bulky, dense appearance of closely spaced residences – i.e. they can add “lightness” to otherwise heavy building forms – and they play an important role in adding visual interest. Trellised Patios or Arbors Trellises over seating areas should define semi-private areas in front or side yards and pro­ vide privacy in small rear yard courts. Window Shading Trellises or canopies over large windows should be provided to shade from the hot summer sun and provide visual interest with shadows and added detailing. Fence Trellises Trellis extensions to yard fencing should be provided to add privacy and provide a frame­ work for landscape vines, particularly in side and rear yards. Porches and Railings Porch and building columns and other trellis framework should be proportioned appropri­ ately for the scale of the element. 5.2.2.8. Color The creative and thoughtful use of color can have one the simplest yet most significant positive impact on the overall appearance and variety to be found within a LDR neighbor­ hood. Conversely, the use of a single color or a limited palette of colors can contribute to an doors and windows marina color (body) marina color (trim) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 149 Chapter 5  Design Guidelines and standards all too common monotony and to the appearance that all homes in a development are virtually the same throughout. Greater variety of colors within each LDR neigh­ borhood within the TSP can be achieved easily through a range of body colors and a wider application of varied detail and trim colors. Number of Color Palettes LDR developments within the TSP should have a minimum of two colors from dif­ ferent color families for each primary body material, such as stucco and/or wood. A minimum of two trim colors should be used with each primary body color. If stucco and stone are used as the primary materials (see Section 5.2.2.3. Materials and Variety above), then a third body color and trim palette should be provided for the stucco primary body material. Within an individual building, color variety should relate to changes of materials, such as stucco and wood or body/base and trim, providing a palette of a minimum of three colors along with a roof material for each home. Accent Colors It is strongly recommended that window sashes, mullions and trim receive accent colors to emphasize the building’s details. 5.2.3. Landscape Architecture Guidelines and Standards Landscape plans for LDR home sites should, at a minimum, incorporate “tiered” foundation planting exhibiting seasonal variety, color and contrast. Accent trees or plant groupings should be placed at focal points or other feature areas. Tall evergreen trees and shrubs should be used for screening and deciduous trees used where summer shading and solar access is desirable. The provisions for landscaping applies to new development. 5.2.3.1. Front Yard Landscape Zone-Definition A minimum of a 12 foot landscape area, placed between the front elevation of each unit and a common access driveway or street, is required within the variable (12’-20’) front yard setback. Paths, walks or driveways to the front entrance of residential units may occur in this area but only if the majority of the front yard remains as actual planted area. Front Yard Landscape Zone Planting Mix and Quantity Requirements All home builders will be required to offer and install a front yard landscape for each LDR lot that meet the following planting mix and quality criteria: 1) For small lot LDR the turf area shall not be greater than 50% 2) For standard lot LDR, the turf area shall not be greater than 40% 3) The remaining landscape areas should be planted with shrubs or ground cover with a preference for native and xeriscape species. trellised patio rear yard trellised seating area tiered foundation planting private open space front yard landscape: strong foundation & accent planting, front yard tree ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 150 Chapter 5  Design Guidelines and standards Front Yard Landscape Zone Plant Selection and Design Requirements The following applies to the front yard area: w Select approved plant species from Residential Scale Plant List for use in front yard landscape applications w 90% of all specified trees, shrubs and groundcover should be low-water consuming plant selections per definition by Water Use Classification of Landscape Species. w Keep turf approximately 4’ to 8’ from the house edge to allow for foundation/ground­ cover shrub and accent tree planting. w Grade low slopes to less than 6:1 surface gradient and plant with turf, shrubs or groundcover. w Place shrubs at the base of the building, walls, and in planters. w Locate shrub and ground cover pockets adjacent to homes and driveways. w Use larger screen shrubs adjacent to fences, walls and home facades. w Plant vines on walls, fences, trellis/arbor, structures, patio enclosures. w Provide access walks to entry with both connections to the sidewalk and driveway (if front-loaded) w Plant accent trees and shrubs to highlight home entries w Install “tiered” shrub massings and ground cover planting at base of the home, wall and in planters. w All planted areas shall receive a top dress of bark mulch to a depth of three inches. w Install automatic irrigation system in the front yard of each residential home site. All front yard automatic irrigation systems shall comply with the Modesto Municipal Code irrigation specifications (MMC 12-1.05 a-o). w All plants are to be grouped according to hydrozones (based on water requirement) w Model Home Low Water Use Landscape-For any LDR project of more than eight resi­ dential units, at least one model home landscape will require plan review by this City of Modesto Division and Department, and those plans shall comply with the sections of the Modesto Landscape Ordinance (MMC 12-1.09) 5.2.3.2. Corner/Side Yard Landscaping Use all requirements under the Front Yard Landscaping section for the corner/side yard area including an extra set of trees. 5.2.3.3. Private Drives and Alleys The following general guidelines will apply to the private drives (lanes) and alleyways: w Use approximately 50% shrubs, 50% ground cover in landscape areas. w Plant a minimum of one 24” box upright/columnar tree selection (See Residential- Scale Plant List) between homes where roof overhangs permit. w Locate shrub and ground cover pockets adjacent to homes and driveways to create a landscape buffer between the dwelling unit and the alley. w Where necessary, use larger shrubs adjacent to fences and walls to provide a back­ drop landscape. w Install an automatic irrigation system. w Provide access walks to residential entries. w Provide wider and “shared walkways” for dual residential entries where the situation applies. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 151 Chapter 5  Design Guidelines and standards w Locate mailboxes in common landscape areas that do not conflict with pedes­ trian or vehicular traffic. w All residential fences and walls to be minimum with a maximum 8’ height. w Construct all fences and walls connecting two separate residential dwelling units of the same color and material and compatible with the color and mate­ rial of the architectural styles. w Use wood, vinyl, iron or decorative block wall construction for fences and walls. No chain link fence. w Plant vines to grow on walls and fences. Vine species to be selected by project landscape architect. 5.2.4. Fence Guidelines and Standards This section provides design guidelines for fencing on the property lines for private yards. See Section 5.7 TSP Community Wide Walls and Fencing Guidelines and Standards for design guidelines and standards for the community fencing that addresses perimeter fencing and wall along arterials and collectors and general guidelines. The following guidelines should be applied to the design of property line or yard fencing for individual homes: w The proportion, scale, and design of the fences connected to or associated with a home should complement and be compatible with the home’s heritage architectural style. w Partially transparent fencing (excluding chain link) adds interest while maintaining privacy. w Homes adjacent to common open space areas should have wrought iron grillwork and view fences in order to pro­ vide visual access to the open space. w Fencing that are visible from the street such as on corner lots should add visual interest through its detail, materials and color to help define yard space w Trellises may also be used as a means of adding visual interest and providing additional privacy. w Accents at gates such as arched gates or arbors add visual interest and demarcation to entrances. landscape alleyway the maximum length of continuous, unbroken, and uninterrupted fence or wall plane shall be 50 feet. breaks shall be provided through the use of columns, landscaping pockets, transparent sections, and/or a change in materials ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 152 Chapter 5  Design Guidelines and standards 5.3 Medium Density (MDR) and Medium High Density Resi­ dential (MHDR) / Multi-Family Design Criteria Guidelines and Standards Medium Density (MDR), and to a much greater extent Medium High Density (MHDR), residential housing in the TSP will play a significant role in meeting the affordable housing targets set forth in the adopted Housing Element of the City of Modesto. In all likelihood, the MDR housing types will be a mixture of small lot detached homes, attached rowhouses or townhomes, duets (duplex)/tri and fouplexes, which at this point in time are a relatively new and untested form of resi­ dential living in Modesto. MHDR will probably take the form of stacked-flat or multi-story (maximum of three) apartment dwellings, which are much more commonplace throughout the City. What is less common and a major goal of the TSP, is a higher level and attention given to thoughtful site planning and building design for both the MDR and MHDR forms of housing. Exhibit 5.2 MDR-1 Area Conceptual Layout Plan, and Exhibit 5.3 MDR-4 Area Conceptual Layout Plan are two illustrative characterizations that capture certain aspects of improved relationships between the development area and buildings, internal and external circulation and connections as well as the provision of certain site amenities. pedestrian walkway lighting should be no more than four feet in height, be selected to match streetlight stan­ dards and fixtures, and be coordinated with other site furnishings ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 153 Chapter 5  Design Guidelines and standards Note: this illustrative plan depicts a mix of different housing types. It is intended to serve only as an example, among others, of the character intended MDR neighborhoods within tivoli but it is not expected that the product types consisting of less than 50 units can be feasibly provided. Exhibit 5.2 MDR-1 Area Conceptual Layout Plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 154 Chapter 5  Design Guidelines and standards POCKET PARK ALONG PASEO PASEO/GREENWAY OPTIONAL: STORMWATER DETENTION/ YEAR- ROUND WATER FEATURE (supplemental water source) Note: this illustrative plan depicts a mix of different housing types. It is intended to serve only as an example, among others, of the character intended MDR neighborhoods within tivoli, but is not expected that product types consisting of lots less than 50 units will be feasibly provided. Exhibit 5.3 MDR-4 Area Conceptual Layout Plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 155 Chapter 5  Design Guidelines and standards Recent MHDR/apartment development in and around the City, while typically attrac­ tive and well landscaped, do not foster in their residents a sense of connection with or responsibility for their communities. Many of these new multi-family residential devel­ opments are oriented inward away from their primary street, in sharp contrast to the street-facing multi-family developments, in older portions of the city. Whether by default or intended design, these older (and usually much smaller) apartment buildings usu­ ally integrate into the surrounding neighborhood better than their newer counterparts through distinctive architecture, common landscape areas, more pedestrian accommo­ dation and direct connections to the street. Some of newer multi-family developments lack direct physical links to adjacent neigh­ borhoods, subdivisions, or commercial centers except where connected by major streets or sidewalks. More often than not, these same developments are disconnected from surrounding land uses by fences or walls, a circumstance that further heightens their isolation. Another prominent feature of several of the new multi-family complexes around the City is the proliferation of garages and carports. Often, these garages and carports lack any thoughtful architectural detailing or presence, yielding a utilitarian appearance. Furthermore, when they are placed in long, unbroken stretches at the periphery of the complex, they dominate the residential streetscape to the detriment of the greater community. Lastly, multi-family housing developments are almost always rigidly segregated from single-family areas and typically entail a repetition of only one housing type – e.g. all apartments vs. a balanced mix of apartments, townhouses, and duplexes. These guidelines and standards encourage elimination of walled enclaves and pay greater attention to establishing a broader variety and blending of multi-family housing types and sizes used within the same development area at the TSP, hopefully increasing the mix and richness that any neighborhood deserves to have. 5.3.1. Site Planning Guidelines and Standards 5.3.1.1. Circulation and Access Section 5.2.1.1. Circulation and Access for the LDR designation applies to small lot single family detached development in the MDR designation. Street Connectivity For multiple-family attached development, the creation of a hierarchy of internal streets and drives (mostly private) is important in order to create identifiable, safe and more pedestrian friendly places. It should be noted that while the following discussion is ori­ ented toward the nature and site planning of MHDR/multi-family residential develop­ ments, it may have crossover applications to MDR areas as well, particularly when the two land use types abut one another – e.g. MHDR-2 and MDR-1. Vehicular Access Primary vehicle access to an MDR or MHDR development shall be from principal arte­ rial or community level collector streets. Large MHDR/multi-family developments with more than 200 dwelling units shall provide a second primary access. Connectivity An MDR and particularly an MHDR multi-family development should not become an isolated island within the greater TSP. Rather, to reduce vehicle congestion and of­ fer greater connectivity between adjacent residential neighborhoods and other uses mdr with single family appearance mdr townhomes a well-concieved site plan including two story town­ homes and duplex town­ homes over apartments meadow court, san mateo, ca apartment site plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 156 Chapter 5  Design Guidelines and standards within the TSP, the internal drive system (primarily within MHDR) shall connect to the perimeter public street system and provide multiple direct connections to and between local destinations such as the central Neighborhood Park, Common Open Space Areas, and parks adjacent to the TSP, schools, and shopping within the TSP. Through Access Drive MDR and MHDR multi-family developments greater than 5 acres should include a minimum of one “through-access drive,” which typically will be a private drive but may be a dedicated public street. This through-access drive should include both detached sidewalks minimum width) and landscaped planting strips minimum width) between the sidewalk and curb. The through-access drive should be continuous throughout the site and connect to a bordering public street at either end. Internal Circulation Internal Drive Hierarchy The organization of the internal drive system in MHDR/multi-family developments should pro­ vide a hierarchy of the following three types of drives: w Low-volume, residential drives that serve individual building clusters, which feed into w Collector drives that distribute traffic within the development and connect separate building clusters, which then access w Through-access drives that typically connect to the development’s perimeter and the public street system serving the greater TSP. Internal Drive Design Residential and collector drive design within a multi-family development should be de­ signed to encourage and define smaller, clearly identifiable building clusters within the development. The internal drive network should respond to intended traffic speed, pedes­ trian usage and safety, and views. Excessively straight and wide drives encourage high traffic speed and do not have a residential scale. Accordingly, internal drive design within an MHDR multi-family develop­ ment’s boundaries shall comply with the following: w The internal drive system should be arranged to utilize both parallel and perpendicu­ lar streets in identifiable blocks or clusters, as well as occasional curvilinear or diago­ nal streets. w intersections are also encouraged in locations where views of important public spaces or natural or open areas can be highlighted. Pedestrian Connections An on-site system of pedestrian walkways should be designed to provide convenient ac­ cess and connections to and between the following: w The primary entrance or entrances to each group of MDR or MHDR multi-family buildings; w Any sidewalks or walkways on adjacent properties or along perimeter streets extend­ ing to the boundaries shared with an MDR or MHDR development; w Any adjacent commercial land uses, including but not limited to retail or commercial shopping centers, office buildings, restaurants, or personal service establishments; w Any adjacent public park, greenway/paseo, or other public or civic use; and w On-site or shared community amenities, such as swimming pools, community cen­ ters, recreational facilities, common open space, mail centers. lewis st. pedestrian corridor apartment drive entry internal drive heirarchy ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 157 Chapter 5  Design Guidelines and standards On-Site Sidewalk Width All on-site pedestrian walkways and sidewalks should be a minimum of four feet wide except walkways that are directly adjacent to a parking area where parked cars may over­ hang them. Such walkways should be a minimum of six feet wide. 5.3.1.2. Lot Layout and Design Section 5.2.1.2 Lot Layout and Design for the LDR designation also applies to small lot single family detached development (under 3,000 SF) in the MDR designation. Site Layout With particular respect to MHDR/multi-family development, thoughtful attention given to site layout and building orientation often creates one of the overlooked qualities that resi­ dents find desirable about where they live. Such consideration can translate into longer leases and lower turnover of units. The effective layout of the site can also establish a sense of community for a residential neighborhood by providing attractive and desirable spaces for people to gather and interact. Exhibit 5.4 MHDR-3 Area Conceptual Layout Plan and Exhibit 5.5 MHDR-5 Area Conceptual Layout Plan better illustrate the standards cited below. These guidelines and standards are intended to use site planning and building orientation to: w Ensure that residential buildings relate appropriately to surrounding land uses and streets w Create a cohesive visual identity for the neighborhood and attractive street scenes; w Promote efficient site layout in terms of vehicular and pedestrian circulation patterns; w Establish a unique and identifiable image for MDR and MHDR within the TSP; and w Increase the potential for greater privacy of residents through careful siting of build­ ings within a primarily MHDR/ multi-family development – e.g. address window-to- window sight lines between adjacent buildings or limit buildings’ primary orientation to parking lots. w Clustered or grouped to form distinct neighborhoods w Organized around a common open space, public open space a linear park/pas­ eo), or community amenity such as swimming pools or other recreational facilities. w Oriented toward primary or perimeter streets, including thoroughfares and through- access drives, or property lines Common Open Space For MDR and MHDR development, the creation of common open space areas that are easily accessed by residents, offer focal points for community recreation and interaction. Given the environmental and recreational benefits of common open space, it should be integrated purposefully into the overall design of an MDR and MHDR development, it should not merely be left to the residual areas that remain after buildings and parking lots are positioned. All new MDR and MHDR developments shall set aside common open space in accordance with Table 4.2, Residential Development Standard Summary Table because of smaller lots and less private yard areas and denser development. This common open space is in addi­ tion to the main public neighborhood park of the TSP. The common open space should be aggregated into meaningful, quality open spaces. Attachment or clustering of residential units/buildings is encouraged to minimize small, narrow landscaped strips in front of and between buildings. The configuration and content of common open space shall be approved by the Parks, Recreation, and Neighborhoods Department prior to installation and shall be maintained by the development that could include owner responsiblity, home owners as­ sociation or a Community Facilities District. See Chapter 7, Section 7.2.3. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 158 Chapter 5  Design Guidelines and standards Exhibit 5.4 MHDR-3 Area Conceptual Layout Plan Note: this illustrative plan depicts a mix of different housing types. It is intended to only serve as an example, among others, of the character intended MHDR neighborhoods within tivoli. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 159 Chapter 5  Design Guidelines and standards Exhibit 5.5 MHDR-5 Area Conceptual Layout Plan Note: this illustrative plan depicts a mix of different housing types. It is intended to serve only as an example, among others, of the character intended MHDR neighborhoods within tivoli ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 160 Chapter 5  Design Guidelines and standards Design Criteria All common open space lands should meet the following design criteria, as relevant and applicable: w To the maximum extent practicable, common open space shall be organized to create integrated systems of open space that connect with the following types of lands located within or adjacent to the development w Dedicated and or developed public parks w Paseos w Common open space should be located adjacent to the neighborhood w To the maximum extent practicable, common open space land should be contiguous w Pedestrian access to common open space should occur within five hundred feet (500’) of every dwelling unit in the development w Where provided, access to common open space should be a minimum of twenty-five feet (25’) wide, be located where such access is visible to dwelling units, and not be isolated by walls, screening, landscaping, or any other kind of barrier that would pre­ vent resident surveillance of the open space w Where common open space is bordered by private rear or side yards, opaque fences and walls should not be erected along the edges of the open space. Open style fences with a maximum opacity of fifty percent (50%) for each one-hundred feet (100’) of fence length – e.g. post and rail – should be allowed on the perimeter of open space The following shall not count toward common open space set-aside requirements: w Private lots, yards, balconies and patios dedicated for use by a specific unit w Public right-of-way or private streets and drives w Open parking areas and driveways for dwellings w Land covered by structures except for ancillary structures associated with the use of the open space such as gazebos and picnic pavilions w Designated outdoor storage areas w Landscape or open areas between buildings and parking lots of less than 40 feet in width w Required perimeter setbacks w Detention/retention facilities that are not dual use facilities, including drainage swales Features Common open spaces should include gardens, courtyards, recreation, or play areas and shall contain at least three of the following features: w Seasonal planting areas w Large box or caliper flowering trees w Seating w Pedestrian-scaled lighting w Gazebos or other decorative shade shelters w Play structures for children w On-site Community Recreation amenities w Community Gardens w Sports Courts (e.g. half court basketball/bocce ball) community garden developed common open space apartment landscape area (not counted apartment landscape) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 161 Chapter 5  Design Guidelines and standards Incentives The City may approve a one percent increase in permitted density for each one percent of usable common open-space set aside provided beyond the minimum amount required. The density increase may apply to individual projects up to the maximum number of units permitted on Table 3.1 Land Use Summary as calculated within an approved Area Plan provided maximum density of the area plan is not exceeded. To be eligible for this incentive, the developer shall comply with the following requirements. w A single multi-family development site or an aggregate of several shall be a minimum of 4 net acres. w Each common open space shall be at least .50 acre in size. w Each common open space shall be centrally located and easily accessible to all residents within the developments. Each neighborhood green shall be located in a visible, secure setting, easily observed from public streets or private drives. To the maximum extent practicable, rear façades of townhomes/rowhouses or multi-family dwellings that do not contain building entrances shall not abut more than two sides of the greens perimeter. w All parts of the common open space shall be easily accessible by pedestrians. Recreational Amenities Within MDR and MHDR developments, community amenities and features such as picnic areas and tot lots are welcome additions and offer convenient and inviting spaces for residents to gather and recreate. Community amenities should provide areas for passive and active recreation, enhance the overall quality of development, and contribute to the character of the area. Due to limited size, the private common open space areas should be relatively passive, leaving the more active elements to the centrally located Neighbor­ hood Park. MDR and MHDR developments within the TSP should incorporate recreational amenities from the list below in the following amounts: Table 5.8 MHDR & MDR - Recreational Amenities Type Number of Dwelling Units Less than 5 5-25 26-100 101-150 150 and greater Major 0 0 1 1 2 Minor 0 1 1 2 2 w Major Recreational Area: Swimming pool and spa, resident clubhouse/recreation building. w Minor Recreational Area: Children’s play area, volleyball courts, basketball courts, picnic and barbecue areas and other such amenities, appropriate to serve the residents of the project. These amenities will be privately maintained and operated - or maintained and oper­ ated by the CFD. Approval will be required from the parks planning and development division prior to installation. Transition Three-story structures are strongly discouraged adjacent to single-family homes in­ cluding across the street. Multi-family buildings should be oriented in a predominantly perpendicular rather than parallel direction when adjacent to detached single family resi­ dential development. When a parallel orientation is unavoidable, the building setback from the adjacent detached single family residential land use should at least fifty (50) feet with landscape buffer. recreational amenities blue jay tot lot ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 162 Chapter 5  Design Guidelines and standards 5.3.1.3. Building Variation Section 5.2.1.3. Building Variation for the LDR designation also applies to small lot single family detached development (under 3,000 SF) in the MDR designation Housing Mixture In order to promote a diverse residential community, visual variety, and a hospitable living environment, MDR and MHDR developments are encouraged to provide a range of housing types. Not only will this guideline result in greater architectural diversity, it will also generate opportunities for greater housing choices for residents of the community. MDR and MHDR developments should be encouraged to provide a range of hous­ ing types composed of a mix of apartment types that could include cluster home and bungalow court oriented types, duets, four-plexes, “tuck-under,” and mixed combinations of multi-story (two and three) units. Design Incentives The City may allow up to a five percent increase in permitted density for an MHDR development project that includes any two of the following housing types: w Cluster home and bungalow court oriented apartments w A combination of two and three story apartment buildings w Duets, tri or fourplexes w “Tuck-under” apartments (parking under the apartments) The density increase may apply to individual projects up to the maximum number of units permitted on Exhibit 3.2 as calculated within an approved Area Plan. 5.3.1.4. Building Height Transition Appropriate transition should be provided between three-story to one-story buildings. There should be a one-story difference between neighboring buildings. Consideration should be given to the size, scale, and orientation of the buildings. The height transition applies to side to side situations but may also apply to rear to rear, front to front, or other situations. No three-story buildings shall be located next to an existing one story home even across a street or alley. 5.3.1.5. Parking and Garages Section 5.2.1.5 Parking and Garage guidelines for the LDR designation applies to small lot single family detached development in the MDR designation. Parking For Multiple Family Attached Development These parking guidelines for MDR and MHDR multi-family developments are intended to reduce the predominance and visibility of curb cuts, driveways, garages, parking lots and covered parking from both local residential and perimeter streets; improve the appearance of parking lots, especially through increased landscaping; and ensure that dwelling units have convenient access to adequate parking. MDR Parking Layout - Townhouse/Rowhouse Wherever possible, MDR projects such as townhome/rowhouse layouts should be accessed by rear alleys or shared driveways. Avoid townhome/rowhouse plans with integral front garages or front-yard parking. Consider front garage/parking designs only in case of lot dimensions that limit rear access or shared driveways, and if so, incorporate the following: townhouse alley housing mix ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 163 Chapter 5  Design Guidelines and standards w A front driveway only when the lot is more than 20 feet wide; w A driveway width (including walkway leading to front door or stoop) no more than 12 feet for access to a single car garage w A minimum of 20 feet distance between individual driveways to allow for adequate curb length for on-street parking MHDR Parking Layout Where practical, garage entries, carports and parking areas should be internalized in build­ ing groupings or oriented away from street frontage. w Each multi-family development shall have sufficient parking that meets parking stan­ dards provided in Chapter 4 or in the Zoning Ordinance (Parking Amount and Type) plus guest parking spaces in a location convenient to the buildings the spaces are intended to serve. w Parking areas and freestanding parking structures (detached garages or carports) should not occupy more than thirty percent (30%) of each perimeter public street frontage. w Where practical, freestanding parking structures (detached garages or carports) that are visible from perimeter public streets shall be sited perpendicular to the perimeter street in order to reduce visual impacts on the streetscape. Garages and carports shall have a roof consistent with the primary buildings, See Section 5.3.2.4. Roofs. w The total number of required parking spaces should be broken up into smaller “blocks” of parking, with no more than 20 parking spaces per parking block. Parking blocks shall be separated from each other by a landscaped area no less than ten feet (10’) in width. w Setbacks for parking blocks shall be ten feet from multi-family buildings (15’ for adja­ cent right-of-way). w Through-access drives (see subsection C.2, Vehicle Access and Circulation) shall be free of designated parking spaces at the entrance for a distance of 35 feet. Covered and Enclosed Parking Carports and Attached Garages shall be provided according to the following standards: w Carports and detached garages shall be limited to one hundred twenty feet (120’) in length. w No more than four detached garage structures or two carport structures shall be located adjacent to each other end-to-end. w The minimum separation between adjacent detached parking structures (detached garages or carports) shall be ten feet and such separation area shall be land­ scaped in accordance with Section 5.4.3.2. Parking Lot Landscaping and Section 5.4.3.5. Building Foundation Landscaping. A pedestrian access-way may be included within the separation area. Attached Garages shall be provided according to the following standards: w A minimum of twenty feet (20’) of driveway, not including sidewalk width, shall be provided leading to the garage door to allow sufficient area for vehicles to be parked in front of the garage without interfering with internal circulation. Otherwise, no park­ ing shall be enforced in front of the garage. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 164 Chapter 5  Design Guidelines and standards 5.3.2. Architectural Guidelines and Standards In several areas within the TSP, MDR and MHDR development areas are adjacent to each other. Building footprints, forms, and facades will differ markedly between townhomes/rowhouses (MDR) and the various MHDR multi-family residential units suggested within this plan. Nevertheless, these housing types should coexist well together and be good neighbors. One way to increase the likelihood of such an out­ come is through architectural guidelines addressing a base level of expectation, qual­ ity, consistency and variation in building architectural character and style. The goal of this section of these guidelines is to influence the design of multi-family residential buildings in order to achieve the following outcomes: w A level of distinction, quality, consistency, and individuality in the architectural expres­ sion among MDR and MHDR multi-family residential buildings that avoids monotonous and featureless building massing and design; w Stronger building design and architectural compatibility within and between MDR and MHDR multi-family development; and w A respect for the context of adjacent lower density residential neighborhoods that takes into account the height, scale, form, and proximity of surrounding development. 5.3.2.1. Architectural Style Section 5.2.2.1. Architectural Styles found in the LDR designation also apply to small lot single family detached development in the MDR designation. These same architectural styles are strongly encouraged to be considered and applied in both attached MDR and MHDR housing types. Each MDR or MHDR building should have a definitive, consistent style and appearance. Subtle and understated changes in roof forms, entries and building materials can heighten the individuality of single units grouped into one building. 5.3.2.2. Massing and Articulation Section 5.2.2.2. Massing and Articulation for the LDR designation also applies to small lot single family detached development (less than 3,000 SF) within the MDR designation. Massing and Form MDR and MHDR residential design should incorporate visually heavier and more massive elements at the building base and lighter elements above. A second story should not appear to be unbalanced or heavier or to have greater mass than the first or street level. For at­ tached multiple family developments under the MDR and MHDR designation, the following building massing guidelines apply: Building Height A varied combination of both two-story (up to 30 feet in height) and three-story residential structures (up to 45 feet in height) is encouraged. Building Length The maximum length of an MHDR multi-family residential building should be 200 feet. No more than six MDR townhome/rowhouse dwelling units should be attached in any single block. Breaks in the Façade All buildings should be designed to provide massing configurations with a variety of dif­ ferent wall and roof planes. Unarticulated, monolithic structures with long, monotonous, facade modulation distinctive balance in massing ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 165 Chapter 5  Design Guidelines and standards unbroken wall and roof surfaces of fifty (50’) feet or more are highly discouraged. At least every fifty linear feet wall and roof planes should contain offsets or setbacks with a differential in horizontal plane of at least five feet Massing for Smaller Buildings The massing and use of exterior materials on small multi-family buildings of ten (10) units or less, including duplexes, tri and fourplexes and apartment courts should be arranged such that they give a building the appearance of a large single-family detached home. A example of this design strategy is the provision of a “step down” transition between the second and first story at the ends of multi-family units. Articulation Consideration and incorporation of the following guideline statements in the creative design of MDR and MHDR developments are encouraged: w Balance the expression of individuality of each unit with the role an entire building plays in fitting into the establishment of the larger street “scene” through the inte­ grated design of its complete façade. w Provide the appropriate number and size of windows for light and view along street and common park space or areas. w Extend the appropriate design treatment to both street façades when the building occupies a corner location. The design of a corner building can be unique and incor­ porate special features such as towers, corner bays and gables. w Use the unique position of buildings that terminate street views or enclose public/ common space to incorporate building design elements such as towers, bays, etc. that can make such locations memorable places within the immediate neighborhood. “Four-sided” design required fronts of buildings should be articulated through the use of bays, insets, balconies, porches, or stoops related to entrances and windows. The majority of a building’s architectural features and treatments such as bays, balconies, or accent ma­ terials shall not be restricted to building fronts. Rather, all sides of an MDR or MHDR building shall display a similar level of quality and architectural interest. 5.3.2.3. Materials and Variety Section 5.2.2.3. Materials and Variety for the LDR designation also apply to small lot single family detached development in the MDR designation. Variety of Buildings Material In MDR and MHDR residential projects, subtle variations in color and materials shall be used where practicable to define the neighborhoods of the TSP. For all MDR and MHDR development, an amount equal to thirty percent (30%) of the total net exterior wall area of each building elevation, excluding gables, windows, doors, and related trim, should be: w Natural or stone or brick (solid or veneer) w Integrally colored, textured or glazed concrete masonry units The balance of the net exterior wall area may be board and batten, lap siding, and/or stucco. Vinyl or recycled wood and composite products may be used as an ancillary material for trim, deck railings and planks, and other accent features. Foam extrusions may be used for decorative building accents or details. windows or corner defini­ tion bays, insets, porches store/brick 30% coverage ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 166 Chapter 5  Design Guidelines and standards 5.3.2.4. Roofs Section 5.2.2.4. Roofs in the LDR designation applies to small lot single family detached development in the MDR designation. Roof Material For MDR and MHDR developments, predominant roof materials shall be high quality, du­ rable material such as wood shake shingles, clay or concrete tiles, and “architectural” com­ position shingles. Roof Forms On MDR and MHDR buildings where sloping roofs are the predominant roof type, each building shall have a variety of roof forms. For instance, a gable or hip configura­ tion should be used with complementary sheds, dormers, and other minor elements. Other roof forms will be considered on a case-by-case basis. Roof forms shall be de­ signed to correspond and denote building elements and functions such as entrances and arcades. Carport roofs visible from streets shall incorporate the roof pitch and materials consistent with the main building. 5.3.2.5. Entries and Porches Section 5.2.2.5. Entries and Porches for the LDR designation applies to small lot single fam­ ily detached development in the MDR designation Porches and Entry Requirements For MDR and MHDR developments, all building entries adjacent to a collector or residential (local) public street or to a public street or private drive with on-street parking shall be pedestrian-scaled. Pedestrian-scaled entries are those that provide an expression of human activity or use in relation to building size. Doors, windows, entranceways, and other fea­ tures such as stoops and porches, corners, setbacks, and offsets can be used in combina­ tion to create pedestrian scale. Functional and usable outdoor porches, patios, courtyards or screened private areas are encouraged. 5.3.2.6. Doors and Windows Section 5.2.2.6. Doors and Windows for the LDR designation applies to small lot single fam­ ily detached development in the MDR designation. Windows Windows should be carefully selected, combined and arranged to establish clear and mic patterns, particularly on the front façades of both MDR and MHDR buildings. Win­ dows should be located to maximize the possibility of occupant surveillance of the adjacent streets, parking areas, public parks, and common community areas or buildings. Garage Doors Garage doors of attached garages shall not comprise more than fifty percent (50%) of the total length of an MDR or MHDR building’s front façade facing the street. Every two single-bay garage doors or every double garage door should be offset by at least five feet from the plane of an adjacent garage door(s). 5.3.2.7. Trellises, Columns & Details Section 5.2.2.7. Trellises, Columns & Details for the LDR designation also apply to small lot single family detached development in the MDR designation. less dominant of garage door variety of roof forms doors recessed into a portal create a definite sense of entry ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 167 Chapter 5  Design Guidelines and standards 5.3.2.8. Color Section 5.2.2.8. Color for the LDR designation also apply to small lot single family detached development in the MDR designation. 5.3.2.9. Accessory Buildings The following guidelines are intended to integrate accessory structures into the overall de­ sign of a primarily MHDR multi-family development in order to ensure compatibility with the primary buildings with which they are associated. Design Compatibility Required Detached garages and carports and other accessory structures, including but not limited to grouped mailboxes, storage and maintenance facilities, recreational facilities, picnic shelters, trash enclosures and outdoor shade structures shall incorporate compatible and comparable materials, scale, colors, architectural details, and roof slopes as the primary multi-family buildings. Flat or shed roofs are highly discouraged. Rear walls of detached garages and carports that back to the perimeter street shall be articulated through the use of one or more of the follow­ ing elements: w Windows; w Trellis or attached arbor; or w Varied roof planes. Section 5.2.3.1. Front Yard Landscape Zone-Definition and Section 5.2.3.3. Private Drives and Alleys for LDR designation also applies to a small lot single family detached (3,000 SF or less), development in the MDR designation. 5.3.3. Landscape Guidelines and Standards Section 5.2.3.1. Front Yard Landscape Zone-Definition and Section 5.2.3.3. Private Drives and Alleys (Less than 3,000 SF) for the LDR designation also apply to small lot single family detached development in the MDR designation. Within MDR and MHDR types of residential developments, available space for landscape and planted areas occurs at a premium. Given this limited availability, it is even more imperative to ensure that these land­ scape areas are: w Sized and located for the maximum benefit and complement to the buildings they surround; w Woven into the streetscape (internal and external) that they are a fundamental part of; and w Well designed with ample plant material in size, selection, placement, and composi­ tion to increase the overall aesthetic appeal of each residential community. 5.3.3.1. Attached Housing Type Landscape The following applies to the front yard area: w Apply all applicable general residential Neighborhood Streetscape and Parkway requirements. (Section 3.4.10 Neighborhood Streetscapes and Section 3.4.11 Park­ ways) accessory bldg compat­ ibility well designed ample plant material ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 168 Chapter 5  Design Guidelines and standards w Clearly define pedestrian and vehicular circulation with a consistent landscape and hardscape treatment. w Design project entry drives to provide a slight line view of the theme landscape fea­ tures and recreational facilities. w Plant a minimum of one 24” box backdrop accent tree per residential unit for MDR development w Use canopy trees, wherever possible and particularly in parking areas, to shade and mitigate the summer heat. Achieve a 50% shade cover of parking areas within 10 years. w Install one 24” box min. parking lot tree for every four spaces excluding carports and garage parking. w Plant a minimum of 16 24” box large shade trees per acre for MHDR development exclusive of parking lot landscaping requirements. w Screen carports and parking stalls with landscape planters. w For small areas use approximately 25% shrubs, 25% ground cover and 50% turf in designated landscape areas (applies mostly to MDR housing prototypes) w For large areas use approximately 30% shrubs, 20% ground cover and 50% turf in designated landscape areas (applies mostly to MHDR common landscape areas) w Use turf in limited areas where it serves a functional use (maximum 50% coverage) w Plant slopes over 6:1 surface gradient with ground cover and shrubs. w Grade low slopes to less than 6:1 surface gradient and plant with turf. w Plant accent shrubs to highlight home entries. w Provide access walks to all and to all common recreation facility residential building entrances. w Install a minimum 5’ wide shrub and groundcover planting area at all building walls. Keep turf approximately 4’ to 8’ from the house edge and from the side yard property lines to allow for foundation/ground cover shrub planting. w Install automatic irrigation system in the front yard of each residential home(s) site. w Plant vines on walls, fences, trellis/arbor, structures, patio enclosures. w Use planting to screen cars when parking is located adjacent to a public street. w Install a minimum 5’ planting pocket along the street side and sides of the row ga­ rages on all street frontages. Allowance should be made for tree clearance of building overhangs. w Enclose trash container with a 6’ decorative masonry with optional architectural trellis over enclosures. Use landscape buffers/vines on three sides of trash enclosures. All trash enclosures to have concrete foundation and apron. w Locate trash enclosures for ease of maintenance and access. Recommended locations include inside parking courts at the end of parking bays. Screen trash enclosures from off-site views. w Provide private recreation facilities or park amenities per the applicable design criteria and guidelines of the TSP. w If possible, locate mailbox cluster units within or adjacent to private recreation/park areas. 5.3.3.2. Typical Corner/Side Yard Landscaping Use all requirements under the Front yard Landscaping section for the corner/side yard area including an extra set of trees. 5.3.3.3. Plant Material Selection and Placement Incorporate plant material selections adaptable and suitable for the plant zone (USDA or Sunset) covering the greater Modesto area. Refer to Residential scale Plantlist for applicable plant selections. Reinforce and highlight neighborhood building clusters, primary access apartment streetscape apartment streetscape ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 169 Chapter 5  Design Guidelines and standards ways and entries, neighborhood greens, and common and park areas. In addition consider the following planting design considerations: w Placement of plant materials and compositions to define or frame open areas. w Placement of plant materials and groupings to accentuate the primary site vehicular circulation routes, and differentiate parking areas. w Themed plant selections to give distinction and presence common recreation and park areas. w Plant selections that are similar in form and scale to existing vegetation of adjacent developments to continue the overall plant palette and appearance of the greater area. w Use of varied of plant types, sizes, and species such that on-site landscaping displays a diversity of seasonal flower, leaf size, texture, and color. w Plant material selections based on the above characteristics as well as hardiness and drought tolerance. 5.3.4. Site Lighting The site lighting criteria found in the Community Commercial (CC), Neighborhood Com­ mercial (NC) and Professional Office (PO) may generally be applied to the MDR and MHDR development areas and shall serve as the primary reference for this guideline. However, the following sections are supplemental requirements that are particular to MDR and MHDR development areas. 5.3.4.1. Lighting Height- Pedestrian Scale Light poles and lighting structures should be no more than twenty feet (20’) in height. 5.3.5. Fence Guidelines and Standards Section 5.2.4. Fence Guidelines and Standards for the LDR designation applies to small lot single family detached development in the MDR and MHDR designation. diversity of planting apartment landscape ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 170 Chapter 5  Design Guidelines and standards 5.4 General Commercial (GC), Neighborhood Commercial (NC), and Professional Office (PO) On just matters of size and scale alone, the regional serving commercial (RSC) merits separate and detailed design criteria and guidelines. There are a number of similarities and common points of convergence where combining the design criteria and guidelines for General Commercial (GC), Neighborhood Commercial (NC) make sense. Avoiding the sameness and plainness of the all-too-common commercial and office buildings are the in­ tent of these particular design criteria and guidelines. The emphasis in these criteria and guidelines is to encourage strong attention to coordinated and responsive site planning along with coherent and creative architecture. These criteria and guidelines are intended to increase this potential by: w Creating a sense of place for users and passers-by; w Ensuring that buildings relate appropriately to surrounding developments and streets and create a cohesive visual identity and attractive street scene; w Establishing site circulation that promotes contiguous and non-conflicting pedestrian and vehicle movement patterns; w Establishing parking areas that provide safe and efficient access to buildings; and w Contributing to establishing and evolving, unique and identifiable image for future retail, commercial, and office development at the TSP. Exhibit 5.6 GC-1 Area Conceptual Layout Plan and Exhibit 5.7 NC-1 Area Conceptual Lay­ out Plan are three characterizations that aid in better illustrating the above criteria and guidelines. 5.4.1. Site Planning Guidelines and Standards 5.4.1.1. Site Layout Building Orientation All primary and pad site buildings shall be arranged and grouped so that their primary ori­ entation complements adjacent and existing development . The retail centers must provide buildings that: w Frame the corner of an adjacent street intersection and minimize the parking lot’s influence as seen from the streets; w Frame and encloses a “main street” pedestrian and/or main entry points; w Frame and encloses, public spaces, or other site amenities; w Provide alternative development patterns or orientations are encouraged, provided such pattern achieves the intent of the above standard section. Strictly linear or “strip commercial” development patterns shall be avoided; w To the maximum extent practicable, pad sites shall be clustered together to define street edges and entry points or to enclose and create interesting and usable places between buildings. Even dispersal of pad sites within the development, along the street edge(s), is encouraged. Adequate pad buildings must be provided to frame the street and driveways; w Provide the layout of pad site buildings that relate coherently to the public street and surroundings (outward) as well as to the main center (inward). rampart commons linear pad building mashpee commons neighborhood commercial village at five parks ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 171 Chapter 5  Design Guidelines and standards Exhibit 5.6 GC-1 Area Conceptual Layout Plan Note: this illustrative plan depicts a conceptual general commercial (gc) layout. It is intended to serve only as an example, among others, of the character intended for gc areas within tivoli ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 172 Chapter 5  Design Guidelines and standards Exhibit 5.7 NC-1 Area Conceptual Layout Plan Note: this illustrative plan depicts a conceptual neighborhood commercial (nc) layout. It is intended to serve only as an example, among others, of the character intended for nc areas within tivoli ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 173 Chapter 5  Design Guidelines and standards Central Features Each NC and GC or professional office development within the TSP should have a highly vis­ ible and noteworthy architectural element of the building (or building group) or a site focal point/feature that should be at least two of the following: w A prominent (substantial in scale and proportion) architectural feature that is a a clock tower, spire,); w Public art or sculpture; w Fountains or other water feature; w Public plazas or other open space including public seating and/or outdoor eating area; w Noteworthy landscape feature with a variety of plant materials emphasizing four-season colors, textures, and varieties; w A landscaped pedestrian walkway linking customer entrances between two or more pad site buildings and other public walkway and spaces; or, w Location of trash and recycling collection localities shall consider proximity to areas that are sensitive and affected by delivery and collection noises. Service Area And Equipment Screening w To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or such service areas shall not be visible from abutting streets and shall be oriented toward on- site service corridors. w No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within twenty feet (20’) of any public street, public sidewalk, or internal pedestrian walkway. A minimum 40’ setback shall be provided adjacent to residential uses. w Loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions shall be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Screening materials shall be the same as, or of equal quality to, the materials used for the primary building and landscaping. w Mechanical/utility screening shall be an integral part of the building structure and archi­ tecture and not give the appearance of being “tacked on” to the exterior surfaces. The building parapet shall be the primary means of screening roof top equipment. 5.4.1.2. Parking Lots Placing large amounts of parking between the front door of buildings and the adjacent street contributes to a formless arrival experience for users, and creates a detached relationship between the primary building and the street. These standards are also intended to reduce the scale of parking areas, sitting a portion of the parking lot out of view, providing clear pedestrian circulation paths and amenity areas with parking areas, and using increased land­ scaping within parking lots to screen spaces and reduce the overall visual impact of large parking areas. w Parking Lot Design- Major circulation patterns within parking areas should be well- defined with curbs and landscaped islands and parking spaces along main circulation drives shall be avoided. Dead-end parking lots shall be avoided. w Large parking blocks shall be broken up and separated from each other by landscaping (planter medians) access drives or public streets, pedestrian walkways, or buildings. Each parking block or pod shall have consistent design angles for all parking within the block. Parking blocks should be oriented to buildings to allow pedestrian movement down and not across rows (typically with parking drive aisles perpendicular to customer entrances). parking areas shall be subdivided into smaller “blocks” by planter medians, access drives, or public streets, pedes­ trian walkways, or buildings central feature cafe court ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 174 Chapter 5  Design Guidelines and standards 5.4.1.3. Circulation The provision of safe, efficient, and convenient, vehicular and pedestrian access and circulation patterns within and between NC and GC or professional office develop­ ment within the TSP is an important site planning and design consideration. A pe­ destrian network that offers clear circulation paths from the parking areas to building entries is an integral part of this plan. Vehicular Circulation In smaller retail, commercial centers, and office areas, where traffic volumes are lower than regional commercial centers, the following design elements should be used: w A hierarchy of driveways should be clearly established with primary driveways accessing the public streets and serving as the main circulation route within the site. Secondary driveways serving parking lots should link with the primary driveway. The circulation system should be designed for a safe and orderly flow of traffic throughout the site w Limited access points to major roadways using shared driveways will be re­ quired. w Entry drive throat can be shorter than the regional commercial centers. Pedestrian Connections An on-site system of pedestrian walkways shall be designed to provide direct access and connections to and between the following: w The primary entrance or entrances to each commercial or office building, including pad/free-standing site buildings; w Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the commercial development; w Any public sidewalk system along the perimeter streets adjacent to the commercial development; w Other existing and adjacent land uses and developments; w All parking areas that serve such primary building; and w Site amenities and public gathering places. Walkway w Connections between the on-site (internal) pedestrian walkway network and any public sidewalk system located along adjacent perimeter streets shall be provided at regular intervals along the perimeter street as appropriate to pro­ vide easy access from the public sidewalk to the interior of the project. w All site walkways connecting parking areas to buildings, shall include a 5-foot minimum walkway with planting areas wide enough to accomodate trees on one or both sides (typically 6’ width minimum). w Walkways Along Primary Buildings- Continuous pedestrian walkways no less than eight feet wide shall be provided along the full length of a primary building along any façade featuring a customer entrance and along any façade abutting customer parking areas including parking lot drive aisles. w Walkways Along Pad/Freestanding Site Buildings- Continuous pedestrian walkways no less than five feet wide shall be provided along the full length of a pad site building along any façade featuring a customer entrance and along any façade abutting customer parking areas. Such walkways shall be located at least three feet from the façade of the building to provide plant­ ing beds for foundation landscaping, except where features such as arcades or pedestrian passageway and arbor-framed entry be­ tween commercial/office buildings direct, accessible and attractively landscaped pedestrian walkway dividing parking areas the shops at bishop ranch san ramon, california unique and well-defined cross­ walk with an asphalt “dura- therm” overlay brick pattern costa mesa, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 175 Chapter 5  Design Guidelines and standards overhead trellis structures occur. w Walkways Through Vehicle Areas - At each point that the on-site pedestrian walk­ way system crosses a parking lot or internal street or driveway, the crosswalk shall be clearly marked through the use of a change in paving materials distinguished by their color, texture, or height or by provisions of a landscaped walkway. 5.4.2. Architectural Guidelines and Standards Future NC and GC or professional office development within the TSP shall make a mean­ ingful contribution to establishing the TSP with a recognizable image as a distinct place. This section of the guidelines deals with doing just that through careful attention to how building architecture can provide visual variety and interest, thereby setting these kinds of development apart from the more commonplace. A consistent architectural style and them shall be used to tie outlying pad buildings and primary buildings. All buildings shall use compatible design, material, and color approved for the development. 5.4.2.1. Massing The composition of the building should present a clearly recognizable base, middle, and top, or a clearly defined alternative building composition for example. A recognizable “base” may consist of, but is not limited to: w Thicker walls, ledges, or sills; w Integrally-textured materials such as stone or other masonry; w Integrally-colored and patterned materials such as smooth-finished stone or tile; w Lighter or darker colored materials, mullions, or panels; or w Landscape planter walls. A recognizable “top” may consist of, but is not limited to: w Cornice treatments, other than just colored “stripes” or “bands,” with integrally- textured materials such as stone or other masonry or differently colored materi­ als; w Sloping roof with overhangs and brackets; w Stepped parapets; or w Horizontal such as openings and articulations, shall logically align between levels. 5.4.2.2. Articulation Minimum Wall Articulation. There should be no blank, inarticulate building walls exceed­ ing 30 feet in length. All building walls should be designed to meet a majority of the following standards: w Building Bays, Projections, and Recesses- All building walls should consist of a building bay or structural building system that is a maximum of thirty feet (30’) in width. Bays should be visually established by architectural features such as col­ umns, ribs or pilasters, piers, changes in wall planes, changes in texture or materi­ als, and fenestration pattern no less than twelve inches (12”) in width. Any wall exceeding 30 feet in length should include at least one change in wall plane, such as projections or recesses, having a depth of at least five percent of the en­ tire length of the façade and extending at least twenty percent (20%) of the entire length of the façade. w All building walls should include materials and design characteristics consistent with those on the front. recesses, projections and sweeping curves make this free-standing building group visually interesting and inviting the shops at bishop ranch san ramon, california this storefront is a good example of a well- executed “base/middle/top” composition successfully composed using one building material: brick. as an added element, a modest arcade projection punctuates the entry while offering weather protection safeway at village, rockville, maryland changes in surface textures, recesses and projections in building wall, deep metal awnings, and vine pockets all combine to create a pleasing appearance to a commonly ne­ glected component, the rear and service area of retail buildings whole foods, the shops at bishop ranch, san ramon, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 176 Chapter 5  Design Guidelines and standards 5.4.2.3. Materials and Colors A greater visual unity of design can be achieved through the use of carefully se­ lected and compatible materials and colors. In doing so, retail, commercial and office developments within the TSP will have some clear visual connectedness, while retaining an individual presence. Material In selecting exterior building materials, consideration should be given to the appropriateness of the materials to the scale of building proposed. All primary and pad buildings should be constructed or clad with materials that are durable, economically-maintained, and of a quality that will retain their appearance over time, including, but not limited to: w natural or stone or brick; w stucco; w integrally-colored, textured, or glazed concrete masonry units; w high-quality prestressed concrete systems; w water-managed Exterior Installation Finish Systems (EIFS); or glass. w Exterior building material shall be continued down to within nine inches of finished grade on any elevation. Exterior masonry materials shall be continued to the top of grade. Color Color schemes shall tie building elements together, relate separate (freestanding) buildings within the same retail, commercial or office development to each other, and shall be used to enhance and accentuate the architectural form and features of a building. w Color schemes should utilize earth and other natural tones as found in the agricultural and orchard setting that remains around the edges of the TSP. w All building projections, including, but not limited to, chimneys, flues, vents, and gutters, should match or complement in color the permanent and base color(s) of the surface from which they project. 5.4.2.4. Entrances Each primary building on a site, regardless of size, should have clearly-defined, highly visible customer entrances featuring no less than three of the follow­ ing: w Canopies or porticos; w Overhangs; w Recesses/projections; w Arcades; w Raised corniced parapets over the door; w Peaked roof forms; w Arches; w Outdoor patios; or w Display windows. w Architectural detail such as tile work and moldings integrated into the building structure and design; or, w Integral planters or wing walls incorporating landscape planting areas and/or places for sitting. conservative application of two ba­ sic building materials (brick veneer and eifs) and two paint selections (one base color and a complemen­ tary trim/accent) combine to give this restaurant an understated corner presence bridgeport village, lake oswego, oregon the subtle application of muted and related colors pulls this entire retail storefront block together bridgeport village lake oswego, oregon this building block displays a consistent architectural theme, while retaining a mea­ sure of indviduality through the judicious combination of color, building and window proportions, and roof line and roofing material mt. pleasant town centre mt. pleasant, south carolina ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 177 Chapter 5  Design Guidelines and standards 5.4.3. Landscape Architecture Guidelines and Standards A well-designed landscape is a visible indicator of a quality development and must be an integral part of NC and GC or professional office development within the TSP. Landscape development cannot be relegated to a secondary status, merely used to fill-in residual and leftover portions of any site. Landscaping is intended to visually tie the entire development together, define major and circulation (both vehic­ ular and pedestrian) and parking patterns, and, where appropriate, help buffer less intensive adjacent land uses. Refer to Section 5.8 TSP Community-Wide Landscape and Irrigation Standards. All landscaping shall comply with landscaping guidelines set forth in the City of Modesto Municipal Code. All landscaping plans shall be submitted and approved by the Parks, Neighborhood, and Recreation Department. 5.4.3.1. Landscaping landscaping announces and highlights entries into the development for the visiting public. Use of low water usage or xeriscape plant material shall be required including placement of plant in appropriate hydro zones. Development should be planted with ornamental plant material, such as ornamental and accent type trees, flowering shrubs and perennials, and ground covers. Landscaping should provide detail, color, and variety to mark into developments. Planting should be massed and scaled as appropriate for the entry­ way size and space. Landscaping at street intersections and driveway corners should “pull back” to open view lines into the site and to create opportunities for creating thematic landscape entry features with strong plant composition. 5.4.3.2. Parking Lot Landscaping Interior Parking Lot Landscaping: Parking lot landscaping shall minimize the expan­ sive appearance of parking lots, provide shaded parking areas, and be used to reduce the presence of cars. The interior of all large parking blocks should be landscaped according to this subsection. w Separation of Parking Blocks. Each large parking block should be separated from other parking blocks by a landscaped planting area that is at least six feet wide, or by a combined pedestrian walkway and landscaped median (mini­ mum width of eleven feet or by a low decorative fence or wall (maximum height three feet bordered by landscaping on at least one side. w The primary landscaping materials used in parking lots should be canopy shade trees. Canopy shade trees shall be a minimum of 24” Box or 1½ caliper in size and be of sufficient quantity to provide a 50% shade coverage of any park­ ing area within 10 years of establishment. A tree planting shading diagram will be required to be submitted and approved by the Parks, Recreation, and Neigh­ borhood Department. Low shrubs or ground cover may be used to complement the base of shade tree, but shall not be the sole means of planting coverage. 5.4.3.3. Perimeter Parking Area Landscaping An attractive, shaded environment along street edges bordering NC and GC and office developments at the TSP will give visual relief from continuous hard street edges, provides a pleasant walking environment, helps buffer automobile traffic and increases the sense that an area is “tied” together through a unified landscape. this building has a prominent stone veneer treatment at the base, sizeable windows repeated midway up, and a well-defined cornice the shops @bishop ranch san ramon, california through the effective combina­ tion of plant texture, color, and layering of height, this entry calls attention to itself planted medians help to define and better enclose “blocks” of parking while providing locations for shade generating trees ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 178 Chapter 5  Design Guidelines and standards The perimeter edges of Parking areas should be screened from public streets and sidewalks, public open space, and adjacent properties, by either of the following methods: w A low continuous landscaped hedge at least three feet high, planted in a triangular pattern so as to achieve full screening at maturity; w A low decorative masonry wall at least three feet high in combination with landscaping; or w A combination of these methods. 5.4.3.4. Building Setback Landscaping Building setback areas along thoroughfare, collector, or residential streets, or along private drives, shall be landscaped with a minimum of one 24” box or 1½-2” caliper tree per thirty feet (30’) of linear frontage. 5.4.3.5. Building Foundation Landscaping Building foundations should be planted with plant material, such as ornamental accent trees, flowering shrubs and perennials, and ground covers. The land­ scaping should be adjacent or close to the foundation. Planting should be massed and scaled as appropriate for the size and space. Landscaping should be “tiered” in scale and increase in detail, color, and variety to mark into developments. 5.4.4. Fencing Guidelines and Standards While fences and walls are often necessary to buffer undesirable or incompatible uses, the design for such barriers is often weak, and the materials they are built with are poorly chosen. These standards provide fencing and walls that are visually appealing, complement the design of the overall development and surrounding prop­ erties, and provide visual interest to pedestrians and motorists. When a NC and GC or professional office development within the TSP includes a fence or wall, the following will apply: w The height of a wall shall be eight feet next to residential uses unless noise impact mitigation requires a greater height. w Walls and fences shall be constructed of high quality materials, such as decorative blocks, brick, stone, treated wood, and wrought iron. The walls and fences should be capped. Standard wall may be used when it is not visible from the street or to the general public. w Breaks in the length of a fence shall be made to provide for required pedestrian connections to the perimeter of a site or to adjacent development. w The maximum length of continuous, unbroken, and uninterrupted fence or wall plane shall be fifty feet Breaks shall be provided through the use of col­ umns, landscaping pockets, transparent sections, and/or a change to different materials. w Fences and walls shall be set back from the property line to allow at least a ten-foot (10’) landscape-planting strip. Such setback area shall be landscaped with trees, shrubs, and ground cover selected for their screening qualities and hardiness. Use variety of species to provide seasonal color and plant variety. Climbing vines are encouraged on exterior fences where graffiti might occur. w Refer to section 5.7 TSP Community Wide Walls and Fencing Guidelines and Standards. the perimeter of all parking areas should be screened from adjacent streets, public sidewalks, and ad­ jacent uses by a landscaped hedge, a decorative masonry wall, a land­ scaped berm, or a combination of these methods recesses, projections and sweeping curves make this free- standing building group visu­ ally interesting and inviting the shops at bishop ranch san ramon, california foreground and foundation planting area makes a sharp distinction between parking and building the shops at bishop ranch, san ramon, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 179 Chapter 5  Design Guidelines and standards 5.4.5. Signage Guidelines and Standards Signage must be scaled appropriately to appeal to both pedestrians walking on the adjacent sidewalks and to vehicles driving at reduced speeds. The following sign guidelines and standards are intended to create aesthetically pleasing and cohesive signage system while reinforcing the existing context of the infill or re­ development area. w On all street frontages, signage material should be integrated into the over­ all design of the building. w Signs should be located to complement the architectural features of a build­ ing such as above the building entrance, storefront opening, or other similar feature. w Refer to section 5.6 TSP Community Wide Signage Program. 5.4.6. Lighting Guidelines and Standards The provision of attractive lighting fixtures and layout patterns will contribute greatly to a unified exterior lighting design for retail, commercial (NC and GC) or professional office development within the TSP. Thoughtful selection and place­ ment of lighting safer vehicular and pedestrian access to and within any of these future developments. w A unified lighting plan with final plan applications for all retail, commercial and office developments will be required for the TSP. w Pedestrian Walkway Lighting: Pedestrian-level, bollard lighting, ground mounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. Bollard-type lighting shall be no more than four feet high. w Lighting for Security: Accent lighting on buildings is encouraged as a security feature. Interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas. w Illumination Levels: pedestrian areas shall be illuminated to a minimum of one foot candle. w Design of Fixtures/Prevention of Spillover Glare-Light fixtures shall use cutoff lenses or hoods to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. w Color of Light Source- lighting fixtures should be color-correct types such as halogen or metal halide to ensure true-color at night and ensure visual comfort for pedestri­ ans. w Architectural Building-mounted lighting may be used only to highlight specific archi­ tectural features or primary customer or building entrances. General floodlighting of building façades is not permitted. w Parking Lot Lighting-Luminary Fixture Height. The mounting height for luminary fix­ tures should not exceed twenty-five feet (25’) as measured to the top of the fixture from grade. w Refer to Section 5.10 TSP Community Wide Lighting Guidelines and Standards. a rear service and delivery area nicely hidden by a combination of screen wall, evergreen trees and vines walls and fences shall be constructed of high quality materials such as decorative blocks, brick, stone, treated wood, and wrought iron pedestrian scaled outdoor lighting should be chosen as a unifying and deco­ rative addition to both building and the overall site development ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 180 Chapter 5  Design Guidelines and standards 5.5 Regional Serving Commercial (RSC) The overall objective of a Regional Serving Commercial (RSC) is to provide a facil­ ity where “large-format” retailers can locate with the primary purpose of providing goods and services to the City of Modesto and surrounding communities. Because of this scale of development, a set of specific “Design Guidelines” are, provided here, so that the RSC will enhance and be compatible with the balance of the TSP. Much of the success of large-format retail developments like the RSC rely heavily on a prominent location, high visibility and access from major public streets like the future Claratina Avenue extension and Oakdale Road. In turn, a well-executed combination of site planning, building architecture and landscape architecture at the RSC will have a major influence in heightening the overall appeal, attractive­ ness and notoriety of the TSP area. The following design objectives set forth for the future framework development within the RSC land use designation. 5.5.1. Design Objectives w Enhance the character and quality of large scale commercial and retail areas leading to the establishment of a clear and recognizable identity and pres­ ence unique to the TSP. w Enhance the human scale of commercial development while respecting the scale and character of existing and future residential neighborhoods of the TSP that adjoin these commercial uses. w Identify and enhance pedestrian opportunities throughout the commercial center. Link these opportunities with public transit facilities. w Provide pedestrian access from existing and future residential areas. w Promote a distinctive architectural building design and construction practices at the RSC, in order to sustain the architectural integrity and extended build­ ing life cycle. w Strike a balance the economic requirements of commercial development with the aesthetic objectives of the RSC in the TSP. Exhibit 5.8 Regional Serving Commercial Center Site Opportunities and Design Conceptual Diagram through Exhibit 5.10 Regional Serving Commercial Center are conceptual exhibits that display the design of objectives of the RSC uses. 5.5.2. Site Planning Guidelines and Standards 5.5.2.1. Site Layout As a part of the TSP, the RSC land use designation, will have to interface with adjacent proposed Residential land uses. This interface brings with it a number of design challenges that must be anticipated and considered within the TSP. Site Planning for the RSC, needs to respond to “common boundary” issues which could arise with its residential neighbors. In some cases these residential neighbors are in the future, in some areas, they are existing residents living within the TSP planning area. Design elements that need to be coordinated between these existing and future residential neighbors should include: w Provide a number of pedestrian and vehicular linkages with the adjacent residential areas. However, eliminate potential of “delivery truck” traffic using adjacent neighborhood streets to gain access to the RSC. target store albany, califronia a tasteful and eye-grabbing sign along with well composed accent and seasonal planting says you have “arrived” at this eatery simple yet carefully designed and crafted entry monument lending distinction to this commercial center the shops at bishop ranch san ramon, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 181 Chapter 5  Design Guidelines and standards w Provide limited direct access of adjacent major roadways (Claratina Avenue and Oakdale Road) using shared driveways. w Minimize or eliminate conflicts of noise, light and visual intrusion when­ ever possible. Loading docks, trash enclosures and/or compactors need to be visually and acoustically screened from adjacent residential uses. Also controlling the hours of delivery can play a significant role in reduc­ ing potential intrusion of the RSC into the residential neighborhoods. w Perimeter building architectural treatment along with a well developed perimeter landscape plan will be of significant value in reducing residen­ tial/commercial interface issues. Building Orientation All primary and pad site buildings shall be arranged and grouped so that their primary orientation complements adjacent and existing development . The retail centers must provide buildings that: w Frame the corner of an adjacent street intersection and minimize the parking lot’s influence as seen from the streets; w Frame and encloses a “main street” pedestrian and/or main entry points; w Frame and encloses public spaces, or other site amenities; w Provide alternative development patterns or orientations are encour­ aged, provided such pattern achieves the intent of the above standard section. Strictly linear or “strip commercial” development patterns shall be avoided; w To the maximum extent practicable, pad sites shall be clustered to­ gether to define street edges and entry points or to enclose and create interesting and usable places between buildings. Even dispersal of pad sites within the development, along the street edge(s), is encouraged. Adequate pad buildings must be provided to frame the street and driveways; and, w Provide the layout of pad site buildings that relate coherently to the public street and surroundings (outward) as well as to the main cen­ ter (inward). Central Features RSC buildings should offer attractive and inviting pedestrian scale features, spaces, and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical des­ tinations. Bus stops and drop-off/pick-up points should be considered as integral parts of the configuration. Pedestrian ways should be identified an­ chored by special design features such as towers, arcades, porticos, pedes­ trian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. Examples of outdoor spaces are plazas, patios, courtyards, and window shopping areas. The features and spaces should enhance the building and the center as integral parts of the community fabric. w The RSC shall contribute to the establishment or enhancement of com­ munity and public spaces in the TSP by providing at least one of the following for every 100,000 gross square feet of any single or combined commercial building area: w patio/seating areas, w pedestrian plaza, classic pedestrian oriented main street mt. pleasant, south carolina pedestrian sidewalk separated by tree planter strips downtown pleasant hill, california primary driveway and entry street mt. pleasant, south carolina retail and restaurant buildings enclosing a “real” pedestrian street and offering an outdoor dining area ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 182 Chapter 5  Design Guidelines and standards Symbol Legend: primary (internal) vehicular access/movement secondary (internal) vehicular access/ movement service/delivery route (trucking) pedestrian access/circulation route pedestrian connections to adjacent residential parking lots with “orchard”-like shade tree (location approximate and not-to-scale) conceptual building enclosure areas (location approximate and not-to-scale) modulation/movement in building facade prominent architectural focal point of building public amenity/plaza space landscape parkway edge planting landscape buffer and screen planting (with community wall) major community gateway treatment commercial center signage (location approximate) tivoli land use designation area vldr-1 oakdale road claratina avenue mhdr-5 ldr-13 mable avenue 7) front facade and building entrances 6) building articulation and massing 5) central features 4) connections to adjacent development 3) pedestrian connections 2) building and pedestrian orientation 1) building orientation along major streets 8) Signage 8) Signage this is a representative and conceptual diagram of potentials and possibilities at the rsc-1 site within tivoli. it is not-to-scale and should not be considered in terms of actual building square footages, pad locations, driveways (loca­ tion & number) or actual parking requirements. it is intended to show desired relationships between and outcomes for: w commercial building and parking placement w vehicular and pedestrian circulation w adjacent land uses w inclusion of site features and amenities; and w commercial signage and community monumentation note: 9) Parking Lots- Placement and Landscaping Exhibit 5.8 Regional Serving Commercial Center Site Opportunties and Design Conceptual Diagram ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 183 Chapter 5  Design Guidelines and standards Exhibit 5.9 Regional Serving Commercial Center Frame the corner of adjacent street intersections with the placement of buildings and reduce the visual dominance of parking lots. Design Guidelines and Standards: 5.5.2.1 Site layout and building Orientation 1) Building Orientation Along Major Streets Building frontage should incorporate arcades, pedestrian level display windows, storefronts, active store entrances, and landscape planters. Design Guidelines and Standards: 5.5.2.2 Circulation - Pedestrian Orientation Pedestrian Experience and Orientation 2) Building Orientation/Pedestrian Orientation clear and direct pedestrian connections between buildings and parking areas and transit stops can enable a safe and more inviting walking alternative. Design Guidelines and standards: 5.5.2.2 Circulation-Pedestrian Connections 3) Pedestrian Connections Provide safe and inviting alternative pedestrian linkages between commercial and adjacent residential development Design Guideline and Standards: 5.5.2.2 Circulation-Pedestrian Connections 4) Connections to Adjacent Development RSC buildings should offer attractive pedestrian-scaled features, spaces and amenities. Design Guidelines and Standards: 5.5.2.1 Site Layout-Centeral Features 5.5.4 Landscape Architecture Guidelines 5) Central Features ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 184 Chapter 5  Design Guidelines and standards Exhibit 5.10 Regional Serving Commercial Center...Continued larger rsc buildings will need to include more detailed architectural design treatment to reduce their mass Design Guidelines and Standards: 5.5.3.1 Massing 5.5.3.2 Articualtion, Front Facades and Primary Elevations 5.5.3.3 Materials and Colors 5.5.4 Landscape Architecture Guidelines 6) Building Articulation and Massing special attention to building facades can create more pleasing architecture by creating higher design interest Design Guidelines and standards: 5.5.3.1 Massing 5.5.3.2 Articulation, Front Facades and Primary Elevations 5.5.3.3 Materials and Colors 5.5.3.4 Entrances 7) Front Facades and Building Entrances 8) Signage Integrated with Architecture commercial signage should architecturally integrate with their surroundings. Design Guidelines and standards: 5.5.5 Sign Guidelines and Standards use techniques from site design and landscaping to soften the effects of large parking lots Design Guidelines and Standards: 5.5.2.1 Site Layout Parking Lots 5.5.4 Landscape Architecture Guidelines 9) Parking Lots- Placement and Landscaping ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 185 Chapter 5  Design Guidelines and standards w transportation center/public transit facility, w window shopping walkway, w outdoor play area, w water feature, fountain, or other such deliberately shaped area and/or a focal feature or amenity that, adequately enhances such community and public spaces. Any such areas shall have direct access to the public side­ walk network. Such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. Such features and community spaces may be combined into one or more loca­ tions, in order to create a larger amenity, so long as all other provisions of this section are satisfied. w Outdoor dining areas are encouraged and when part of the development program, should be used to activate plazas, the edges of park or open space, building frontages and street frontages. Outdoor dining areas should be oriented away from off-site uses that are sensitive to noise or night-time activity. w The placement of patios, plazas and similar spaces (including outdoor dining areas) should take into consideration the impact of solar orienta­ tion. Spaces having a southern or western orientation should incorporate landscape and architectural feature including table shading to enhance the dining area. w The RSC should feature a pedestrian spacescaled with respect to the size and demands of the particular use. The space should incorporate landscaping, shaded areas and seating opportunities for customers and employees. w When defining the best areas for pedestrian enhancements, internal locations, edge locations and corner locations should all be considered. The best areas for enhanced pedestrian spaces should be the areas of greatest benefit to the most users and improve functional relationships and linkages internally with identified pedestrian corridors. Service Area and Equipment Screening w To the maximum extent feasible, areas for outdoor storage, truck parking, trash collection or compaction, loading, or such service areas shall not be visible from abutting streets and shall be oriented toward on-site service cor­ ridors. w No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within twenty feet (20’) of any public street, public sidewalk, or internal pedestrian walkway. A minimum 40’ setback shall be pro­ vided adjacent to residential uses. w Loading docks, truck parking, outdoor storage, trash collection, trash compac­ tion, and other service functions shall be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Screening materials shall be the same as, or of equal qual­ ity to, the materials used for the primary building and landscaping. w Mechanical/utility screening shall be an integral part of the building structure and architecture and not give the appearance of being “tacked on” to the exterior surfaces. The building parapet shall be the primary means of screen­ ing roof top equipment. Parking Lot Parking areas should provide safe, convenient and efficient access to shopping center goods and services. They should be designed with the goal of providing as central fountain and plaza space broadway plaza, walnut creek, california downtown farmer markets wall mart background pedestrian patios/plaza (pedestrian street monterey, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 186 Chapter 5  Design Guidelines and standards a direct and well land­ scaped pedestrian pathway breaks up a large expanse of parking the shops at bishop ranch, san ramon, california pleasant pedestrian pas­ sage kierland commons, scottsdale, arizona short a walking distance as feasible from the store front to the car. A wide variety of techniques from site design, landscaping to screening can be employed to soften the visual effect of large parking concentrations. w Parking areas need to be located where store fronts, pedestrian gathering spots and public transit facilities can be accessed with as direct a route as pos­ sible. w Shared parking between tenants is encouraged. w Internal access corridors connecting the various parking zones are encouraged. w Large parking zones should be broken up with landscape planting aisles. w Location of the larger parking zones should be behind street front building pads and landscaped buffers, so that they are screened from public rights of way. w A comprehensive landscape plan, including specific parking lot landscaping criteria should be developed to achieve the Guidelines and standards set forth previously. w Parking areas shall be shaded by 50% coverage in 10 years. Pedestrian Orientation Pedestrian orientation to building frontages and sides of buildings that are oriented to public streets or other public areas (i.e. Parks and Open space), shall incorporate ar­ chitectural design features where appropriate, such as structural articulation, variety in roof design, arcades, use of display windows and pedestrian-friendly landscaping. Building entrances for the major anchor tenant in particular shall be conveniently located and easily identifiable to enhance the pedestrian experience. Consider de­ sign approaches that will further enhance the pedestrian accessibility along with the visual appearance of the building frontages. Rest and shaded outdoor seating areas should be located throughout the RSC at convenient locations to store fronts and pedestrian corridors. The location and use of “pedestrian patios”, along with raised landscape planters, site walls and variations in building planes, colors and materials, and building articulation including freestanding elements (eg arbors, trellises, water features, etc), should be used to break up long unbroken store fronts to improve the pedestrian experience. Building materials and colors variations should also add to the design opportunities to soften the larger regional center anchor stores which are the key inhabitants in regional shopping centers. These same design opportunities should also be applied to the “out–pads” along with the major tenants. 5.5.2.2. Circulation w A hierarchy of driveways should be clearly established with primary driveways accessing the public streets and serving as the main circulation route within the site. Secondary driveways serving parking lots should link with the primary driveway. The circulation system should be designed for a safe and orderly flow of traffic throughout the site. w Limited access points to major roadways using shared driveways will be re­ quired. w At the time of development of RSC-1, Mable Avenue will be closed at the west end, and access provided from the east end. Mable Court will be constructed and in place prior to the issuance of any certificates of occupancy for RSC-1. Pedestrian Connections to Transit and Bicycle Facilities Pedestrian accessibility from the RSC to the surrounding existing and future residen­ streetscape kierland commons shops at boardwalk ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 187 Chapter 5  Design Guidelines and standards tial and transit facilities, can reduce potential traffic impacts and enable a safe and inviting alternative to the traditional auto driven center. This section sets forth standards and guidelines for public transit/side­ walk connections with internal pedestrian circulation systems that can provide a user-friendly accessibility, as well as pedestrian safety, shelter and convenience within the RSC itself. w Clearly visible, direct and landscaped pedestrian pathways will be established between neighboring buildings, between major buildings and major outlying parking areas and between buildings and transit facilities. w Where pedestrian circulation pathways cross vehicular routes, a change in paving materials, textures or colors shall be provided to emphasize visibil­ ity, enhance safety and provide aesthetic appeal. w Bicycle parking should be provided at locations that do not obstruct the flow of pedestrians, are easily identifiable and visible and convenient to customer entrances and employee use. Location of bicycle parking facilities should be encouraged as close to store entrances as feasible. 5.5.3. Architectural Guidelines and Standards As previously described, the RSC will contain the most horizontal building mass in the TSP. Because of this volume and the prominent location of the RSC at the corner of Claratina Avenue and Oakdale Road, it is very important to establish an architectural theme that will blend with future residential development, and will not be viewed as a “stand alone” project. Design elements and the scale of development need to be incorporated into the RSC design guidelines. Along with the larger scale “anchor” tenants, smaller clusters of outbuildings/pads should incorporate a more “human” scale of development. This “human” scale/character should take the appearance as patios, rest/shaded seating areas adjacent and in front of the “anchor” tenants; thereby, softening the massing of the larger retail buildings. This desired architectural character can be influenced by building design, comprehensive landscaping programs and effective site planning. This more “human scale” approach will ensure the compatibility of the RSC areas with the balance of the TSP. w A creative design approach to the architectural character of the RSC sites is an important feature for a large scale commercial development. Prototype architecture of “company stores” is discour­ aged. w Creating a consistent architectural theme throughout the center is encouraged, while at the same time, variations in the design themes is encouraged to break up and potential of “Architectural Mo­ notony”. w This diversity can be achieved through different facade treatments, roof lines and color / material selection. w Design of smaller freestanding buildings will give an opportunity to be more detailed in architecture and finish, while at the same time maintaining the overall center design program. primary retail building displaying a bold, welcoming, and protected entry; changes in roof line and wall plane along with enriched and varied use of building materials conceptual front elevation design - vintner’s square at tivoli ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 188 Chapter 5  Design Guidelines and standards 5.5.3.1. Massing The design of buildings at the RSC should incorporate architectural design treat­ ment to reduce building mass into smaller scale components. One way to achieve this breakdown is to provide a well-defined base, middle and top to the building. The apparent mass and vertical relief of a building may further be reduced by the following techniques: w Variation in roof form and parapet height w Incorporate clearly defined recesses and projections w Use of other reveals and projections and subtle changes in texture and color of wall surfaces. w A solid building base may be achieved by incorporating such design ele­ ments such as low planters a base architectural veneer banding (wain­ scot) and treatments defined by a different material, texture or color. w A solid building base (and a more articulated building mass) may be achieved by the addition of covered walkways, trellises or architectural awnings that provide deep shadow at ground level. w Using a variety of architectural features in the roof forms (eaves, parapet, and cornice treatment), and designs may achieve a well-defined building top, this will assist in defining the vertical relief important to the building definition. The apparent mass of a building may be further reduced by the following tech­ niques: w Variations in roof form and parapet heights w Incorporating clearly pronounced recesses and projections w Use of other reveals and projections and subtle changes in texture and color of wall surfaces w Use of deep set windows with mullions w Use of ground level arcades and second floor galleries/balconies 5.5.3.2. Articulation Front Facades and Primary Elevations Special attention to the facades should be a cornerstone of the overall RSC design. Facades should provide visual interest that will be consistent with the intended RSC identity, character and scale. The intent in using architectural façade treatments is to break up long expanses of unbroken store fronts on the major anchor tenant buildings. By breaking up these expanses, it will create a more pleasing architec­ ture by creating design interest and bringing larger buildings into a more human scale of development. In addition, architectural facade features can be an overall “architectural cornerstone feature” that can be repeated throughout the center, creating the architectural identity desired throughout the center. w Building frontages greater than 100 feet in length, measured horizontally, should incorporate architectural design features intended to “break-up” uninterrupted building frontages. Examples of these architectural features are; columns, trellises, color selection, building materials, different wall setback with recessions or projections, and articulation/relief. w Buildings that face public rights of way, should incorporate design facades intended to eliminate untreated blank walls. w When using facades such as “shed roofing”, it should be designed to be functional as a shelter from rain and or direct sunlight. changes in surface textures, recesses and projections in building wall, deep metal awnings, and vine pockets all combine to create a pleasing appear­ ance to a commonly neglected com­ ponent, the rear and service area of retail buildings whole foods, the shops at bishop ranch, san ramon, california a rich, varied blend of finish and accent materials appropriate to the architectural form and wall plane combine to create a distinctive presence for this retail building barnes and noble, reston town center reston, virginia the main entrance to this build­ ing is visually strengthened by a prominent hip roof and portico projection, banded gradations of varied building materials, and high “transparency” through the use of storefront windows the shops at boardwalk, kansas city, missouri ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 189 Chapter 5  Design Guidelines and standards w Building awnings are another form of façade treatment that can be effective in providing color, relief and weather element protection. w Primary building facades with prominent architectural elements as arcades, colonnades, repeated awnings or shade/weather protection devices are strongly encouraged. Such elements should be occur around and extend from the main entry points of each building. Back and Side Facades - “Four-sided Architecture” All facades (elevations) of any building at the RSC which are visible from adjoining properties and/or public streets should carry through the architectural features set forth in the building’s front design. w Back and side building facades should include a repeating pattern in­ cluding no less than three of the elements repeated from the primary building facade and listed below. At least one of these elements shall repeat horizontally. All elements should repeat at intervals of no more than thirty (30) feet, either horizontally or vertically. w Color change w Texture change w Material module change w Architectural façade treatments of at least 12 inches in width visible from all sides (columns, shed roof, vertical relief, cornice treatment… etc.) w The anchor buildings should have a variation in depth 5.5.3.3. Materials and Colors Buildings should have architectural features and patterns that provide visual interest, reduce massive aesthetic effects, and help promote a more human scale. w Primary entrances to buildings should be distinguished with façade varia­ tions, porticos, roof variations, recesses or projections, windows, or other integral building forms. w Building colors should emphasize muted compatible and complimentary tones. The use of highly reflective or glossy materials should be limited and are not ap­ propriate in all contexts. Neon lighting should not be used to outline windows and the overall building. w Rich materials and a variety of materials are desirable on both the wall planes, roofs and ground plane. If stone or decorative block veneers are incorporated, the material should be used to highlight significant building features and massed elements. w Screening devices, site walls and enclosed service, loading and refuse areas should be designed to carry out the overall architectural theme of the center. 5.5.3.4. Entrances Due to the scale and size of a Regional Shopping Center, individual anchor stores will have larger building sizes than neighborhood or local shopping centers. Be­ cause of this, RSC can be considered massive and confusing for the shopper. To reduce this confusion, clearly identified store entrances will be a very important design element to promote. Building entrances should be easily identified and conveniently located to the parking fields. This can be achieved through the use of three or more of the following: w Canopies or porticos w Overhangs this building captures the eye through the judicious use of arched windows, subtle brick colors and patterns, rich tile mosaics, and prominent cornic bands a rich, varied blend of finish and accent materials appropriate to the architectural form and wall plane combine to create a distinctive pres­ ence for this retail building barnes and noble, reston town center reston, virginia the sweeping horizontal arch form of this roof canopy coupled with verti­ cal, divided column forms-yields a dynamic entry city place, long beach, californiai a projected frame acts as a hefty arcade of this commercial building ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 190 Chapter 5  Design Guidelines and standards w Recesses/projections w Arcades w Raised corniced parapets over the door w Peaked roof forms w Arches w Outdoor patios w Display windows w Architectural details such as tile work and moldings which are integrated into the building structure and design w Integral planters or wing walls that incorporate landscaped areas and/or places for sitting w The use of architectural design and features (such as roof lines, increased building height, building articulation and materials) through out the center should create a road map to store entrances, which will be easily identified by the shopper. w Pedestrian walkways need to be designed to have connectivity between the park­ ing areas, perimeter pedestrian facilities and other stores with the center’s store entrances. w An over-all landscape program should be provided to serve as a valuable pedestrian “road map” through out the center. w At the major anchor tenant building entrances, articulation and glazing is a key building design element. w Pad, and out buildings shall also incorporate glazing on a minimum of two of the sides. One side should be the store’s primary entrance. 5.5.4. Landscape Architecture Guidelines and Standards Landscape Architecture should be integral to the overall design concept of the RSC and should be carefully planned to serve more than one purpose. The intent of these guide­ lines is to ensure that landscape design contributes to the overall appearance and func­ tion of the RSC site as well as the surrounding streetscape. w Landscaping should be provided adjacent or close to all RSC buildings to anchor it to the surrounding environment and to soften the structure and tie the balance of the site. In-ground landscaping should comprise the majority of the landscaping require­ ment. Raised planters are acceptable when designed to accentuate or complement the architecture and or enhance pedestrian sidewalks or gathering areas (e.g. building entrances, plaza spaces, outdoor dining areas). w Storefront areas should incorporate significant landscaping (including canopy shade trees in planter cutouts or grates). Frontage design and signage locations should be coordinated with the placement of plant material. w Effective landscaping buffers should be provided to screen the RSC commercial uses from the adjacent residential areas. w Trees should be used throughout paved areas and along pedestrian pathways to provide shade and to reduce heat build-up and glare. Landscape areas (planter medians) defining corridors through all parking areas shall be a minimum of six feet in width w Landscaping and/or architectural treatments should be provided to screen unattract­ ive views and features such as storage areas, trash enclosures, utility cabinets and other similar elements. w The combined RSC and Tivoli gateway (Claratina Avenue and Oakdale) will feature a heightened and integrated landscape image consisting of mature specimen (minimum 36” box in size) trees (accent and shade), substantial understory of flowering shrubs and groundcover, lighting, themed entry monumentation and en­ riched hardscape. This gateway should be framed by retail building placement and be the blended annual color, low foundation planting, and brilliant vines on the trellis contribute to a pleasing store front entry well chosen plants in a layered arrangement help to soften this commer­ cial building wall use of specimen sized trees can provide needed shade canopy and help visually reduce perceived size of the parking lots ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 191 Chapter 5  Design Guidelines and standards open and accessible from the primary street intersection. w The use of mature trees (36” box minimum) is required at major entry and focal points throughout the RSC to provide an immediate and more established ap­ pearing tree canopy. 24” box trees are required along major pedestrian access corridors. Appropriate tree size and type shall be used to insure adequate screen­ ing and rate of growth to buffer adjacent residential uses. Shrubs and vines shall be a minimum of 5 gallon and where used for screening purposes, 15 gallon. All groundcover will be a minimum of 1 gallon in size. w Plant selection shall be from a master plant list for the RSC. All canopy shade, evergreen and ornamental accent trees selections along primary streets (arterial and collectors) bordering the RSC site shall be consistent with master street tree plan of the TSP. w Curbing should be installed at the edges of all planter areas adjacent to automo­ bile circulation and parking areas. w Relief should be provided from direct and reflected sun by incorporating canopy trees and intermittent planting strips within parking areas. Plant material should be selected for durability and hardness difficult growing conditions inherent to parking areas. w Primary pathways linking site features (e.g. parking lots to main or freestanding buildings) should be a minimum of five feet wide and should incorporate land­ scape e.g.: (a 6’ wide planting strip) and/or architectural shading. 5.5.5. Fencing Guidelines and Standards (See sections 5.4.4 and 5.7) 5.5.6. Sign Guidelines and Standards The architecture of RSC commercial buildings should be viable and appropriate for the location and use regardless of the business identity. Commercial signage plans should reflect a balance between allowing adequate signage for business identification while protecting the visual aesthetic of neighboring streetscapes. w Business identity, either by awnings, accent bands, paint or other applied color schemes, signage, parapet details, decorative roof details or materials should not be the dominant architectural feature. Accent colors should be used judiciously. w All signage should be architecturally integrated with their surroundings in terms of size, shape, color, texture, and lighting so that they do not visually compete with the architecture of the building and design of the site. Signs should be integrated as such that they become a natural part of the building façade. w When multiple tenants share one site, signs should be integrated as one unit to create shared identity for the property to the extent permitted by the sign ordi­ nance or be located and/or designed as a package where signs do not visually compete with each other. w New construction design should anticipate signage. Designs should provide logi­ cal sign areas, allowing flexibility for new users as the building is re-used over time. w Repetitious signage information on the same building frontage is discouraged. w Signs composed of individual letters mounted directly to the building are strongly encouraged. Back lit or indirectly lit individual letters are desirable. “Canister” type signs are strongly discouraged. w Visible raceways and transformers for individual letters are strongly discouraged. w Refer to Section 5.6 TSP Community Wide Signage Program. 5.5.7. Lighting Guidelines and Standards (See sections 5.4.6 and 5.10) sleek commercial signage skillfully combining the identities of several retail stores in one integrated whole festive gateway en­ try signage creates a strong visual identity and street appeal for this commercial center savi ranch center, yorba linda, california community wide entry signage north park, san diego, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 192 Chapter 5  Design Guidelines and standards 5.6 TSP Community Wide Signage Program The community signs at Tivoli provide wayfinding information and guide and control traffic throughout the community. With the exception of the Gateway monuments and signs, they will be designed to be simple and unobtrusive in form and achieve impact through quality and consistency. They incorporate character from the re­ gional vernacular and are consistent with the community vision. They are appropri­ ate to their surroundings and integrate with other elements of the streetscape and landscape. Signage and environmental graphics at Tivoli are subject to controls that will assure that their character and quality is consistent with community design objectives. Signs and environmental graphics fall into three general areas. Each area has dif­ ferent requirements, design criteria and designation of responsibility. The following is a brief listing of the various components and their respective function that contribute to a unified and visually effective community signage system. 5.6.1. Development and Project Signs Developers and builders within Tivoli are encouraged to create signage and environ­ ment graphics that serve the wayfinding and orientation requirements of their projects while visually reflecting the community vision and character. Each land use has distinct guidelines that reflect the needs and nature of the use and the audiences. While dif­ ferent land uses may require different signs, all signs within the community will have a visual relationship. Signs and environment graphics are the responsibility of the project developers. Every project will present a Sign Program depicting the intended sign designs and treatment. 5.6.2. Community Infrastructure Signs These are signs and environmental graphics that provide orientation, wayfinding and traf­ fic regulation. For the most part, these signs are the responsibility of the City of Modesto and will be implemented as a part of the overall community streetscape and landscape. The community signs at Tivoli provide wayfinding information and guide and control traf­ fic throughout the community. With the exception of the Gateway monuments and signs They will be designed to be simple and unobtrusive in form and achieve impact through quality and consistency. In general, signs are not intended to be landscape features such as retaining walls, solid wall or fence structures or visual barriers. The family of community signs has minimal massing at the ground with the absence of footings or extensive foundations. Most will be post and panel signs requiring very small footprints in the landscape. Signs for developments and projects within Tivoli should embrace this approach to design. The results will be signs that convey information, lend character but are not overly intrusive. Examples include the following w Vehicular Directional w Street Sign w Traffic Regulatory w ADA Regulatory w Information/Facility Sign w Paseo/Greenway Directional thematic residential project sign vehicular street sign district sign prominent store sign as part of building wall ottawa, canada ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 193 Chapter 5  Design Guidelines and standards 5.6.3. Commercial and Retail Centers Commercial and retail centers require a more energetic and bolder array of signs to iden­ tify retailers and communicate activities within. Future commercial and retail centers, in particular the Regional Shopping Center (RSC) will develop sign programs consistent with these guidelines. Consideration will be given to the location and orientation to the major thoroughfares of the center and tenants. Signs will be in scale to the architecture and their proximity to the roadways. Guidelines will encourage creativity in the design. Sign types within com­ mercial and retail centers will include: w center identification w tenant identification (including building façade signs) w center and tenant directories w window signs and graphics w parking and w traffic control signs and decorative banners. 5.6.4. Master Signage Design Program As part of the implementation phase of the TSP, a master signage program will be de­ veloped for each project. This program will offer a detailed visual and factual examples of the previously discussed signage groups and systems as well as general location and placement throughout the project area. Each sign group and individual sign component will feature a graphic image illustrating its basic characteristics along with defined criteria for the treatment of the sign design as follows: w Function: the purpose of the sign w Location: the placement of the signs relative to roads and other features w Form: the shape of the sign w Size: the dimensions of the sign w Quantity: the number of signs allowable w Layout: the arrangement of information on the sign face. w Materials: the materials from which the sign can be fabricated w Color: the color of each part of the sign w Typography/Graphics: the type fonts and other images that are appropriate and al­ lowable w Illumination: the method of lighting the sign w Landscape Interface: the treatment of landscaping around the sign w Installation: the method of installing the sign A Master Signage Design Program must be submitted and approved prior to the issuance of a building permit. The approval may be approved in conjunction with Final Development Plan or as an Administrative Approval. master signage plan bold architectrual state­ ment forregional commercial center flat iron crossing colorado ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 194 Chapter 5  Design Guidelines and standards 5.7 TSP Community Wide Walls and Fencing Guidelines and Standards Walls and fences throughout the TSP will provide screening and barriers between properties and uses, help define the edges of arterial and collector streetscapes, and provide privacy and security for private property. The material and design of walls and fencing will vary throughout the TSP, depending on each location’s specific needs. 5.7.1. Community Solid and View (Decorative) Walls Solid and view (partial-sight obscuring) community walls will be primarily features along arterial, and community collector streets within the TSP. Community walls must be deco­ rative because they are visible from public streets. The intent is for all land use designa­ tions (with the exception of commercial, retail and office centers) (RSC, GC and NC and PO)) to share and exhibit a common community wall appearance. Minor variations in the location, extent and length of these walls are anticipated with each land use development project and its respective phasing. 5.7.1.1. General Design Guidelines and Standards The following general design guidelines and requirements pertain to community solid and view walls: w Solid and view walls along public streets should be placed to avoid blocking views to the open space corridors and should not obstruct underground or above-ground electric, telephone cable, water or sewer services or equipment. w Opportunities for wall openings between land uses designation should be evalu­ ated where appropriate to encourage and facilitate pedestrian connection/ access between land uses (i.e. between residential and commercial sites). w Solid and view walls shall be constructed of site-built, hand-laid masonry blocks and stone veneer (unless deviations are permitted in specific locations). w Wall materials shall have a textured face such as cast patterns, split-faced or stucco-finished on the side facing the street or public view. w Minor variations in solid and view wall designs within the TSP are acceptable, how­ ever continuity in theme and materials shall be incorporated where variations occur. w Columns/pillars should be used at each side of neighborhood vehicular and pedes­ trian entrances to define openings, and at each angle point or change in direction to enhance wall aesthetics w Multiple column/pillars at neighborhood entries are encouraged, and should be spaced no less than 50- feet on-center along straight runs of walls. Preferred mate­ rial is a stacked stone veneer. w Columns/pillars shall be constructed of materials complementary to the masonry wall. Other acceptable materials include masonry block, brick, stone, cobble or stucco finishes. w Columns/pillars may include embellishments such as logos incorporated in the col­ umn/pillar design and concrete caps. w Embellishments and logos shall not exceed 24” in any dimension and must show at least 4” of the column round all edges. Embellishments should be constructed of materials and colors compatible with the design of the column/pillar and clearly be an integral element in the column design. w Columns/pillars should have sufficient bulk and dimensions to appear in proportion to the height and mass of the wall. Column/pillars may not be less than 24” in any dimen­ sion at the base, and may be square or tapered, (narrow at top, wider at bases). A conceptual characterization of a preferred community column/pillar and associated closed and partial-view (semi-open) walls highly encouraged to be used throughout Tivoli are shown on Exhibit 5.11 Community Walls - View (Open) and Solid brick wall stacked stone brick community wall enhanced wood fence and brick columns masonry wall elevation ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 195 Chapter 5  Design Guidelines and standards (Closed) Character Elevation through Exhibit 5.13 Community Wall - Partial View (Semi Open) Character Elevation. 5.7.1.2. Community Walls Along Arterial Streets Along arterial streets, a minimum eight feet high solid decorative masonry wall shall be pro­ vided for residential lots backing up to the street. A decorative view wall may be allowed for attached multiple family projects where the recreation area is adequately buffered. There shall be a two feet horizontal offset in the wall every 100 feet or two lots. The wall may be reduced to seven feet in height if a supplemental noise study demon­ strates that noise levels on the adjacent arterial street are such that noise mitigation to an interior level of 54dB can be achieved with a seven foot high wall 1 5.7.1.3. Community Walls and Fences Along Collector Streets Along collector streets where single family lots that side on the street, a decorative solid or view wall shall be provided along the street. Along collector streets with a paseo where single family lots that side on the street, a decorative view wall shall be provided along the street. Along collector streets where single family lots that front on the street, a decorative low wall or fence up to 42 inches high may be allowed within the front setback. A low wall or fence must be provided next to a paseo, when homes front on the paseo. A 12-foot high ornamental iron fence with decorative columns and a landscape buffer is required along Aria Drive next to the Water Tank site. 5.7.2. Standard Masonry Walls Standard masonry walls shall be used as barriers and screens between dissimilar land uses. A standard masonry wall shall be used when they are not visible from public streets. A mini­ mum eight-foot high wall shall be provided when residential use is next to the commercial sites. A minimum seven-foot high wall shall be provided when residential use is next to the school site and central neighborhood park site. A decorative wall shall be provided where it is visible from the street or to the general public. 5.7.3. Neighborhood Fences and Walls Neighborhood fences and walls will be the primary features defining local streets. While masonry walls and decorative fences are allowed, most local streets will have wood fences. Most of the neighborhood fences are those visible from the local streets in the front yard or corner side yard or next to common open space. Neighborhood perimeter fences and walls have several practical placement applications to choose from including: w Partial incorporation into and extension of neighborhood entry monumentation (e.g. at street corners) w Use and repetition of certain neighborhood wall features (e.g. wall columns) into neighborhood fencing to establish a better visual relationship between the two. The following guidelines should be applied to neighborhood perimeter fences and walls: w Fences and walls should be designed in such a manner as to create an attractive ap­ pearance to the residential street scene and to complement the style and character of homes within the neighborhood. w Neighborhood perimeter fences and walls should be architecturally enhanced and iron fence with columns iron art fence Footnotes: 1 The underlined text was added as a result of administrative Specific Plan Amendment SPA-25-001, approved by the Director of Community and Economic Development on March 26, 2025. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 196 Chapter 5  Design Guidelines and standards should borrow materials and colors common to the prevailing architectural solid of the neighborhood. w Plain concrete walls must be articulated by form, materials, texture or alignment when visible to the public. w Neighborhood perimeter fences and walls should incorporate the following features in order to insure greater visual interest and soften their appearance: Variation in texture, staggered setbacks and height in conjunction with landscaping; At a minimum, 24-inch changes in vertical and horizontal planes every 50 feet of wall. The use of substantial wall columns/pillars (min. 24 inches in width) for this purpose is highly recommended. A conceptual characterization of a preferred neighborhood column/pillar and associated closed and partial-view (semi- open) walls that are highly encouraged to be used throughout Tivoli are shown on Exhibit 5.14 Neighborhood Fence/Wall Column/Pillar Character Elevation and Exhibit 5.15 Neighborhood Fence- Solid Fence Option (Standard and Enhanced) Character Elevation. Around the Water Tank Site A 12-foot high ornamental iron fence with decorative columns is required when a street is provided next to the water tank site. If development is proposed to abut the water tank site, such as private park land, or back up or side on residential lots, the buffer will be an appropriate combination of walls, fences and/or landscaping buffers determined as part of the project design review phase. Also see Section 5.2.1.2. Lot Layout and Design, Adjacent to the Water Tank Site. 5.7.4. Wood Fencing Two types of wood fencing are specified for use in the TSP. Both fence types are intended to provide security, screening, and privacy. Standard wood fences are located in areas that are less visible from public view and enhanced wood fences are located in areas with greater public visibility. Standard Wood Fence Standard wood fencing has the same design as an enhanced version (below), but does not incorporate decorative col­ umns/pillars. This fence type is typically located on private property with more limited public views. Exhibit 5.16 Proposed Gateway Location Plan better illustrates a design detail for this fence type. General guide­ lines for standard wood fences are as follows: w Fence sections may be 8 to 10-feet in length supported by a 4” x 4” post. w Solid wood fences that are painted or stained should be an earth tone color. Enhanced Wood Fence The enhanced wood fence is a variation of a the standard wood fence with the addition of decorative columns/pillars at regular intervals (e.g. every 50’ maximum). This fence type is typically located on corner lots and other private property with more public views. Exhibit 5.16 Proposed Gateway Location Plan illustrates a design detail of this fence type. General guidelines for enhanced wood fences are as follows: w Minimum height of solid wood fence along all residential collectors within neighborhoods is w Fence sections may be 8’ to 10’ in length supported by 4” x 4” posts between columns/pillars. w Columns/pillars should be used at enhanced wood fences at each side of neighborhood vehicular and pedestrian entrances so as to visually define openings, and at each angle point (change in direction) to enhance wall aesthet­ ics. Columns/pillars are encouraged at regular spaced intervals (e.g. every 50’ maximum) along of fences. w Columns/pillars should be constructed of materials complementary to the wood fence. Acceptable materials include brick, stone, and cobble finishes. The column/pillar material and design shall be consistently applied throughout individual neighborhoods. w Solid wood portions of the fences that are painted or stained should be an earth tone color. 5.7.5. Wall and Fence Openings - Pedestrian Connectivity Unforeseen opportunities will occur in the TSP to provide improved pedestrian connectivity between residential and non- residential land uses. Where pedestrian connectivity between dissimilar land uses is desired, openings in walls or fencing is encouraged to improve pedestrian access between land uses. All pedestrian access shall remain open. enhanced wood fence ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 197 Chapter 5  Design Guidelines and standards Exhibit 5.11 Community Walls - View (Open) and Solid (Closed) Character Elevation Not to Scale ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 198 Chapter 5  Design Guidelines and standards Exhibit 5.12 Community Wall Column/Pillar Character Elevation Not to Scale optional pyramidal copper cap with uplight “beacon” at entries optional flat 4” thick con­ crete cap (heavy sandblast) pyramidal optional colored concrete cap lightwell stacked stone veneer community logo insignia space vertical/horizontal space for project sign panel low shrub planting at column base structrual footing by engineer concrete wingwall with inset reveal and integral color ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 199 Chapter 5  Design Guidelines and standards Exhibit 5.13 Community Wall - Partial View (Semi Open) Character Elevation Not to Scale 3’-4” 3’-0” 3’-0” 12” 8’-0” 25’-0”± 12’-0” 2’-0” 12” 4’-0” 4’-0” 12” wide concrete wall cap exten­ sion over walls) pyramidal colored concrete cap stacked stone veneer community col­ umn/pillar varied low shrub and groundcover planting at base column footing concrete wing wall line of wall footing wrought iron panel 25’ ± masonry block wall with heavy textured stucco color coat selected color to have subtle contrast to color scheme of stacked stone square support posts at 8” o.c. I vines on line trel­ lis at wall sections between w.i. panels ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 200 Chapter 5  Design Guidelines and standards 5.7.6. Community and Neighborhood Wall and Fence Master Plan The various examples of community and neighborhood walls, fences and columns con­ tained in this section combine to set a preferred theme and appearance for Tivoli along the project roadways. There is enough variety here to address most wall conditions and applications that will be found within the TSP. The examples offered serve as a strong starting and reference point for use in the more definitive design stage of both community and neighborhood walls and fences. The introduction of other wall and fence design ideas that include subtle differences in construc­ tion material, form and height are encouraged. What is of paramount importance is a unified and harmonious appearance from the street as one travels through the neighborhoods of Tivoli. To insure this outcome, a master wall plan for residential projects prepared by the developer or their agent, for the residential projects throughout the Area Plan process, applying to all arterial and collector streets will show: w All wall and column types and locations within the right-of-way/property line w Be accompanied by construction-level detail, in section and elevation form, of all com­ munity and neighborhood walls, fences and columns w To the extent possible, be integrated and coordinated with the anticipated loca­ tion and appearance of all major and minor gateway and neighborhood entry monumentation points. The master wall plan will be prepared by the developer (or their agent) of the TSP and will be reviewed and found acceptable to the City of Modesto prior to recordation of any residential tentative maps. Walls on non-residential properties shall continue and extend the thematic appearance of the adjoining residential walls or an already constructed non-residential wall or fence which are in accordance with the master plan. This can be achieved by the continuation of massing, scale, materials, or thematic ornamentation. 5.8 TSP Community-Wide Landscape and Irrigation Standards Selections from the plant palette and irrigation system design for the TSP need to empha­ size maximum water conservation. Considerations should be given to selecting plant ma­ terials that are drought-tolerant while maintaining a well-planted appearance to the overall community. Irrigation practices, employing state- of- the-art equipment, can further ensure that water is being consumed conservatively. The following general criteria will apply: w All landscape design (plant selection, supporting irrigation system, hardscape and miscellaneous) and installation within the TSP shall comply with the current City stan­ dards at time of development. w Landscape areas of 500 square feet and under are subject to requirements as defined in the Modesto Municipal Code, Chapter 1 of Title 12. w All landscape areas in excess of 500 square feet will be subject to all portions of the State of California Model Water Efficient Landscape Ordinance. w One model home in subdivisions of eight or more homes shall be subject to ap­ plicable sections of the State Landscape Ordinance (MMC 12-1.09) w The Residential Scale Plant List provided within the TSP shall serve as the general plant list for selection of trees, shrubs, ground cover and vines for residential (front yard common area and streetscape) applications within the TSP. This same list is also very suitable for planting design and selection in commercial and office devel­ opment applications within the TSP. irrigation community gate­ way monument xeriscape garden project entry sign ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 201 Chapter 5  Design Guidelines and standards 5.9 TSP Community Wide Gateways On all levels, entrance features are intended to provide a to the streetscape, serve as defining and directional element and offer a clear sense of arrival. They need to be un­ derstated, while still reinforcing the overall design theme of the TSP. All entrance features consist of a coordination combination of plant materials, hardscape elements (such as walls and/or monuments), and appropriate signage and graphics. A hierarchy of three types of entrance features are provided for within the TSP along with coordinated community sig­ nage. These three types will be: w Major Gateways w Minor Gateway; and w Neighborhood Entries (smaller Project/Subdivision Entrance Features) A symbolic gateways location plan, depicting general locations of where this hierarchy of signage features could be positioned is shown in Exhibit 5.16 Proposed Gateway Location Plan. Where major gateways, major and minor gateways or community intersections occur de­ velopment may be affected by special setback reservations. A Community Gateway/Sig­ nage & Fencing Plan will be adopted. The Developer will be responsible for these entries. Builders will be required to build the neighborhood entry enhancements where appropri­ ate. As a part of those neighborhood enhancements, understated, low profile neighbor­ hood entry signage, well-coordinated with the gateway themes (plant material selection, forms and shapes of walls, materials and finishes, lettering styles) will be required. Gateways and Entries shall include a financing mechanism for on going maintenance. The Gateways are community oriented and can be maintained by the Community Facilities Dis­ trict. The Entries are more localized and can be maintained by a Home Owners Association. 5.9.1. Major Gateways Major (community-scale) Gateways announce entry into Tivoli through a visual statement and unique design features be the largest of the gateways in size and scale to call full atten­ tion and arrival into Tivoli. Major Gateways will typically range in size from 3,500 to 4,500 sq. ft. They generally have a dimension of 90’-100’ dimension measured back from the back edge of the gateway. Major Gateways shall include the following: w Themed and coordinated signage (logo and lettering (identifying Tivoli) w As an option, the City of Modesto logo identification could also be displayed w Specialty and coordinated lighting w Enhanced hardscape elements (walls, construction materials and finishes) w A lush landscaping understory w A distinct use of a select planting palette which wraps around adjoining streets; and w The use of special and sizeable specimen trees selections. Exhibit 5.17 Major Gateway Entry (Oakdale and Claratina) and Exhibit 5.18 Major Gateway Concept (Other than Oakdale and Claratina) illustrate a suggested theme and appearance for major gateway statements and entrances into Tivoli. 5.9.2. Minor Gateways Gateways are intended to highlight collector to collector entry intersections into the TSP and announce arrival into major residential districts. They will be designed to integrate with the landscape treatments at each of the entries and will provide repetition and neighborhood monumenta­ tion village at five parks neighborhood monumenta­ tion ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 202 Chapter 5  Design Guidelines and standards Exhibit 5.14 Neighborhood Fence/Wall Column/Pillar Character Elevation Not to Scale optional pyramidal copper cap with uplight “beacon” at project enteries optional flat 4” thick colored concrete cap (heavy sand­ blast) optional pyramidal concrete cap (same treatment as flat) optional light well space community logo/insignia space optional cobble or cultured stone veneer vertical space for project sign panel optional brick veneer structural footing and col­ umn reinforcement by engineer optional open or closed fence panels low shrub planting at column base 3’-4” 3’-0” 12” 12” 2’-0” 6’-0” 8’-0 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 203 Chapter 5  Design Guidelines and standards Exhibit 5.15 Neighborhood Fence- Solid Fence Option (Standard and Enhanced) Character Elevation Not to Scale 2”x6” top cap for shadow line pyradmidal colored concrete cap random cobble or cultured stone ve­ neer neighbor wall column/ pillar every 50’ o.c. max low shruband groundcover plant­ ing at column base and fence bottom column footing 1”x6” fence boards at 45˚ degree angle 2”x6” top bottom rail 1” square nailer strip 3’-4” 3’-0” 8’-10¦-0” o.c.± 6’-0” 12” 12” 8’-0” 6”x6” post with ornamental metal cap reverse 45 degree fence board orientation ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 204 Chapter 5  Design Guidelines and standards continuity in identifying the overall community that is made up from the smaller residential neighborhoods which compose it. Major/Minor Gateways will typically range from 2,500 to 4,000 sq. ft. The Major Community Gateways generally have a dimension of 75’-90’ measured back from the apex of the curb to the community wall which defines the back edge of the Gateway. The Minor Community Gateways generally have a dimension of 55’-70’ measured back from the apex of the curb to the community wall which defines the back edge of the gateway. Marking Project boundary corners with traditional, large and individualized developer sig­ nage will be discouraged. Instead, if it is necessary to name and identify a particular resi­ dential project, it will be encouraged that this happen along the entry drive, and not at the corners of the specific project. Minor Community Gateways will include: w Signage identifying the particular residential district or community (low-scale and within the entry drive) w Themed lighting, enhanced hardscape elements but of smaller stature and scale than Major Gateway w A lush landscape understory w Distinct use of a less involved ( more limited number of plant selections) planting palettes wrapping around from adjoining streets w Less of a reliance on specimen sized trees Exhibit 5.19 Minor Gateway Concept #1 and Exhibit 5.20 Minor Gateway Con­ cept #2 illustrate a suggested theme and appearance for minor gateway state­ ments and entrances into Tivoli. 5.9.3. Neighborhood Entries Neighborhood entries should signal to the visitors and residents of Tivoli that a different area has been entered that is a distinct residential neighborhood with its own personality. Neighborhood entries should have some visual linkage by repeating key elements from the major and minor gateway entries. Skilled attention to the design of these neighborhood entries can offer individuality while allowing for the separation between neighborhoods to be purposefully blurred and blended. The following general criteria will apply to the estab­ lishment of neighborhood entries and their supporting enhancements. w Neighborhood entries are not to be placed at all entries to each project. The exact location of neighborhood entries will be determined during neighborhood lotting/ sub­ division layout when actual project entry points become known. w Interior neighborhood entry enhancements shall be minimal, subtle and nondescript. The entries shall speak to and enhance Tivoli’s character as a whole and focus on creating one overall community as opposed to many individual walled neighborhoods. These gateways could occur at entries to major commercial or business areas, entries into major activity areas and into large districts of LDR, MDR, or MHDR residential areas. distinctive project sign this building terrace is well illuminated without excessive glare or light spillover thematic light fixtures highlight both build­ ings and dining plaza the commons, calabas­ sas, california ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 205 Chapter 5  Design Guidelines and standards 5.9.4. Neighborhood Entry Enhancements May Include: w Identification signage with a neighborhood logo w Themed lighting w The Tivoli character elements w Enhanced hardscape; and w Landscape planting which draw from the palette of adjoining streets. Exhibit 5.21 Neighborhood Entry Concept illustrate a suggested theme and ap­ pearance for a typical entry point into a neighborhood within Tivoli. wall lighting with copper shields highlight this building wall while softly illuminating the sidewalk below ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 206 Chapter 5  Design Guidelines and standards 5.10 TSP Community Wide Lighting Guidelines and Standards Site lighting, security lighting and architectural/landscape lighting at the RSC should provide the user with illumination levels appropriate for the designed activity (i.e. parking, walking, outdoor dining). Illumination levels should also be reasonably uniform throughout the site and strive to minimize glare. 5.10.1. General Lighting w Avoid competing light levels and maintain balanced light levels on-site and between residential areas. The exterior lighting design must take into account the background lighting levels, lighting from other sources, and character­ istics of the surrounding area. w Recommended light level guidelines and uniformity ratios established by the Illumination Engineering Society of North America (IESNA) in the IESNA Lighting Handbook (current edition) should be considered along with the predominant lighting characteristics of the surrounding area when determining appropriate solutions to lighting design. w Light glare or excess brightness should be minimized. Cut-off fixtures, mounting heights, and the elevation of potential viewers must all be considered for effectively controlling glare by directing light below the horizontal. w Light trespass beyond property lines should be controlled by shielding or aiming fixtures away from residential properties. w Security lighting and lighting of service areas should meet the standards listed above. 5.10.2. General Lighting Considerations w Architectural lighting should be used to highlight special features only. Building- mounted lighting may be used to highlight specific architectural features or at primary customer and building as well as for reasons of personal safety and visual access. w Exterior lighting (non-building), including parking areas, should be architecturally inte­ grated with the style of building and colors and materials used. w Project lighting that provides adequate visibility and security for customers and pass­ erby’s should respect both the scale and character of adjacent development without creating an intrusion or nuisance effect, especially abutting residential areas. 5.10.3. Parking Area Lighting w Parking area light standards and fixtures of the same style, height, color and intensity of light shall be maintained throughout an entire project area. Variation in styles of fixtures may be permitted if it is demonstrated that such variation contributes to an overall theme. w The maximum pole (standard) should not exceed 25 feet in overall height from fin­ ished surface grade. Light pole height in regional-serving commercial (RSC) develop­ ments may be taller if they result in no light trespass or glare on surrounding residen­ tial developments. examples of well-selected and scaled architectural and landscape lighting parking lot lighting max 35’ in certain conditions ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 207 Chapter 5  Design Guidelines and standards w Luminare fixtures shall be arranged to provide uniform illumination throughout parking areas. w For all parking areas, the minimum average foot-candles are one and the maximum is three 5.10.4. Pedestrian-Scale Lighting w Pedestrian connections and customer shall be reinforced with pedestrian scale lighting, bollard lighting or a combination thereof. w The entire paseo shall be lighted by well-coordinated pedestrian-scale (both streetlight and bollard) lighting poles and fixtures. w Pedestrian areas shall be illuminated to a minimum of one foot-candle. 5.10.5. Streetscape Lighting Plan A streetscape lighting plan, for all arterial, collector, and local streets in Tivoli will be required to be prepared by the de­ veloper (or their agent) with each area plan. At a minimum, the plan should include: w All streetlight and pedestrian-scale light standard locations w Examples of unified and well-coordinated selection of lighting standards and fixtures w To the extent possible, coordination with and integration of the streetscape lighting plan with all major and minor gateway and neighborhood entry lighting fixture and location plans. w Decorative light standards with styles unique to each neighborhood is encouraged on local streets. w Arterial and collector street lighting should be consistent throughout the specific plan. pedestrian-scale bollard lighting thematic-pedestrian scale street­ light a combination of building and pedes­ trian-scale lighting can provide for safe and attractive illumination of night 4’ max 15-18’ ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 208 Chapter 5  Design Guidelines and standards Exhibit 5.16 Proposed Gateway Location Plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 209 Chapter 5  Design Guidelines and standards Exhibit 5.17 Major Gateway Entry (Oakdale and Claratina) interior plaza court pelendale/claratina upright conical evergreens regional shopping center thematic tenant signage “liner or freestanding” building outline specimen (36” box minimum) street trees “tiered” shrub and groundcover planting bed tapered stone faced column defined pedestrian connection and clear sight line freestanding stone column thematic water element with seat wall turf or flowering groundcover “liner/freestanding” building regional shopping center signage upright conical evergreens thematic water element tapered column specimen street tree pedestrian entry plaza space shrub and groundcover planting oakdale Plan Elevation The graphic is for illustrative purposes to show the proportion, massing, and design elements. Actual design dimensions will need to be approved by the City 30’ (min.) 30’ (min.) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 210 Chapter 5  Design Guidelines and standards Exhibit 5.18 Major Gateway Concept (Other than Oakdale and Claratina) The graphic is for illustrative purposes to show the proportion, massing, and design elements. Actual design dimensions will need to be approved by the City tapered stone faced column oversized tapered col­ umn & light “beacon” thematic water element “globe-form” deciduous trees upright evergreen trees broad canopy specimen tree background well background community or entrance wall with tivoli logo and let­ tering informal grove planting of upright evergreen specimen (36” box mini­ mum) trees “globe-form” specimen (36” box minimum) deciduous trees pedestrian crosswalk with enhanced paving specimen tree (48” box mini­ mum) with wide canopy and developed branching structure enhanced paving and pattern tapered stone faced column thematic water element parkway strip oversized tapered stone faced column & lighted “beacon” Plan Elevation 30’ (min.) 30’ (min.) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 211 Chapter 5  Design Guidelines and standards Exhibit 5.19 Minor Gateway Concept #1 community wall panel wood (closed) or iron (open) informal grove plant­ ing of upright evergreen specimen (36” box) trees pedestrian cross­ walk with enhanced paving “globe form” specimen (36” box minimum) deciduous trees low flowering shrub or groundcover wood or metal arch trellis tapered stone faced column integral color concrete with wider (2’x score pattern “globe-form” deciduous trees upright ever­ green trees wood or metal arch trellis community wall panel tapered stone faced column low shrub plant­ ing at sign base gateway sign panel with tivoli logo and lettering turf gateway sign panel with tivoli logo and lettering Plan Elevation The graphic is for illustrative purposes to show the proportion, massing, and design elements. Actual design dimensions will need to be approved by the City 30’ (min.) 30’ (min.) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 212 Chapter 5  Design Guidelines and standards Exhibit 5.20 Minor Gateway Concept #2 solid community wall panel large evergreen canopy specimen tree (minimum 48” box) turf or flower­ ing groundcover pedestrian crosswalk with enhanced paving landscape parkway strip uniform grid of upright deciduous specimen (36” box minimum) trees “straight” stone faced column oversized tapered stone faced column with tivoli logo and lettering ornamental raised copper cap smooth finish arch wall (contrasting color) solid community wall panel large evergreen canopy tree upright deciduous trees “straight” stone faced column over sized stone faced column with tivoli logo and lettering lower arch wall low shrub mass Plan Elevation The graphic is for illustrative purposes to show the proportion, massing, and design elements. Actual design dimensions will need to be approved by the City 20’ (min.) 20’ (min.) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 213 Chapter 5  Design Guidelines and standards specimen (24” box minimum) accent tree grouping flowiring shrubs and groundcover secondary “straight” stone faced column themed street tree (minimum 24” box) in parkway planting strip central planted median/traffic divider strip (recommended) wood (closed) or iron (open/view) neighborhood wall panel (neighbor­ hood logo and lettering displayed here) free-standing “straight” oversized stone-faced column with/orna­ mental copper cap and internal lighting accent trees themed street trees center planted median neighborhood wall panel oversized freestanding stone faced column low flowering shrubs secondary smaller stone faced column Plan Elevation 15’ (min.) 15’ (min.) Exhibit 5.21 Neighborhood Entry Concept The graphic is for illustrative purposes to show the proportion, massing, and design elements. Actual design dimensions will need to be approved by the City ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 214 Chapter 5  Design Guidelines and standards The page has been intentionally left blank