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TABLE OF CONTENTS INTRODUCTION EXECUTIVE SUMMARY TABLE OF CONTENTS INDEX OF FIGURES INDEX OF TABLES SECTION I SUMMARY 1-9 A. Summary 1 B. Project Location 1 C. Existing Land Use Information 4 D. Summary of Preparation Process 8 SECTION II INTRODUCTION 1-24 A. Project Description 1 B. Specific Plan Statement 1 C. Purpose and Content of the Specific Plan 2 D. Relationship of Specific Plan to City of Modesto Urban Area General Plan 3 E. Relationship of Specific Plan to City of Modesto Zoning Ordinance 6 F. Kiernan Business Park Development Standards & Design Guidelines 6 G. Kiernan East Development Agreement 6 H. Relationship of Specific Plan to CEQA 7 I. Relationship of Specific Plan to City Council Goals and Policies 7 J. Statutory Authority 9 K. Severability Clause 9 L. Existing Conditions 10 1. Existing Circulation 10 a. Existing Roads 10 2. Existing Utilities 11 a. City Water System 11 b. Modesto Irrigation District Water System 12 c. Existing Waste Water Collection, Treatment and Disposal 13 Kiernan Business Park Specific Plan Introduction Page 5 ---PAGE BREAK--- d. Storm water and Drainage Systems 14 e. Electrical Facilities 20 3. Property Ownership 20 4. Existing Environmental Conditions and History 20 a. Topography 20 b. Soils and Geology 20 c. Seismicity 20 d. Flood Designation 22 e. Drainage 22 f. Vegetation 22 g. Biological Resources 22 h. Williamson Act 23 i. Archaeological Resources 23 j. Historical Resources 23 k. Paleontological Resources 23 l. Hazardous Materials 23 m. Wetland/Habitat 23 M. History 23 SECTION III SPECIFIC PLAN ELEMENTS 1-42 A. Land Use Designations 1 B. Permitted and Conditional Land Uses 4 1. Business Park (BP) Area Permitted Uses 4 a. Allowable Uses 4 b. Conditional Uses 5 c. Ancillary Uses 6 2. Office Area Permitted Uses 6 a. Allowable Uses 6 3. Regional Commercial (RC) Area Permitted Uses 7 a. Allowable Uses 7 b. Modifications to Allowable Uses 7 4. Medical Campus (MC) Area Permitted Uses 7 a. Allowable Uses 7 5. Medium High Density Residential (MHDR) Area Permitted Uses 8 a. Allowable Uses 8 6. Mixed Use (MU) Area Permitted Uses 8 a. Allowable Uses 8 Kiernan Business Park Specific Plan Introduction Page 6 ---PAGE BREAK--- b. Conditional Uses 8 C. Affordable Housing Strategy 8 D. Circulation Plan 9 1. Specific Plan Circulation Goal 9 2. Modesto General Plan Goals and Policies 9 3. Relevant General Plan Goals and Policies 9 4. Planned Area Wide Circulation 10 5. Pedestrian, Bicycle, and Non-Motorized Circulation 12 6. Public Transportation 14 7. Truck and Automobile Circulation 15 a. For connections to Kiernan Avenue and Pelandale Avenue east of Dale Road 17 b. For connections to Pelandale Avenue west of Dale Road 17 8. Public Streets 19 a. Street Sections 19 b. Primary Gateways 23 9. Off-Site Improvements 23 a. Streetscape Plan 23 E. Public Facilities Concept Plan 24 1. Specific Plan Public Facilities Goal 24 2. Modesto General Plan Policies 24 3. Wastewater Collection, Treatment and Disposal 26 4. Water System 27 5. Drainage and Storm Water Quality 32 a. General Guidelines for Water Quality 33 b. Building Guidelines for Water Quality 35 c. Private Street Guidelines for Water Quality 38 d. Public Street Guidelines for Water Quality 38 e. Parking Area Guidelines for Water Quality 38 f. Landscape Area Guidelines for Water Quality 38 g. Dual-use Flood Control / Recreational Area 39 6. Utilities 40 7. Public Open Space 40 8. Police Protection 42 9. Fire Protection 42 Kiernan Business Park Specific Plan Introduction Page 7 ---PAGE BREAK--- SECTION IV DEVELOPMENT STANDARDS 1-32 A. Site Development Standards 1 1. Development Criteria 1 2. Development Standards 1 a. Required Parking and Loading Areas 2 b. Limited Vehicular Access on Street Frontages 3 c. Landscaping and Screening 3 d. Landscaping Front Side and Street Side Yards 4 e. Screening and Landscaping of Parking Areas 4 f. Screening and Landscaping of Outdoor Storage or Loading Areas 5 g. Screening of Refuse Areas 6 h. Screening of Utility services 6 i. Street Trees 6 j. Walls and Fences 9 k. Trash Enclosures 9 l. Signage 10 1) Business Park (BP), Office Medical Campus (MC), and Regional Commercial (RC) area signage 10 a) Wall Signage for Multi-Story Office Buildings 10 1. Primary Tenant Identification 10 2. Secondary Tenant Identification 11 2) Medical Campus (MC) Area Signage 11 3) Medium High Density Residential (MHDR) Area signage 11 a) Freestanding Gateway Signs 11 4) Mixed Use (MU) Area Signage 11 a) Freestanding Business-Identification Signs 12 b) Wall Signs 12 c) Wall signage for Multi-Story Office Buildings 12 m. Agricultural Buffering and Transitional Uses 13 n. Lighting 13 Kiernan Business Park Specific Plan Introduction Page 8 ---PAGE BREAK--- B. Development Standards for Business Park (BP) Area 14 1. Setbacks, Lot Size and Building Height 14 a. Setbacks 14 b. Lot Size 15 c. Maximum Building Height 15 2. Additional Development Standards along M.I.D. Lateral No. 6 and Fleur de Ville Subdivision 15 C. Development Standards for Office Area 16 1. Additional Development Standards along Fleur de Ville Subdivision 16 D. Development Standards for Regional Commercial (RC) Area 16 E. Development Standards for Medical Campus (MC) Area 16 F. Development Standards for Medium High Density Residential (MHDR) Area 17 1. Density 17 2. Lot Size 17 3. Building Orientation and Setbacks 17 a. Projections into Setbacks 20 b. Porches and Balconies 21 c. Alleys 21 4. Building Height 21 5. Community Connectivity 23 6. Buffering to Adjacent Mixed Use Area 23 7.Lighting 23 8.Landscaping 23 G. Development Standards for Mixed Use (MU) Area 24 1. Building Intensity 24 2. Interior Streets 25 3. Building Orientation and Setbacks 25 4. Building Height 26 5. Residential within the Mixed Use (MU) Area 29 6. Buffering Adjacent to MHDR 29 Kiernan Business Park Specific Plan Introduction Page 9 ---PAGE BREAK--- SECTION V DESIGN GUIDELINES 1-37 A. Design Guidelines for Business Park (BP) Area, Office Area, and Regional Commercial (RC) Area 1 1. Site Planning Guidelines 1 a. Entry Drives 1 b. On-site Circulation and Access 1 c. Parking 1 2. Architectural Design 2 3. Building Massing, Articulation and Relationships 3 4. Exterior Paving and Site Furnishings 7 5. Landscape Guidelines 9 a. General Landscaping Standards 9 b. Sustainable Landscape Practices 11 6. Lighting Guidelines 12 B. Design Guidelines for Mixed Use (MU) Area 14 1. Site Planning 14 a. Goals of the Site Plan 14 b. Goals of the Plaza and Outdoor Areas 15 c. Site Plan Principals 15 1) Dale Road Frontage 15 2) Pedestrian Plazas 15 3) Pedestrian Connections to Medium-High Density Residential 16 2. Architectural Design 17 a. Variety 17 b. Variation for Tenant Identity 17 c. Façade Articulation 18 d. Pedestrian Scale 18 e. Special Treatment for Rear and Side Elevations 20 f. Loading Docks and Service Areas 20 g. Solid Waste, Recycling, and Energy Conservation 20 h. Roof Mounted Equipment Screening 20 i. Drive Thru 20 j. Building Materials 20 k. Roof Design and Materials 20 Kiernan Business Park Specific Plan Introduction Page 10 ---PAGE BREAK--- l. Building Colors 22 3. Landscaping 24 a. Street Trees 24 b. Parking Areas 25 c. Irrigation and Drainage 26 d. Fences 26 e. Pedestrian Circulation 26 4. Lighting 26 C. Design Guidelines for Medium High Density Residential (MHDR) Area 27 1. Site Design 27 2. Architecture 28 a. Intent 28 b. Building and Setback Variety 28 c. Garage Setbacks 28 d. Building Articulation 29 e. Details and Materials 29 3. Porches and Entries 30 4. Roofs 30 5. Projections and Bays 30 6. Garage Doors 30 7. Units Backing on Major Streets 31 8. Gutters and Downspouts 31 9. Mechanical 31 10.Recycling 32 11.Building Materials 32 12.Building Colors and Texture 33 13.Building Corners 33 14.Fencing 33 15.Gates 33 16.Parking and Storage 33 17.Lighting 34 18.Landscaping 34 a. Street Trees 34 b. On-site Open Space Landscaping 35 c. Other Residential Parcel Landscaping 35 d. Landscape Structures in Public Views 35 Kiernan Business Park Specific Plan Introduction Page 11 ---PAGE BREAK--- e. Landscaping as a Visual Screen 35 f. Irrigation and Drainage 36 g. Grading 36 19. Private Open Space 36 20. Public Open Space 36 SECTION VI COMMUNITY SERVICES AND UTILITIES 1-2 A. Public Safety 1 B. Schools 1 C. Libraries 1 D. Child Care 1 E. Solid Waste 2 F. Flood Control 2 G. Utilities 2 SECTION VII ENVIRONMENTAL RESOURCES 1 SECTION VIII IMPLEMENTATION 1-10 A. Overview 1 B. Modesto General Plan Policies 1 C. Overall Public Infrastructure 1 1.Streets 2 2.Sewer 2 3.Water 2 4.Storm Drainage 2 5.Utilities 2 6.Other Facilities 3 D. Facilities Master Plan and Infrastructure Financing Plan 3 E. Phasing/Sequence of Infrastructure and Improvements 4 F. Volunteer Land Dedication Program 4 G. Infrastructure Funding Mechanisms 5 1. Community Facilities Districts 5 2. Capital Facilities Fees 7 3. Water Fees 7 4. Sewer Fees 7 5. Developer Installation 8 Kiernan Business Park Specific Plan Introduction Page 12 ---PAGE BREAK--- 6. Other Financing Options 8 H. Public Infrastructure Design Standards 8 I. Infrastructure Maintenance 9 1. Public Facilities 9 2. Private Facilities 9 J. Other Public Facilities And Services 9 1. Public Safety Services 9 2. Public Safety Facilities 10 SECTION IX PLAN ADMINISTRATION 1-8 A. Adoption 1 B. Specific Plan Amendment Procedures 2 1. Amendments and Administrative Modifications 2 a. Minor Amendments 2 b. Major Amendments 2 c. Criteria for Specific Plan Amendments 3 d. Interpretations 4 e. Specific Plan Reimbursement Fees 4 f. Severability 4 g. Indemnity 4 C. Environmental Review of Subsequent Project Approvals 5 D. Development Plan Review 5 E. Tentative Map 5 F. Conditional Use Permits 6 G. Public Dedications 6 H. Development Agreement 7 I. Appeal 7 J. Specific Plan Reimbursement Fees 7 Kiernan Business Park Specific Plan Introduction Page 13