Document Modesto_doc_087ee3ef4b

TIVOLI SPECIFIC PLAN T he TSP area is approved with the zoning designation of Specific Plan (SP) consistent with the Modesto Zoning Ordi­ nance; the Land Use Diagram (LUD) establishes specific land uses throughout the TSP and functions like a zoning map. See Chapter 9 for discussion of the process for implementing any land use modifications. Development must be consistent with the LUD and processed and approved consistent with the policies including development standards and design guidelines and standards of the TSP. The Land Use Plan also provides a Land Use Matrix identifying the permitted uses within each land use. 3.1 Land Use Plan 3.1.1. Land Use Diagram The Exhibit 3.1 Land Use Diagram on the following page, establishes the overall land use and development framework for the 454 acre Tivoli Specific Plan area (TSP). The goals of the plan are to provide a balanced and integrated new com­ munity that offers: w a wide range and mix of housing densities and products w regional serving commercial development w neighborhood level retail and commercial areas tailored to local needs w the designation of a school site w a well-positioned specific plan-scale/dual use basin park w a continuous paseo/greenway bisecting the entire TSP in two directions (north/south and east/west) to emphasize more “walkability”; and w construction and provision of adequate public facilities and services needed concurrent or prior to new development 3 Chapter 17 specific plan elements ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 18 Chapter 3  specific plan elements Within the 454 acres, the TSP will contain a housing unit range with a minimum of 1736 to a maximum of 3093 units. As presently designed, this translates to a resident population range of 4965 to 8846 (2.86 people per household/residential unit from the 2003-2008 Housing Element) at full residential project buildout. Proposed TSP land uses are summa­ rized on the Table 3.1 Land Use Summary, that follows. Proposed residential uses in the TSP consist primarily of a mix of mostly detached, single- family neighborhoods on various lot sizes. Approximately 50% of TSP development areas are designated as Low Density Residential (LDR). The remaining residential development areas in the TSP are proposed for Medium Density Residential (MDR) at about 6% of total residential development area and Medium High Density Residential (HDR) at about 7% of total residential development area. Proposed commercial uses include neighborhood-scale (NC), larger community-based (GC), and regional uses (RSC) intended to draw from beyond the TSP. The total land use desig­ nated areas intended for commercial uses is about 13% of proposed land uses within the TSP with Neighborhood Commercial (NC) contributing General Commercial a 1% and Regional Serving Commercial (RSC) the bulk at Rounding out the proposed land use designation areas is Professional Office (PO), taking up about one-half of one percent of the entire TSP. Below are brief characterizations of the various proposed residential, commercial and of­ fice land use designation areas that compose the TSP. The different land use designations fall under the two existing General Plan designations of Regional Commercial and Village Residential. 3.1.1.1. Village Residential Land Use Designation The following land use designations fall under the Village Residential Designation of the existing General Plan. Very Low Density Residential (VLDR) Very Low Density Residential (VLDR) The Very Low Density Residential (VLDR) designation provides areas for large lot, “rural- oriented estate” homes within the TSP. All of these homes will be either along or behind the Mable Avenue area, where similar homes now exist. The residential density will range from 1-3 DU’s/Acre. The developable VLDR designation occurs on approximately 10 acres and will yield approximately 15 new large lot homes. Lot sizes are expected to average from 0.50 to 0.75 acres and will accommodate spacious detached single-family homes. This designation is intended to act as a compatible land use buffer between the proposed Regional Serving Commercial (RSC) and adjacent existing large-lot and conventional tract subdivision residential areas. Through appropriate design guidelines and standards (Chap­ ter 5.0), the residential homes within this designation will exhibit more of a rural and coun­ tryside character, complementary to the large-lot homes on Mable that exist today. These homes will be moderate to large in size (3,000 to probably 5,000 SF of building area) in size and will be both one and two stories in height. They may exemplify a “ranch” inspired architectural style, again consistent with most of the existing homes along Mable Avenue. Low Density Residential (LDR) Low Density Residential (LDR) The Low Density Residential (LDR) designation provides residential development areas for detached single-family homes on both small and more conventional lots, now commonly found in Modesto. This land use designation utilizes the small lot definitions and criteria from the City’s recently enacted Design Guidelines for Small Lot Single Family Residen­ ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 19 tial Developments (DG for SL-SF-RD). The Design Guidelines for SL-SF-RD establishes two ranges of lot sizes less than 3,000 square feet and from 3,000 to less than 5,000 square feet. For the purposes of this land use designation, the applicable small-lot size will be from 3,000 to less than 5,000 square feet. The more conventional and commonly found lot sizes, from 5,000 square feet and larger, will also be allowed within this land use designation. In addition, the LDR also allows for up to two dwelling units per residential lot, consisting of the primary home and secondary or accessory living unit. Secondary units are encouraged throughout this plan subject to the site development regulations of the Modesto Municipal Code. The LDR land use designation is envisioned to establish residential neighborhoods with a clear diversity of housing types, sizes and styles. Coupled with this, will be an emphasis on encouraging a combination of traditional and suburban residential qualities that can create a strong sense of identity and presence within these future neighborhoods. The intent of this land use designation is to structure a mix and variation of different lot sizes as governed by both the development standards and the design criteria and guidelines of the TSP. For example, the development standards call for a recommended average residential density while the design criteria and guidelines require variation in lot widths. The residential densi­ ty range for this development area type will be from 4 to 8 DU’s /Acre. The average density is anticipated to be around 6.0 DU’s/Acre for actual residential development within this land use designation, although this is a goal, and not a standard. Medium Density Residential (MDR) Medium Density Residential (MDR) The Medium Density Residential (MDR) land use provides an opportunity to accommodate a variety of different housing types. Within this land use designation, creative site planning, unit clustering and design innovation will be encouraged to provide a more traditional resi­ dential neighborhood appearance, that being characterized by a mix of homes, some with inviting porches and all with comfortable, shady streets. This mix is anticipated to offer a selection of housing types and styles, appealing to a range of market segments, from first- time buyers, to families and to seniors. At 8-18 dwelling units/Acre, and with an anticipated average density of around 12 DU’s/Acre this residential density allows for a blend of small lot single-family detached housing (less than 3,000 SF) and multi-family homes. The anticipated average density is a goal and not a standard. Clustered housing may take the form of duplexes/tri and fourplexes, zero lot line, cluster, courtyard-oriented housing and bungalow courts. Attached townhomes/rowhouses are also another option available within the MDR zone. The incorporation of innovative housing types are strongly encouraged by the TSP to provide a variety of housing choices and affordability, maximize common open space/recreation opportunities, and enhance the overall neighborhood environment. Medium High Density Residential (MHDR) Medium High Density Residential (MHDR) The Medium High Density Residential (MHDR) land use designation is intended to provide for the development of a variety of multi-family residential dwellings. The intent here is to, once again, allow for greater site planning and architectural design flexibility in order to stimulate a richer mix of predominantly rental (with some for sale) multi-family housing styles and selections. Flexibility is provided in both the development standards and design criteria and guidelines to both allow a variety of densities and styles while maintaining the overall limit range on the total number of MHDR dwelling units. Borrowing from some of the attached housing types in the MDR land use designation, MHDR areas are intended for mostly apartments as well as stacked (townhomes over ground–level apartments) flats. More conventional two and three story apartment homes, but with stron­ ger architectural interest, site amenities and overall visual appeal than commonly found in ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 20 Chapter 3  specific plan elements Modesto, are desired to be the dominant housing type within the MHDR classification. There may be some smaller for-sale condominium development projects. The residential density will range from 18-24 DU’s/Acre with an average density of around 22 DU’s/Acre. Similar to MDR areas, an emphasis will again be placed on offering a real variety of multi- family housing styles, arrangements, and unit types 1,2,3,4 bedrooms). This will be done in order to avoid the “ cookie cutter” look of large, sprawling apartment complexes, composed of one singular housing module, monotonously repeated throughout an entire area. Various configurations and mixes of multi-family units will be encouraged on each MHDR site and, in some cases, arranged to create a series of courtyard and garden spaces as a shared public address. Walkways and pedestrian passages will link the courts and gardens to surface parking areas. More private common areas (individual unit or shared courtyards) are expected. Neighborhood Commercial (NC) Neighborhood Commercial (NC) The Neighborhood Commercial (NC) Land Use designation is intended to provide for retail, commercial, office and service needs of the immediate and nearby neighborhoods of the TSP. The NC designation is intended to accommodate small-scale (generally one story in height) centers or freestanding buildings designed to minimize impacts on adjacent residen­ tial uses and to complement the physical character of adjacent residential neighborhoods in terms of appearance and scale. NC areas of the TSP are located the intersection of both existing and proposed arterial streets. Through careful and considerate site planning and sensitive building architecture the NC projects should have a strong pedestrian character and orientation, and avoid any semblance to an all to common and ubiquitous “strip commercial” developments found elsewhere. Typical NC uses crossover and can include some of those uses also associated with General Commercial (GC). They can include specialty retail, professional office, gift shops, delis, offices, restaurants, beauty parlors, coffee shops, shoe repair shops and medical clinics. A NC center may typically include a grocery and/or drug store or other related commercial en­ terprises. No drive-through establishments will be permissible in the NC area. Limited Live/ work units, allowing for residential use above commercial space, can also be considered as an accessory to the commercial use, subject to approval by the City of Modesto. General Commercial (GC) General Commercial (GC) The General Commercial (GC) designation is intended to create a lively commercial environ­ ment attracting and offering retail services, to meet convenience and comparison needs. Such uses will conceivably include, but not be limited to, a department store, appliance store, furniture store, a drug store, gas station, sit-down restaurants, a bakery/deli/coffee house, professional office, dry cleaners, video rentals, and other businesses that will be nearby and accessible. Limited use above commercial space, can also be considered as an accessory to the commercial use, subject to approval by the City of Modesto. These uses should comple­ ment and be additions to the neighborhood commercial services discussed below. The proposed GC area, at the southeast corner of Oakdale and Bridgewood, has a spa­ cious linear park and paseo bordering the northside. This feature offers a more hospitable pedestrian environment and will contribute to making the center a more favorable destina­ tion for people on foot or bike. Public-oriented gathering spaces are to be provided within the commercial location with special attention given to paving, street furniture, landscaping and lighting. Two story buildings will generally have the parking lot or street level first floor ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 21 devoted to retail store front uses. Upper and second story uses are expected to include pro­ fessional office, legal, insurance, medical and other health related uses enterprises. More detailed site planning and design criteria and guidelines for the GC land use designation can be found in Chapter 5. Elementary School (ES) Elementary School (ES) A 13.5 net acre school is designated on the LUD. If this site is not acquired by the Sylvan Union School District, the school district may work with the city to identify an appropriate alternative location. The school site may be located in other land use designated as shown in Table 3.2 Permitted Land Uses but should be centrally located in the TSP and should not be along an arterial street. An alternate school site must not reduce the total MHDR acreage but must be consistent with the TSP and General Plan. If a portion of the entire designated school site is not developed as a school, the site may be developed as LDR density subject to approval of an Area Plan and Final Development Plan. Any residential development must be found consistent with the TSP and the program EIR. Professional Office (PO) Professional Office (PO) The Professional Office (PO) land use designation is an almost incidental introduction to the TSP, consisting of a small 2.0 acre site at the corner of Oakdale Road and Mable Avenue. This site contains an existing professional office building (veterinary clinic) with the poten­ tial for future expansion or the inclusion of other freestanding buildings. This land use designation is intended to accommodate professional services and practices typically of a medical, financial, legal, insurance or other business-related nature. Regional Commercial Land Use Designation (RSC) Regional Commercial Land Use Designation (RSC) The Regional Serving Commercial (RSC) land use designation is intended to provide for regional commercial, entertainment and office uses. Development occurring within this designation will be coordinated and integrated in conformance with the design criteria and guidelines found in Chapter 5.0. A site specific and detailed site plan for development by the City is required in the RSC areas and will be incorporated as a part of the TSP. Regional commercial development on the eastside of Modesto is presently lacking. Most of the large-format stores (e.g. big-box with at least 100,000 square feet of retail space) are presently located on the westside of Modesto. This geographic imbalance increases the amount of cross-town average daily trips (ADT’s) for residents in the Roselle-Claribel CPD and beyond, in order to shop at such stores. The Specific Plan does not authorize the devel­ opment of a discount superstore, as defined in the Project Description for the Tivoli Specific Plan EIR. There are two RSC sites designated within the TSP, and both occur on its westside, sharing a common frontage with Oakdale Road. Both proposed regional serving commercial loca­ tions will contribute to reducing cross-city vehicular trips. The centers occupy very promi­ nent locations and sites within the TSP. RSC-1 As a significant and highly active land use component of the TSP, the first RSC site (RSC-1) is a an approximately 24 acre regional retail complex located at the prime corner of Clara­ tina Avenue and Oakdale Roads. The size and prominence of this site has caused adjust­ ments to the land use diagram (LUD) throughout the preparation of the TSP. These changes are reflected in terms of more compatible land use relationships and transitions, as well as stronger consideration given to adjacent street circulation, and vehicular access concerns. The RSC is anticipated to be the location of large-format (“big-box”) uses such as a major ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 22 Chapter 3  specific plan elements national department store, a home improvement retailer and smaller retailers specializing in electronics, sporting goods, pet sundries, office supplies, linens, interior decor and similar merchandise lines. Smaller, more outlying lots bordering both the main thoroughfares of Claratina Avenue and Oakdale Road will probably be occupied by service, specialty mer­ chants and a wide selection of restaurants. Given this site’s highly visible location as part of a major community gateway entrance to the TSP, a higher attention will need to be paid to distinctive and high quality architecture, more pronounced landscape plantings and site amenities and, in particular, a strong pedestrian orientation. RSC-2 RSC-2 is located at the corner of Oakdale Road the future extension of Bridgewood Avenue. The intended emphasis for this commercial center is also to be the location for more larger- format uses (sized for only one) combined with smaller retail uses. Similar to RSC-1 high quality architecture landscaping, and amenities must be provided. The RSC-2 site is also intended to have a strong design linkage and relationship to the larger streetscape (paseo greenway) intended along Bridgewood Avenue. In addition, an equal emphasis will be placed on maintaining clear and well-conceived pedestrian connec­ tions and extensions between this commercial center and adjacent residential areas. 3.1.2. Permitted Land Uses All development within the TSP shall conform to the land use designations in the LUD. The land uses permitted, conditionally permitted, or prohibited in the different land use designa­ tions are provided in Table 3.2 TSP Permitted Land Uses. All land use designations provided in the TSP are linked to a corresponding zoning district established in the Modesto Zoning Ordinance of the Modesto Municipal Code (See Table 4.1 Corresponding Zoning Districts). Permitted uses specified by the corresponding zoning district of the Modesto Zoning Ordinance that are not identified by the TSP will apply. If there is a conflict regarding uses, the TSP shall prevail. If a use is proposed which is not specifically listed in Table 3.2 TSP Permitted Land Uses, the Community and Economic Development Director or designee will determine whether the use is permissible, permissible with a condi­ tional use permit, or prohibited, after considering the goals of the TSP. The TSP also provides customized development standards for the permitted uses provided in Chapter 4 and design guidelines and standards provided in Chapter 5. The development process and overall administration are provided in Chapter 9, Plan Administration. ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 23 Exhibit 3.1 Land Use Diagram ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 24 Chapter 3  specific plan elements Development Area Designation/Acronym Development Sub-Area Approximate Acreage (Ac) Overall Percentage of Development Area Applicable Density Range (Dwelling Units (DU) per acre) Development Intensity (Min DU) Development Intensity (Max DU) DU Average Existing Very Low Density Residential (EVLDR) EVLDR-1 Sub-Total 9.0 5.0% 1-3 DU/AC 9 27 18 EVLDR-2 5.3 5 16 10 EVLDR-3 8.4 8 25 17 22.7 22 68 45 Very Low Density Residential (VLDR) VLDR-1 Sub-Total 4.0 2.2% 2-3 DU/AC 8 12 10 VLDR-2 4.0 0 0 0 VLDR-3 2.0 4 6 5 10.0 12 18 15 Low Density Residential (LDR) LDR-1 Sub-Total 7.7 46.9% 4-8 DU/AC 31 61 46 LDR-2 4.7 19 38 28 LDR-3 13.0 52 104 78 LDR-4 11.1 44 89 67 LDR-5 5.0 20 40 30 LDR-6 25.8 103 206 155 LDR-7 32.8 131 262 197 LDR-8 14.3 57 114 86 LDR-9 4.5 18 36 27 LDR-10 7.6 30 61 46 LDR-11 4.6 18 37 28 LDR-12 7.1 28 57 43 LDR-13 41.0 164 328 246 LDR-14 13.0 52 104 78 LDR-15 21.1 84 169 127 213.3 853 1706 1280 Medium Density Residential (MDR) MDR-1 Sub-Total 17.1 9.1% 8-18 DU/AC 137 308 222 MDR-2 8.1 65 146 105 MDR-3 16.0 128 287 208 41.2 329 741 535 Medium High Density Residential (MHDR) Note: MHDR-5 omitted in error from table at conclu­ sion of Arcadia SPA MHDR-1 Sub-Total 12.0 8.4% 18-24 DU/AC 216 288 252 MHDR-2 14.0 252 336 294 MHDR-3 1.1 20 26 23 MHDR-4 5.0 90 120 105 MHDR-5 6.0 108 144 126 38.1 686 914 800 Neighborhood Commercial (NC) NC-1 Sub-Total 8.0 3.1% Not Applicable Not Applicable Not Applicable NC-2 2.5 NC-3 3.5 14.0 General Commercial (GC) GC-1 5.7 (6.0) 1.3% Not Applicable Not Applicable Not Applicable Regional Serving Commercial (RSC) RSC-1 Sub-Total 21.5 6.6% Not Applicable Not Applicable Not Applicable RSC-2 8.3 29.8 Table 3.1 Land Use Summary ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 25 Development Area Designation/Acronym Development Sub-Area Approximate Acreage (Ac) Overall Percentage of Development Area Applicable Density Range (Dwelling Units (DU) per acre) Development Intensity (Min DU) Development Intensity (Max DU) DU Average Professional Office (PO-1) 2.4 0.5% Not Applicable Not Applicable Not Applicable School Site 12.0 2.6% Not Applicable Not Applicable Not Applicable Parks/Public Infrastructure Dual-Use Basin/ Neighbor­ hood Park Sub-Total 19.0 7.6% Not Applicable Not Applicable Not Applicable Water Res­ ervoir and Landscape 4.2 Buffer/Paseo 11.3 34.5 Streets (Internal Collector Streets Only Sub-Total 30.8 Total Acres 454.5 100% Total DU 1902 3448 2675 The land use subtotal acreages have been rounded up or down to the nearest whole acre for use in the Draft Environmental Impact Report. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 26 Chapter 3  specific plan elements Table 3.2 TSP Permitted Land Uses Tivoli Specific Plan Permitted Land Uses Land Use Zones (P = Permitted; C = Conditional) Comments VLDR LDR MDR MHDR PO NC GC RSC Residential and Related Uses Residential: Single-Family Detached Home, 10,000 SF min. and greater lot P Residential: Single-Family Detached Home, 3,000-12,000 SF P Existing lots may exceed 12,000 SF Residential: Single-Family Detached Home 2,000 SF to less than 3,000 SF lot P Residential: Apartments, Condomini­ ums, Townhomes, Duplex, Triplex, other Multi-Family Residential (including senior housing) P P P P P Multi-family residential as an accessory with limited scale to com­ mercial and office use Residential Related Facility: Boarding House, Lodging House P/C P/C P/C Permitted up to 3.4 or more requires CU Residential Related Facility: Homeless Shelter (large scale) C C C Residential Related Facility: Transitional Housing P/C P/C P/C 2 week - 6 month stay. Six persons or less permitted. 7 or more requires CUP Commercial and Other Uses Accountant P P P P Animal Grooming (small animal only) P P P Antennas/Cell Towers C C C Antique Store P P P Apparel Store P P P Appliance Store (radio, television & elec­ tronic device store (sales & repair) P P Appliance Store (kitchen, laundry, small appliance) P P P Architect P P P P Art Studio, Gallery P P P Art Supply Store P P P Attorney P P P P Auto & Truck Rental P P Automotive, Audio and Security System Sales and Installation C C * Automotive, Car Wash and/or Detailing C C Automotive, Parts and Accessories (retail only, incudes marine, and/or trailer parts and accessories) P P P Automotive, Tune-up, Smog & Mini-lube (minor repair only) P P P * Automotive, Gas Stations P P P Automotive, Tire and Wheel, Service and Minor Repair (excluding tire rebuilding, recapping and retreading) P P * * A noise study must be prepared when adjacent to residential use. ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 27 Tivoli Specific Plan Permitted Land Uses Land Use Zones (P = Permitted; C = Conditional) Comments VLDR LDR MDR MHDR PO NC GC RSC Automotive, Window Tinting P P Bail Bond Office P P P P Bakery, Retail P P P Banquet Hall C C C Bar, Cocktail Lounge, Sports Bar, Pub C C Barber P P P Beauty Shop, Salon, Hair and/or Nails, Skin Care P P P Bed and Breakfast Home P P No more than two rooms used for B&B Big box/Discount/High volume store * (applies to entire center) C* Typically minimum 100,000 sf Bookkeeping Services P P P P Bookstore P P P Broadcasting Studio P P Building Materials Store, including lum­ ber (indoor lumber storage only), roof­ ing, insulation, awnings, glass, weather­ stripping, doors P Business Services (Duplicating, Address­ ing, Mailing, Blueprinting, Photocopying) P P P Camera Store P P P Catering and Food Prep P P P Church, Temple, Synagogue C C C C C C C C Computer and Home Electronics Store (Sales & Repair) P P P Dancing Establishment/Club C C Day Care, Adult P/C P/C P/C C P P P 24-hour care for 3 or fewer persons is permit­ ted. 4 or more in one dwelling requires CUP (for residential zones). Dental Office or Laboratory P P P P Department Store P P Drug Store, Pharmacy P P P P Dry Cleaning & Laundry P P P Electronic Appliance Store (sales, installa­ tion, and repair) P P P Engineer Office P P P P Fabric Store (including Upholstery material) P P P Film Processing, Photographic Studio P P P Financial Services: Banks, Credit Unions, Savings & Loan, Stockbrokers P P P Firearms, Sales & Service P P P Firearms, Sales & Service, with Indoor Target Range C Floor Covering Store P P ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 28 Chapter 3  specific plan elements Tivoli Specific Plan Permitted Land Uses Land Use Zones (P = Permitted; C = Conditional) Comments VLDR LDR MDR MHDR PO NC GC RSC Florist P P P Fortune Telling P P Funeral Home C C Furniture Repair, Upholstery P P Furniture Store P P P Gift, Novelty, or Souvenir Store P P P Grocery store, Produce market, Supermarket P P P In RSC, is not primary anchor and must be concurrent with or after primary anchor Hardware Store P P P Typically 20,000 sf or less Health Club/Fitness Center P P P Hobby/Toy store P P P Home Business in a residence P P P P Hotel/Motel P P P Housewares/Small Appliance Store (Including: Pictures, Frames, Lamps, Shades, Window Shades, Draperies, Curtains, Microwave, Irons, Toasters) P P P Insurance Sales & Services P P P P Interior Design P P P Janitorial Service P P Jewelry Store (Sales & Repair) P P P Laboratory (Research & Testing) P P P P Leather Goods, Luggage Store (sales & Repair) P P P Library P P P Liquor Store (off-premise consumption) P P P Locksmith Shop P P Massage Therapist P P P P PD ID Card (need 500 hrs training certifica­ tion and approval of establishment by Police Department) Medical, Orthopedic Supply C C P P Microbrewery, with retail and/or restau­ rant P Movie/Video Rental P P P Museum P P P Music CD/Record Store P P P Musical Instrument Store (sales and repair) P P P C C Office Supply & Stationary Store P P P P Small scale in PO & NC Offices P P P P Paint & Wallpaper Store P P P ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 29 Tivoli Specific Plan Permitted Land Uses Land Use Zones (P = Permitted; C = Conditional) Comments VLDR LDR MDR MHDR PO NC GC RSC Parks Owned/Oper. By Governmental Agency P P P P P P P P 19 acres is desig­ nated for a public dual use park basin on the TSP Land Use Diagram Pawn Shop P P P Personnel Agency P P P P Pet Store P P P Printing Shop (including Silk Screening, Typesetting) P P Private School (K-12) C C C C C C C Public Facilities/Utility Buildings/Grounds C C C C C C C C Real Estate Sales & Services P P P P Recreation Services (major indoor): Bowling, Ice Rinks, Roller Rinks, Racquetball, Dancing, Live Perfor­ mance, etc. C C Recreation Services (small indoor): limited to amuse­ ment machine centers, slot car racing, pool halls or other similar indoor uses) C C C Recycling: Small Collection Facility P P P P Recycling: Unattended containers with other uses (no more than 50 square feet of area) P P P P P P Repair Shop: knife, tool, saw, and/or lawn mower P P Repair Shop: small appliance, small electronics, handyman repair service P P P Restaurant (Alcohol may be served only in conjunc­ tion with meals. No separate bar or cocktail lounge. Music but no Dancing or Entertainment. P P P Restaurant (Alcohol served either in conjunction with meals or in separate bar/cocktail lounge as an accessory use. Music but no dancing. May include staged entertainment): P P School/Instruction: Athletics, Art, Music, Drama, Dance, Martial Arts P P P School/Instruction: Vocational and Trade C P P P School: Public P P P P P P P P 13.5 acres is designated for an elementary school site on the TSP Land Use Diagram. Second Hand, Used Goods Store P P P Security Agency P P Shoe Store (sales and/or repair) P P P Spas sales P P Sporting Goods store P P P Surveyor Office P P P P Tailors/Seamstress P P P Talent and/or Modeling Agency P P P ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 30 Chapter 3  specific plan elements Tivoli Specific Plan Permitted Land Uses Land Use Zones (P = Permitted; C = Conditional) Comments VLDR LDR MDR MHDR PO NC GC RSC Tanning Salon P P P Tattoo Parlor P P P Tax Services P P P P Theater: indoor, multiplex P P Tobacco Store P P P Toy/Hobby store P P P Travel Agency P P P Urgent Care Medical Facility C C C Veterinary Clinic (small animals) C C C C Warehousing, Mini Storage C C Watch or Clock Store, (sales and repair) P P P Wine Sales and Tasting C C This table cross-references land use by zones to indicate where various uses are permitted and what type of entitlement is required The following abbreviations are used: P - permitted as a matter of right C - conditional use permit BLANK - indicates the use is not permit­ ted in the zone ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 31 3.2 Affordable Housing Plan The City of Modesto updated its housing element in on April, 2004. One significant result of this update is a goal of reducing the significant shortage of affordable and accessible hous­ ing units available in Modesto by year 2008. The City’s 2003-2008 Housing Element provides a thorough and comprehensive housing strategy addressing such critical challenges as: w Providing sites for additional housing; w Providing for a range in types and prices of housing; w Continuing to address the need to improve and rehabilitate housing and neighborhoods; w Providing for those with special housing needs; and w Maintaining and improving the local environment and quality of life in Modesto. 3.2.1. The Growing Need for Affordable Housing in Modesto The ever-increasing demand for affordable housing in the Modesto area is primarily influ­ enced by several factors: w Strong growth of population sections unable to afford market rate housing; w A lack of sufficient local employment growth creating high enough income levels to al­ low for eventual home purchase (entry-level) ;and w A lack of sufficient supply. 3.2.2. Regional and Citywide Population Growth Stanislaus County and three of its neighbors were among the eight fastest-growing counties in California from 2000 to 2004. These numbers reflect the influx of people to the Northern San Joaquin Valley from the Bay Area, where several counties lost population over the four years. According to the most recent population projections adopted by Stanislaus Council of Governments (Stan COG) population growth is expected to increase dramatically over the next 20 years, compared to the last 20. As of 2000, the Modesto population was approxi­ mately 42 percent of the County total and according to Stan COG, is expected to increase to more than 53 percent of the County total by 2025. As of 2000, Modesto’s total population was 188,856, representing an average annual in­ crease of 3.8 percent between 1980 and 2000 and 1.5 percent between 1990 and 2000. Modesto’s 15 percent increase in population between 1990 and 2000 nearly mirrored the 14 percent population increase in California during the same period. The 2005 population is estimated at 207,000, a 9.9 percent increase over the 2000 population. Projections for the next twenty years see a doubling or more of the City’s current population base. According to the Master Environmental Impact Report (MEIR) for the City’s General Plan, population in Modesto may reach 400,000 by 2025, as compared to the Stan COG’s projection of 418,562 by 2020. 3.2.3. Jobs to Housing Balance In 2000, the jobs to housing ratio for Stanislaus County was 1.28. Ideally, there should be 1.5 jobs for every household. A jobs/housing ratio under the ideal scenario suggests that there are fewer jobs than are typically needed for each household. The City of Modesto is projected to have the greatest housing surplus (more houses than jobs being created to ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 32 Chapter 3  specific plan elements afford those houses) in Stanislaus County. Based on the jobs/housing ratio of 1.5, Modesto currently has a housing surplus of 10,901 units. By 2025, that figure will rise by 283 percent to over 41,790 units. Evidence that this trend will continue is offered in the City’s own housing element where it cites (Summary of Issues): w Employment growth has lagged behind population and housing growth during the past 10 years in the City. w Most significant employment gains in the last 10 years were among the service and production/craft/repair occupations, primarily lower paying jobs. w A growing geographic and income mismatch between jobs and housing available in the City, resulting in increased commuting time, and worse traffic and air quality, among other issues; and w Run-away housing prices in the Bay Area, causing an increased number of workers from the Bay Area seeking affordable housing in the San Joaquin Valley. 3.2.4. Regional Housing Needs Allocation Requirements The Housing Element states the regional housing needs this way: “The City of Modesto faces significant constraints and challenges in providing adequate sites to meet the City’s Regional Housing Needs Allocation (RHNA). The City estimates its RHNA at 15,347 units.“ The table and the narrative below (excerpted from the Housing Element) below breaks down the total RHNA requirement further. Very Low Low Moderate Above Moderate RHNA Sub Total Adjustment for City Progress in the RHNA since 2001. Adjusted Total RHNA 3,376 (22%) 2,609 (17%) 3,223 (21%) 6,139 (40%) 15,347 3,227 12,120 Based on housing units built and potential sites available, the City concludes the following: w 15,347 units (3,376 Very Low, 2,609 Low, 3,223 Moderate, and 6,139 Above Moderate) are needed; and w 3,227 units have been built since January 1, 2001 (50 Very Low, 6 Low, 679 Moderate, and 2,492 Above Moderate) (as of the 2004 Housing Element). One important urban form goal of the City continues to be concentrating future growth within the Baseline Development Area and the Planned Urbanizing Area (terms/designa­ tions related to the General Plan). Directed toward that goal as well as meeting a fair share of the RHNA requirements, the City’s Housing Elements targets several “sites” that can ac­ commodate a greater allocation of affordable housing. In this regard the Housing Element states: The City is committed to maintaining this sites inventory by facilitating the development of the Roselle/Claribel (TSP), Fairview Village, Johansen/Empire North and Waterman/Luches­ sa areas and designating at least 15% of the residentially designated areas be developed with multi-family development at an average density of 22 units per acre. The local housing daybreak grove affordable housing, escondido, california (19 du/acre) Table 3.3 Adjusted Regional Housing Needs Allocation (from City Housing Element) ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 33 market has made it difficult for very low and low-income households to purchase a single- family detached home. As a result, very low and low-income households are planned to be served by multi-family units. The City estimates a surplus of 2 to 9 acres of multi-family designated sites during the period of this Housing Element. The TSP (essentially the southwest quadrant of the Roselle/Claribel Planning District (480 acres)) is designated as one significant receiving ground for much-needed affordable hous­ ing. 3.2.5. TSP Fair Share of Regional Housing Need In the Housing Element, Program 4.1 of the Housing Plan (in Chapter applies the RHNA development “factor” of 15% to the residential portion of the TSP with multi-family devel­ opment (referred to as the Roselle-Claribel Specific Plan (a.k.a. Comprehensive Planning District (CPD) in the Housing Element). Consistent with the Housing Element, 31 acres of land has been designated for multi-family development. A development density of 22 units per acre would result in 682 multi-family housing units to meet the RHNA for very low and low income households consistent with the Housing Element. Table 3.4 City of Modesto Housing Element - Comparison of Measure Development As­ sumptions for CPD and TSP demonstrates the methodology (as borrowed from the Housing Element) to arrive at the 42 acre threshold Minimum for the TSP Comprehensive Planning District/ Specific Plan Measure Approved Area (Growth Area pending annexation) Column Total Gross Acreage of Measure /Adjusted TSP Acreage Column Non Residential Use (10% of Column Column Roads (25% of subtotal of A minus B) Column Net Residential Acreage (A minus B minus C) Column Multi-Family Acreage (15% of Col­ umn Column Single Family Acreage (85% of Column Roselle/Claribel Roselle/Clair­ bel Specific Plan Area 480 acres 48 acres 108 acres 324 acres 49 acres 275 acres Tivoli Specific Plan (TSP) Same 413 acres 41.3 acres 92 acres 280 acres 42 acres 238 acres Notes Notes: This calculation is based on 480 gross acres including centerline of perimeter arterial streets. The Housing Element also uses 480 acres and subtracts 25% of the gross area for streets. The Housing Element does not include land designated Regional Commercial as part of the inventory for affordable housing. It was deter­ mined that the two Regional Serving Commercial Sites (RSC-1 and RSC- 2) and their combined acreage of 67 acres, (with a Regional Commercial General Plan land use designation) should be subtracted from the 480 gross acres this results in an adjusted total of 413 acres of Village Resi­ dential General Plan land use designation. open doors affordable housing project, los gatos, california Table 3.4 City of Modesto Housing Element - Comparison of Measure Development Assumptions for CPD and TSP ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 34 Chapter 3  specific plan elements the farm affordable housing project, santa cruz california (14 du/acre) 3.2.6. TSP Housing Options and Range of Housing Types The main land use designation that will accommodate most, if not all, of the 682 multi-family housing units to meet the RHNA for low and very low income households will be the Medium High Density Residential (MHDR) areas. Given the variety of housing types that are allowed in the Medium Density Residential (MDR) land use designation (see Chapter 3: Land Use Plan and below) (e.g. duplexes (duets) tri and fourplexes, courtyard-oriented) it is conceivable, but unlikely, that some RHNA for very low and low income households may end up being built within MDR areas. The likely recipients of the housing units to meet the RHNA for very low and low income households consistent with the Housing Element will be land use designations MHDR-1 through MHDR-5. Combined these areas amount to 42 acres available for multi-family hous­ ing development. 3.2.6.1. Minimum Densities Within MHDR land use areas, the minimum housing density is 18 DU’s to a maximum of 24 DU’s acre. The average/median density used in determining affordable housing require­ ments is 22 DU’s/Acre. For MDR land use areas, the minimum housing density is 8 DU’s to a maximum of 18 DU’s. Should some of the MDR areas become locations for multi-family housing, it will most likely be built right at or near the 18 DU’s/Acre maximum. 3.2.6.2. Mix of Densities Wherever possible one community design underpinning of the TSP is to encourage a more random and true mix of housing types in most of its residential neighborhoods. This is even more important within the MHDR areas, in order to avoid the all too commonly found presence of large and sprawling apartment complexes. These are typically made up of one apartment prototype, repetitiously placed throughout the area. In order to avoid that ap­ pearance and lend more appeal and diversity to MHDR neighborhoods, the TSP encourages a more liberal mix and selection of multi-family housing types, such as studios, one-, two-, and/or three-bedroom units, rather than the generic stratification of one uniform type. 3.2.6.3. Range of Housing Choices and Products While not completely predictable, the MHDR land use areas will be the likely re­ cipient of all or the majority of the RHNA for very low and low income households consistent with the Housing Element. As described in more detail in the Chapter 3: Land Use Plan, the MDR designations will permit a variety of housing types. Some of these product types may also provide for RHNA for very low and low income households to include the following: w Tri and fourplex clusters w Courtyard (green court) garden oriented apartments w “Tuck-under” apartments w Stacked (combination of two and three story) flats w Conventional two and three story apartment homes; and w Rowhouses/Townhouses ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 35 3.3 Public Facilities Infrastructure Concept Plan The Public Facilities Infrastructure Concept Plan describes in general, the existing and planned public infrastructure requirements to sufficiently serve the needs of the TSP. This section provides the concept level plan for the provision of infrastructure for streets, water, sewer, storm drainage, parks and public facilities to serve new development in the TSP. A detailed Facilities Master Plan, beyond the cursory examination here, is required for Tivoli prior to project development. This plan will identify existing, undersized obsolete or miss­ ing public facilities and pinpoint their requirements for provision, expansion, extension or upgrading within Tivoli. Accompanying the Facilities Master Plan will be an Infrastructure Financing Plan, that will determine the funding mechanisms for delivery of these public facili­ ties. The design and delivery of certain utility requirements (e.g. potable water, electrical, cable, telephone) will be coordinated with individual utility providers at the time of prelimi­ nary project engineering for individual projects within Tivoli. Further discussion about the Facilities Master Plan and the Infrastructure Financing Plan, appear in Chapter 9. The provision of water, sewer, and storm drainage must be provided consistent with the findings of the capacity studies prepared for these facilities and with the Facilities Master Plan and Infrastructure financing plan. The provision of public infrastructure in the TSP will revolve around the following three principles: w Provision of a safe, efficient and interconnected circulation system that by design, offers alternate transportation choices within the TSP. (See Circulation Plan) w Provision, extension and maintenance of utility services and the supporting “back­ bone” infrastructure that meets City of Modesto standards, integrates with existing and planned facilities and connections, and accommodates development in the TSP and potential development in the remainder of the Roselle-Claribel CPD area. w Construction of both off and on-site “backbone” infrastructure improvements may be phased and will be installed with development consistent with city standards and the approved Facilities Master Plan and Infrastructure Financing Plan. “Backbone” infra­ structure is defined here as right-of-way dedication, actual construction of improve­ ments to existing and proposed streets, water transmission lines, wastewater trunk lines, storm water drainage facilities, primary utility lines, and park facilities. See Chap­ ter 9 for further description of “backbone” infrastructure. Prior to development each infrastructure component must have a description of the City’s service standards, existing facilities and proposed facilities (interim and final) to serve the proposed development consistent with the city standards, the TSP, and the approved phas­ ing. Each component of the public infrastructure will be designed to accommodate the full build- out of the TSP area. Beyond that, these same infrastructure improvements will also be sized at the proper capacity and service level to allow for adjacent and future suburban develop­ ment to proceed in an orderly and efficient manner. Roads and utility infrastructure will be constructed, dedicated and easements provided (where necessary) consistent with the detailed TSP, associated project development agree­ ments and all City of Modesto and other agencies applicable standards and requirements. Prior to the development of the Specific Plan area, developer shall install, repair, replace or upgrade all public infrastructure necessary to serve existing development so that it substan­ tially complies with current City standards. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 36 Chapter 3  specific plan elements 3.3.1. Street System Plan The Public Facilities Infrastructure Concept Plan addresses the provision of a street and circula­ tion system. The following Section 3.4 Circulation Plan provides a description for the street and circulation system that serves the TSP. 3.3.2. Water System Plan Domestic water service (supply, treatment and conveyance) for the TSP will be provided by the City of Modesto. The TSP water demand is approximately 1,378 acre-feet per year as provided in the Water Supply Assessment. Groundwater and surface water will be used to supply the TSP. Water will be distributed within the TSP via the City’s “Grid System”. In 2008, City of Modesto was in the process of increasing treatment and delivery capacity of surface water at the Modesto Regional Water Treatment Plant. The increases in capacity were completed in 2015. To provide adequate water supply, the TSP will drill two domestic wells, with one new well at Grogan Park. An existing City of Modesto well, tank, and booster pump are located in the center of the TSP. These existing facilities are a part of the City of Modesto’s water transmission system that in­ cludes a 16-inch line running thru the site and a 30-inch line adjacent to the site in Oakdale Road. These facilities may be available to serve the TSP as a part of the City’s Distribution system once the expansions to the water treatment plant and transmission facilities are complete. In the future, there is the potential that the existing above ground water tank may be replaced with a larger underground water tank and the site may be developed as a public recreation facility. Water will be distributed within the TSP via the City’s “Grid System”. Connections will be made to the existing water mains in Sylvan Avenue and Oakdale Road. The water supply system will consist of 12 and 16-inch mains. Refer to Exhibit 3.2 Potable Water System Plan Diagram for a conceptual illustration of this por­ tion of the Public Facilities Plan. Actual design and size of lines will be determined by the FMP. 3.3.3. Sewer System Plan Sanitary sewer service for the TSP will be provided by the City of Modesto (collection and treat­ ment). The TSP has an estimated average dry weather sewer flow of 1.1 million gallons per day. The sewer collection for TSP will be provided by connection to the existing Sonoma Trunk Sewer. Sewer will be collected within the TSP thru a system of main and trunk sewers. The Sonoma Trunk will be continued north thru the TSP and be stubbed for future development to the north. The Sonoma Trunk will be extended and appropriately sized for the TSP (approxi­ mately 24 and 27 inch diameter thru the TSP) and future development north to Claribel Road. Local laterals will convey flows to the Sonoma Trunk. A sewer lift station will be located near Sylvan Avenue somewhere between Wood Sorrel Drive and Aria Way. The proposed lift station and force main will overcome the shallow depth of the existing Sonoma Trunk of the TSP. The TSP will be reimbursed for oversizing to accommodate future development north to Claribel Road. Refer to Exhibit 3.3 Wastewater Plan Diagram for a conceptual illustration of this portion of the Public Facilities Plan. Actual design and size of lines and pumping facilities will be determined by the FMP. 3.3.4. Storm Drainage System Plan Storm Drainage for the TSP will be provided by the City of Modesto (collection and detention). Storm drainage will be captured locally and conveyed to a central basin. Storm drains will be sized to convey the 10-year, 24-hour duration storm. Detention will be sized to contain the 100- year, 24-hour storm. The TSP is not located in any FEMA designated floodplains. ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 37 The TSP runoff will be detained in the central basin and the west basin system. The west basin system may be one basin or a series of basins. The central park and basin will provide a large portion of the detention for the TSP with the remainder being detained in the west basin system. The Main West Basin will be a dual function basin at the southwest corner of Bridgewood Way and Wood Sorrel Drive as shown on Exhibit 3.4 Storm Drainage System Plan and designed to accept runoff from the southwest portion of the TSP which is an area that is topographically lower than the rest of the TSP. The Main West Basin will have maxi­ mum 6:1 slopes, be terraced and fully landscaped. A pump will lift post detention flows from the Main West Basin to the central basin. As shown on Exhibit 3.4 Storm Drainage System Plan, Potential Basins will connect to the Main West Basin and will have on-site stormwater detention as their dominant function and may have recreational use as a secondary func­ tion. The Potential Basins will be landscaped to avoid the appearance of a mud pit, or, as an alternative, they may be constructed as swales, parking lot storage, or underground storage, if approved by the City. Any recreational aspect of these basins would not count toward the TSP Neighborhood Park requirements. The central basin will be designed with stepped bottoms to contain small, frequent storms in the lower part of the basins with the majority of the park/basin remaining dry. Larger, less frequent storms will inundate the majority of the park/storm water basin. Vegetated swales will provide water quality treatment of storm drainage inflows to the park basin. The basins will be interconnected with one pump station discharging approximately 5 cfs to Modesto Irrigation District’s (MID’s) Lateral No. 6 (Actual discharge rate subject to MID approval). The remainder of flows will be percolated using infiltration trenches in the bottom of the basins and dry creeks. The minimum discharge rate is based on city standards for per­ colation and pumping with maximum discharge rate as allowed by MID. If the regional com­ mercial development occurs before the central basin is available, then an interim temporary storage facility on the property may be considered by the City of Modesto. Any temporary storage facility must be consistent with city standards and policies. MID’s Cavil Drain flows thru the TSP. The Cavil Drain is part of a large offsite watershed that produces runoff which impacts the TSP and areas of Village One. The City of Modesto commissioned Stantec to study the watershed. The results indicate a large volume and flow rate of offsite storm drainage impacts the TSP and Village One. Upon further study of this offsite watershed it was determined that much of the runoff impacts Village One and not the TSP. Development of the TSP will reduce flooding in Village One. Offsite flows will be routed through the TSP along their historic flow paths. Flows will be distributed along Sylvan Avenue according to their historic distribution minus the TSP runoff which will be contained onsite. Refer to Exhibit 3.4 Storm Drainage System Plan Diagram for a conceptual illustration of this portion of the Public Facilities Plan. Actual design and size of lines will be determined by the FMP. 3.3.5. Dual Use Basin/Neighborhood Park Plan A centrally-located dual use basin/neighborhood park, about 19 acres in size, is one of the key, multi-purpose public facilities proposed within the TSP. The central storm drainage basin described above (Section 3.3.4. Storm Drainage System Plan) makes up approximately 10 of those acres. The remaining acreage is intended to serve as the more useable, accessible and “active” part of the park enjoyed by the residents of Tivoli, consistent with the City of Modesto Dual Use Standards, December 2000. The developed park portion of this facility is better described and illustrated (conceptual use diagram) in Chapter 7.0, Parks and Recre­ ation, Section 7.2, Proposed Neighborhood Park. Both the stormwater basins and the park will be maintained by the City of Modesto. A wetland site of roughly one acre has been identified on the designated dual-use basin/park site by Tivoli Environmental Impact Re­ port. If the wetland mitigation strategy requires taking some land out of the dual-use park/ ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 38 Chapter 3  specific plan elements basin for wetlands, then the resulting dual-use park/basin size may need to be modified to assure compliance with the City’s dual-use park/basin standards. 3.3.6. Utilities Plan Utilities shall be installed underground consistent with the policies and practice of the City of Modesto and the utility companies. 3.3.6.1. Electric The Modesto Irrigation District will supply electricity for the TSP. Existing 69 kV electric transmission lines run along the west side of Roselle Avenue and north side of Sylvan Avenue thru the TSP. Steel truss towers that will be replaced with wood poles west of the proposed road improvements currently supporting the Roselle Avenue transmission line. The Sylvan Avenue transmission line contains 12 kV and 69 kV circuits that will be relocated north of the proposed road improvements. 3.3.6.2. Natural Gas Pacific Gas and Electric Company (PG&E) will supply the TSP with gas service. Gas service will be provided from the existing facilities located in Oakdale Road and Sylvan Avenue. Individual projects will be reviewed by PG&E during dry utility design. 3.3.6.3. Telephone Telephone service to the TSP will be provided by SBC. Service will be provided from exist­ ing facilities located around the perimeter of the TSP. Distribution lines will be extended to individual parcels as development occurs. 3.3.6.4. Cable Television Comcast will provide cable television service to the TSP. Distribution lines to existing parcels will be extended from existing facilities adjacent to the TSP. See Exhibit 3.5 Dry Utility Trench Plan for a conceptual illustration of joint trench locations for proposed Dry Utilities Trench Diagram within the TSP. Actual design and trenches will be determined by the FMP. ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 39 Exhibit 3.2 Potable Water System Plan Note: this is a concept plan. actual design and size of lines and facilities will be determined by the facilities master plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 40 Chapter 3  specific plan elements Exhibit 3.3 Wastewater Plan Note: this is a concept plan. actual design and size of lines and facilities will be determined by the facilities master plan ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 41 Exhibit 3.4 Storm Drainage System Plan Note: this is a concept plan. actual design and size of lines and facilities will be determined by the facilities master plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 42 Chapter 3  specific plan elements Exhibit 3.5 Dry Utility Trench Plan Note: this is a concept plan. actual design and size of lines and facilities will be determined by the facilities master plan ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 43 3.4 Circulation Plan The TSP provides a hierarchy and scale of streets, a pedestrian and bikeway network and public transit throughout the entire development area. Emphasis has been placed on w increasing connectivity between land uses; w making the community more accommodating to pedestrians; and w on creating a safe and efficient circulation system all while complying with City of Modesto policies. The skeletal framework of the circulation has been designed to link with an existing and bor­ dering City streets and regional systems. In addition, specific modifications to applicable street standards, as well as introduction of new ones, have been included to reflect the unique nature of the TSP community. The TSP street system includes a wide range and capacity of streets including arterials, collec­ tors, neighborhood-scale residential streets and private streets. For the perimeter arterial roads, not only will project frontage improvements be installed with development, but traveled lanes and storm drainage facilities on the other side of the road, across from the project site, should be constructed as well. It is expected that the collector roads within the project will be constructed with development at full width. The actual level of improvements will be as determined by the Facilities Master Plan and Infrastructure Financing Plan. All roads will be constructed to either City of Modesto standards or ones modified by the Specific Plan. The existing and proposed street hierarchy for the TSP is shown in Exhibit 3.6 Street Hierarchy Diagram. Precise road alignments will be determined with final engineering design of develop­ ment projects within the TSP. Finally, Table 3.5 Roadway Segment Description Summary, sum­ marizes the classifications components and dimensions for the roadways within and bordering the TSP. Minor modifications to the locations of collector level roads may be approved. However, such changes shall not cause a substantial negative impact to the overall TSP street system. The Circulation Plan features two levels of functional roadways. The first level consists of road­ ways of regional significance, including principal, major and minor arterials, that cross and border the TSP that will serve through traffic as well as traffic generated by this project. The second level provides for internal circulation. This local internal roadway system consists of both collector and local (neighborhood) streets. The internal collector streets include roundabouts as shown on Exhibit 3.6 Street Hierarchy Diagram and the Facilities Plan. Typical Roadway standards provided for the TSP are based on the City of Modesto design stan­ dards. These standards have been modified with most of that adjustment involving the addition, where appropriate, of a landscape parkway edge and a more spacious (wider) pedestrian side­ walk. The following is a brief description of the proposed roadway classification system that will be used in this Plan. The original Tivoli Specific Plan (TSP) provides for up to three new roundabouts on Sylvan Av­ enue between Roselle Avenue and Oakdale Road, and three more on Roselle Avenue between Sylvan and Claratina Avenue. In 2016, the number of new roundabouts was reduced to one on Sylvan Avenue at Aria Way and one on Roselle Avenue at Claratina Road. The City of Modesto Roundabout Policy provides roundabout at intersections with a classification higher than Collector/Collector cannot be justified as the most appropriate form of control without a sense of how it will perform at a specific intersection and how that performance will compare to other intersection control alternatives.” Consistent with the City’s Roundabout Policy, prior to the prep­ aration of construction drawings, and actual construction of Sylvan Avenue or Roselle Avenue, alternative intersection controls at these intersections may be evaluated, and after careful evalu­ ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 44 Chapter 3  specific plan elements Type Roadway Landscape Parkway Edge/Landscape Lot Landscape/Center Median Class 1 Bike Path( BP) Class I Shared Bike Path (SBP) Class III Bike Lane (BL) Pedestrian Walk Parking (on street) Exhibit Reserved Lane Capacity Right-of-Way PRINCIPAL AND MINOR ARTERIAL ROADWAYS 5 Claratina (Principal)1 Oakdale Road (Principal) Sylvan Avenue (Minor) Roselle Avenue (Minor) 6' 6' 4' 4' 126'/122' (adjacent to residential) 136' (north of Mable)/126' (south of Mable) 106' 112'/108’ (adjusted to residential) 8'/10’ to 12’ 8' 8'/10’ to 12’ 8'/10’ to 12’ 4-16' (variable)2 4-16' (variable)2 4-16' (variable)2 4-16' (variable)2 8' (BP) plus 12’ landscaping 6' (BL) 6' (BL) 6' (BL) 8'-6' 8'-6' 4'-6' 8'-6' No No No No 3.7 3.8 and 3.9 3.10 3.11 COMMUNITY COLLECTOR STREETS 3, 5 Collector without Paseo Collector with Paseo 4 2’ 2' 74’/60’ (without parking) 69'/65’ (without parking) 8’/10’ 8’ to 10’/10’ None None 6’ (BL) 10' (SBP) 5’ 5' Optional Optional 3.12 3.14 LOCAL ROADWAYS Neighborhood Local Residential Street 2' 55' None None e 4' Yes 3.16 1 The Claratina principal arterial includes a 20’ landscaped bikepath on the north side. 2 The landscape median for arterial roadways is variable to accommodate ancillary turn lanes, tapers and median breaks. 3 The Collector roadways include a design with optional on-street parking. 4 These community collectors will have a 30' wide paseo on one side. 5 All arterial and collector streets require a minimum of an additional 10' to 12’ landscape lot next to back up residential lots. Table 3.5 Roadway Segment Description Summary ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 45 Exhibit 3.6 Street Hierarchy Diagram Note: this is a concept plan. actual design and size of lines and facilities will be determined by the facilities master plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 46 Chapter 3  specific plan elements ation of alternative traffic control devices, considering capacity, speed and safety factors, the appropriate method of intersection control will be selected. The selected method of intersection traffic control along these roadway segments may be constructed, as long as the City’s Level of Service (LOS) standards are not exceeded, or the selected intersection control device does not result in new or additional environmental impacts above those analyzed in the TSP Environmental Impact Report. If it becomes clear that an intersection control method is preferred that would result in additional significant impacts above and beyond those already analyzed with the project, then additional envi­ ronmental review may be required prior to construction. 3.4.1. Arterial Streets-Principal and Minor Arterial streets are primary circulation routes providing linkages between sections of the City and to the greater regional circulation system. As such, arterials are intended to ac­ commodate a significant volume of traffic and provide access to collectors and major traffic generators (e.g. Regional Serving Commercial RSC-1). The TSP is bordered by four arteri­ als, with two classified as principal and two as minor. Claratina on the north and Oakdale Road on the west are the principal arterials. Sylvan Avenue on the south and Roselle Av­ enue on the east are classified as minor arterials. The main differences between these two street classifications is described as follows. 3.4.1.1. Claratina Avenue Principal Arterial Claratina Avenue east of Oakdale Road is a Principal Arterial street changed as part of the TSP to a six lane (eight or nine lanes including turn lanes/pockets) roadway, and 94’ curb-to-curb within a 126’ right-of-way (ROW). Dividing the roadway is a proposed variable width raised landscape median with the appropriate spacing distance for breaks, turn pockets and stacking lanes at major intersections with other arterials, collectors or approved primary regional commercial driveways. Beyond the curb and on both the north and south sides, is a minimum 14’-16’ wide landscape parkway edge, made up of an 8’ wide landscape strip and an 8’ wide sidewalk next to commercial use next to residential use). Beyond the curb on the northside, will be a separate 8’ wide bike path (Class I) along 12’ landscaping on both sides) of the bike path. There is also a 10’ to 12’ wide landscape lot between the street right-of-way and residential property line that backs up to the street. In addition, a minimum 25’ building setback is required next to the Regional Serving Commer­ cial (RSC-1) site. The necessity for public utility easements (PUE) will be accommodated for within this setback. This setback now appears in the TSP as landscape frontage along the southern portion of the proposed RSC-1 site. On-street parking is prohibited and access to this principal arterial is restricted in order to minimize turning movement conflicts and maintain higher speeds. Refer to Exhibit 3.7 Mid- Block Cross-Section Principal Arterial for an illustrative depiction of this road. 3.4.1.2. Oakdale Road Principal Arterial As a major arterial street, Oakdale would be widened and improved to a minimum of three travel lanes in each direction (six lanes total). Oakdale Road will consist of ROW widths of 136’ north of Mable Avenue to 126’ south of Mable Avenue (due to existing development), Due to a requirement for bike lanes, the option for on-street parking lane will not be avail­ able. A variable width raised center landscape median will divide the travelways. A 6’ striped bike lane will occur on both sides of Oakdale. Beyond the curb, both sides will contain an 8’ wide landscape strip and a detached 8’ wide pedestrian walk next to commercial use and 6’ next to residential use. Beyond the pedestrian walk, a 10’ to 12’ landscape lot and public utility easement (PUE) is required. Where there is commercial development fronting ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 47 on Oakdale the landscaping setback is 25’ wide. Refer to Exhibit 3.8 Mid-Block Cross-Section Principal Arterial (North of Mable), and Exhibit 3.9 Mid-Block Cross-Section Principal Arterial (South of Mable), for illustrative depictions of these different conditions. The project approval of the site at the north west corner of Oakdale Road and Mable Avenue will determine the standard along west side of Oakdale Road, north of Mable Avenue. 3.4.1.3. Sylvan Avenue Minor Arterial Sylvan Avenue is being changed to a minor arterial street within the TSP. Sylvan will be widened and improved to two lanes in each direction (four lanes total) with an overall 106’ right-of-way. A variable width raised center landscape median will divide these streets. A 6’ striped bike lane will occur on both sides of this arterial. Beyond the curb, both sides would contain an 8’ wide landscape strip and a detached 4’ wide pedestrian walk on the south side and 6’ sidewalk on the north side. Beyond the pedestrian walk, a 10’ to 12’ landscape lot will occur. Refer to Exhibit 3.10 Mid-Street Cross-Section Minor Arterial on Syl­ van Avenue for an illustrative depiction. 3.4.1.4. Roselle Avenue Minor Arterial As a designated minor arterial, Roselle Avenue will contain two travel lanes in each direction (four total) within its 112’ ROW. A variable width raised center landscape median will divide the street. A 6’ striped bike lane will occur on either side). Beyond the curb, a minimum 16’ parkway is proposed containing an 8’ wide landscape strip and a detached 8’ wide pedestrian walk next to commercial use next to residential use). From behind the walk, another 10’ to 12’ landscape lot and public utility easement will be required. Refer to Exhibit 3.11 Mid-Block Cross Section Minor Arterial on Roselle Avenue for an illustrative depiction of this road. 3.4.2. Collector Streets Collector streets are secondary circulation routes, generally distributing trips from the arte­ rial street system to the local street system and providing direct access to adjacent land uses. On street parking along TSP collectors will be discouraged when such streets are bordered by residential development. Access to adjacent uses may be restricted dependent upon projected traffic volumes generated by a particular land use and its intensity (DU’s/ acre or FAR) The configuration of collectors will vary depending on the character of adja­ cent land uses, either residential and commercial, and whether the roadway accommodates a dedicated transit lane and/or paseo. The location of the collector streets shown in the Specific Plan may be adjusted during the project design and development stage, consis­ tent with Section 9.3.4.1, so long as such movement does not compromise the traffic flow through the neighborhood. Residential dwellings within the TSP will not have direct vehicular driveway access to any collector street except for existing homes. Single family residential dwellings may side on collector streets and front on local streets including cul-de-sacs where driveway access will be provided. A cul-de-sac that ends at a collector street must be open ended. Rear-loaded single family residential dwellings (with alley access) may front on collectors if such place­ ment is crucial to the integrity of an overall neighborhood design within the TSP and ap­ proved through the plan submittal process (see Chapter 9.0 Implementation). Exceptions may be granted to allow direct access to collector streets by the Director during the de­ velopment process when it is not feasible to require access on local streets. Multiple family attached developments may have internal driveways that directly access collector streets. On-street parking may be allowed when homes front on collector streets to allow pedestrian access only. In such cases added street right of way must be provided for on-street parking. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 48 Chapter 3  specific plan elements Claratina Avenue - 126’ Right-of-Way (ROW) Notes: Additional lanes maybe required at intersections per traffic mitigation measures. * 122' R.O.W. adjacent center to residential areas. Exhibit 3.7 Mid-Block Cross-Section Principal Arterial Travelway Center Landscape Median 6' Landscape Lot 8' Bikepath Class I 6' Landscape Lot Pedestrian Pathway Travelway 16' 13.5' 13.5' 6' 8' 6' 6'-8' 8' 13.5' 12' 12' 13.5' 8' 6'-8'10'-12' 20' Tree-Lined Parkway Edge Pedestrian Pathway Landscape Lot & PUE Tree-Lined Parkway Edge 63' 63' 126' ROW 122' ROW* ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 49 On-street parking may be on one side of a collector street depending on the proposed use and design. The landscape lot will be provided with the paseo even if homes are designed to front on the collector street. A low fence is required between the landscape lot and private property. The collector streets next to the school site must provide on-street parking after coordinating with the school district but approved by the city. If the elementary school site is not constructed at the location shown, then the collector streets shown around the elemen­ tary school site may be changed to local streets, except where located adjacent to the park. On-street parking must be provided next to the central dual use park/basin. Collector streets may be approved with parking on one side and no parking on the other side. There should be long sections of collector streets with consistent standards and proper transitions between different standards. For problem situations where vehicular access may be necessary on a collector street, separate review will be considered. Oakdale Road : 136’ Right-of-Way (ROW) North of Mable Avenue *132' R.O.W. adjacent to residential areas Exhibit 3.8 Mid-Block Cross-Section Principal Arterial 10' to 12’ 6'-8' 8' 6' 12.5' 12' 13.5' 16' 13.5' 12' 12.5' 6' 8' 6'-8' 10' to12’ 68' 136' or *132' R.O.W. Travelway Center Landscaped Median Landscape Lot & PUE Pedestrian Sidewalk Tree-Lined Parkway Edge Bike Lane Travelway Bike Lane Tree-Lined Parkway Edge Pedestrian Sidewalk 10' Landscape Lot & PUE (25' Landscape Setback @ Commercial Area) 68' ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 50 Chapter 3  specific plan elements Oakdale Road : 126’ Right-of-Way (ROW) South of Mable Avenue Exhibit 3.9 Mid-Block Cross-Section Principal Arterial 14.5' 12.5' 11' 12' 6' 10' 13.5' 12' 12.5' 6' 8' 8' 25' Pedestrian Sidewalk Travelway Bikelane Travelway Bikelane Tree Lined Parkway Edge Pedestrian Walkway PUE (25' Landscape Setback @ Commercial Area) Center Landscape Median 126' R.O.W. 58' 68' 3.4.2.1. Collector Streets Without Paseo Typical Community Collector streets within the TSP will contain, in each direction, an 11’ travel lane, a 7’ wide on-street parking strip, a 6’ wide striped bike lane and an adjacent 8’ parkway edge and a 5’ walkway. From behind the walk, another 10’ landscape planting lot is required . Right-of-way for a typical community collector will be 74’ (60’ adjacent to single- family (LDR/MDR) with no access and no on-street parking on collector). Refer to Exhibit 3.12 Mid-Block Cross Section Typical Community Collector without Paseo for an illustrative depiction of this road. ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 51 3.4.2.2. Collector Street with Paseo The north/south collector/paseo street extends north from Sylvan Avenue on Aria Way, con­ necting with the neighborhood park site continuing north of the park to Claratina Avenue. The collector/paseo street will be a partial east to west extension of Bridgewood Ave to Aria Way then continuing on the two collector/paseo streets that will connect with Roselle Avenue. These specialized streets will be bordered on one side with a 30’ wide paseo with a 10’ wide combined bicycle and pedestrian off-street path and an approximately 10’ wide landscaping on both sides of the path (see the Chapter 7.0 Parks and Recreation of the TSP for further Exhibit 3.10 Mid-Street Cross-Section Minor Arterial Sylvan Avenue with Roundabouts - 106’ Right-of-Way (ROW) Center Landscape Median 10' to 12’ 6' 8' 6' 12.5' 13.5' 13.5' 12.5' 6' 8' 4' 10' to 12’ 16' Landscape Lot & PUE Pedestrian Walk Tree-Lined Parkway Edge Bike Lane Travelway Travelway Bike Lane Tree-Lined Parkway Edge Pedestrian Walk Landscape Lot & PUE 106' R.O.W. looking east 54' 52' ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 52 Chapter 3  specific plan elements description and depiction of the paseo character). The other side will have an 8’ parkway edge with a detached 5’ pedestrian walk with another 10’ landscape planting lot. The location of the shared pathway is expected to meander within this paseo edge. There will be one 11’ wide travel lane in each direction plus 7’ for on street parking or, where there is no parking, a 16’ travel land to allow for emergency access/parking. Refer to Exhibit 3.14 Mid- Block Cross-Section Collector with Paseo for an illustrative depiction of this road. Exhibit 3.11 Mid-Block Cross Section Minor Arterial Travelway Center Landscape Median 10' Landscape Lot & PUE Pedestrian Sidewalk Tree-Lined Parkway Edge Travelway Bike Lane Tree-Lined Parkway Edge Pedestrian Sidewalk 10' Landscape Lot & PUE 10' to 12’ 6'-8' 6' 12.5' 13.5' 16' 8' 10' to 12’ 6'-8' 8' 6' 12.5' 13.5' *108'R.O.W. Bike Lane 56' 56' Roselle Avenue - 112’ Right-of-Way (ROW) *108’ R.O.W. adjacent to residential areas 112' or ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 53 3.4.3. Commercial “Main Street” A Commercial shopping “Main Street” option is offered in the TSP for possible use in the regional serving (RSC-1 and 2) commercial sites as a private street maintained by the property owner. This street is intended for a commercial project proposing a “town center” type of pedestrian oriented development. Rather than being oriented towards the car, this street’s focus is upon the walking experience of the shopper and visitor. This commercial “Main Street” is purposefully narrow to help slow and “calm” traffic. On street parking is limited and angled to help narrow the street A wider sidewalk of 14’ (10’ pedestrian walk and 4’ for street tree planting) is provided to allow for ease of pedestrian movement. Diagonal on-street parking is included, increasing pedestrian comfort with even more spatial separation from passing vehicles. The sidewalk is spacious enough to accommodate outdoor dining, street furniture, plant­ ers, public art and other pedestrian amenities. Curb bulb-outs, special paving treatments, pedestrian signal priority and mid-block crossings, are encouraged to facilitate the use of this commercial “Main Street” by the people on foot and on bike). Refer to Exhibit 3.15 Mid-Block Cross-Section Commercial “Main Street” for an illustrative depiction of this type of road. 3.4.4. Local Street Local streets provide direct access to abutting land uses and connections to collector streets. Local streets are intended to contain two 10’ travel lanes with 6.5’ tree-lined parkway edge and a 4’ wide detached sidewalk. On-street parking is also allowed for on each side. Both the travel way and on-street parking are kept purposefully narrow at 17’ wide (10’ travel lanes and a 7’ wide on-street parking strip) to encourage slower vehicular speeds on these residential-oriented streets. Local Streets are the streets within each tract or development project area and provide direct access to individual parcels. These streets are not depicted on the overall Exhibit 3.6 Street Hierarchy Diagram. The actual location and alignment of local streets will be determined at the subdivision level of preliminary design for future residential areas within the TSP. Although the location of the local street network is not defined, intersection and driveway spacing guidelines will be developed as an implementation measure of the TSP. Refer to Exhibit 3.16 Mid-Block Cross-Section Local Neighborhood (Residential) Local Street for an illustrative depiction of this road. At the Developer’s discretion, a wider parkway edge, up to 8’ wide, may be constructed. For projects with lots less than 5,000 square feet, an alternative local street cross-section may be proposed. This will provide for 18’ travel ways in each direction and a 5’ monolithic drive over curb and sidewalk; measured from flow line, constructed with City Standard drawing 309. Approval by the City will be discretionary and determined with the approval of a tentative map. Mable Avenue will be a local street. Mable Avenue will extend west from the park site and end as a cul-de-sac, and will change to Mable Court. There will be emergency access provided from the end of the cul-de-sac providing access to Oakdale Road. Details of the emergency access points including the approach, grade changes, street profile, knox box, must be approved by the Fire Department prior to construction. The length of Mable Court is approximately 1/4 mile. The Mable Court cross-section will be the same as a local street, see Exhibit 3.16 Mid-Block Cross-Section Local Neighborhood (Residential), but there will be no sidewalk on the south (existing residential) side of the street. The Mable Court south side curb and gutter will be located as shown on Exhibit 3.17 Mable Court Cross-Section. For the ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 54 Chapter 3  specific plan elements 74' Right-of-Way (ROW) * Reduced to 60' R.O.W. When adjacent to single-family residential with no direct drive­ way access and on-street parking. no landscape lot when on-street parking is provided for homes fronting the collector street where pedestrian access is allowed. Exhibit 3.12 Mid-Block Cross Section Typical Community Collector without Paseo Landscape Lot & PUE Pedestrian Sidewalk Travelway Bike Lane Landscape Lot & PUE 10' 8' 10' 8' 5' 7' 11' On-Street Parking On-Street Parking Bike Lane Pedestrian Sidewalk Tree-Lined Parkway Edge 6' 6' 11' 7' 5' 74' R.O.W. 60' R.O.W.* 37' Tree-Lined Parkway Edge 37' ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 55 existing residential improvements to remain in place on the south side of Mable Court, it will be necessary for the existing homeowners to obtain any or all of the following: execute an encroachment permit, an indemnification of liability, and/or maintenance agreement with the City, or as an alternative, an abandonment of the right-of-way may be considered. The timing of the construction of Mable Court is discussed in Chapter 5. 3.4.5. Alleys Narrow alleys will be allowed in both the LDR, MDR and MHDR development areas to pro­ vide for opportunities to build rear-loaded, front–facing residential units, oriented to local streets. The proposed alleys are a standard 20’ in width, with a combined 4’ wide garage setback and landscape planter cutout. The Alleyway is illustrated in Exhibit 3.13 Alleyway Section. Exhibit 3.13 Alleyway Section 10' 10' 4' min. 20' min. 4' min. Travelway Alley Planter Cutout (length varies) Alley Planter Cutout (length varies) Garage Garage 4' wide min. (length var­ ies) with planter cutout. 3' high shrub mass with upright columnar tree. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 56 Chapter 3  specific plan elements Bridgewood Avenue Extension (East-West) North/South Paseo Collector *Reduced ROW with no on-street parking. Landscape Lot & PUE Tree Lined Parkway Edge Optional On-Street Travelway Tree-Lined Parkway Edge Pedestrian Sidewalk Landscape Lot & PUE 10' 10' 10' 7' 7' 10' 5' 8' 11' 11' 32’* - 36' Optional On-Street 16’* - 18' Shared Pathway (Location Vari­ able) 16’* - 18' 65'* - 69' Paseo Exhibit 3.14 Mid-Block Cross-Section Collector with Paseo ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 57 3.4.6. Private Street Private streets may be permitted subject to City review and approval. With the submittal of any project proposing private streets, the City and applicant will work to achieve a mutually acceptable design standard and maintenance program. 3.4.7. Bikeway Network The bikeway network is an important component in ensuring connectivity and promot­ ing non-vehicular travel in the TSP. The network has been designed to allow movement throughout the Plan Area and provide future linkages to the City’s existing and planned network. The TSP system includes a system of modified Class I bike paths, on street Class II bike lanes and Class III bike routes. 3.4.7.1. Existing Bike Facilities In the immediate vicinity of the TSP planning area, existing bike facilities are limited. Those that are in place are low-level Class III signed bike routes and have no direct or even nearby connection to the major streets that border the TSP. The nearest north/south Class III Bike route runs between Claratina Avenue and Sylvan Avenue along Beyer Park Road and is approximately ¾ of a mile west of Oakdale Road. The closest east/west Class III bike route runs along Rumble Avenue between Coffee and Oakdale Roads. This route is approxi­ mately 2/3 of a mile from the intersection of Sylvan and Oakdale Roads. It also crosses and connects with another north/south designated bike route running along Keller Avenue. 3.4.7.2. Future Bike Facilities The TSP bikeway network takes into account and is consistent with the City of Modesto’s Non-Motorized Transportation Master Plan adopted in July 1996 as updated in 2006. As shown in Exhibit 3.18 Proposed Bike Access Plan, the fol­ lowing bikeway system is provided in the TSP: Sylvan Avenue Class 2 bike lanes Oakdale Road Class 2 bike lanes Roselle Avenue Class 2 bike lanes Claratina Avenue Class 1 bike path on the north side Collector Streets with Paseo Class 1 bike path and shared walkway Collector Streets Class 2 bike lanes Within the TSP, bike accessibility will be provided with a modified Class I, shared pedes­ trian walk and bike path which will run continuously along the paseo bordering the primary north/south and east/west community collector streets that bisect the project area. All other collector streets within the TSP will include Class II bicycle lanes. Table 3.6 TSP Bikeway System ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 58 Chapter 3  specific plan elements 90' Right-of-Way (ROW) (RSC-1 & 2) Building Streetwall Pedestrian Sidewalk Diagonal Parking Travelway Diagonal Parking Specimen Street trees in raised planter or grate Pedestrian Sidewalk Building Streetwall 13' 18' 18' 14' 14' 90' R.O.W. Specimen Street Trees in Raised Planter or grate 13' Exhibit 3.15 Mid-Block Cross-Section Commercial “Main Street” ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 59 3.4.8. Public Transit Modesto Area Transit currently provides bus service routes that are nearby and indirectly serve the TSP study area. Those routes are: Route 32- Service from the Downtown Transit Center to Oakdale Road, via Floyd and Coffee Ave (as far north as Mable Avenue) and Sylvan Ave via Oakdale Road. Route 34- Service from the Downtown Transit Center to Roselle Avenue and Oakdale Road. Route 37- Service from the Downtown Transit Center and Vintage Faire Mall along Sylvan Avenue and running along Oakdale Road. 55' Right-of-Way (ROW) No new sidewalk on the south side of Mable Court behind the curb. 10' 10' 7' 6.5' 4' 4' 6.5' 7' 55' R.O.W. 27.5’ Travelway Tree-Lined Parkway Edge Pedestrian Sidewalk Pedestrian Sidewalk Tree-Lined Parkway Edge On-Street Parking On-Street Parking 27.5’ Exhibit 3.16 Mid-Block Cross-Section Local Neighborhood (Residential) ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 60 Chapter 3  specific plan elements Exhibit 3.17 Mable Court Cross-Section It is anticipated that as the TSP progressively develops and generates new and additional ridership demand, some or all of these routes will either have added stops placed or the route extended to serve the primary streets of Oakdale and Sylvan Roads and Roselle Ave. With the addition of the Regional Serving Commercial (RSC) and the future extension of the Claratina Principal Arterial providing access to it, it is expected that new ridership demand will be generated to merit a new or existing bus route being established or extended to serve the northern portion of the TSP. ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 61 Exhibit 3.18 Proposed Bike Access Plan ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 62 Chapter 3  specific plan elements 3.4.9. Streetscape Plan This section outlines general criteria leading to greater visual continuity throughout the TSP community through the use of planting, material, and site amenities that enhances the de­ sign character and strengthens the intent of both planning and architecture. The integration and blending of strong and proven site planning, architecture and landscape principles into neighborhood design is fundamental to the long-term success of the TSP. The streetscape elements of the TSP provide an overview of future developer-related re­ sponsibilities. The design approach for the TSP has been to create a quality and character that reflects the community and its surrounding region. (See Chapter 7 - Parks, Recreation and Open Space). The development of public streetscapes, panes/paseos/greenways, com­ munity gateways and the “quasi”public realm of residential front and side yards (See Chap­ ter 5 Design Guidelines and Standards) all support a more livable, sustainable community. The streetscape concept for the TSP shall extend the urban forest and add to the City of Modesto “community of trees” that looks forward to a new era, inspired by the past horti­ cultural heritage of the City. The major element of the streetscape binding the entire TSP together, will visibly occur along the paseo/greenway. The paseo/greenway runs both north/south and east/west, threading together the entire community. More detailed design aspects of this are discussed separately within this section. All major streets that frame the TSP will have strong definition through carefully selected tree and planting compositions. All streets other than internal collectors, regardless of directional orientation, will have a distinct appearance apart from each other. A variety of deciduous and evergreen street trees will punctuate the landscape framework. This variety adds species diversity and interest among the two distinct tree groups within the TSP. The new tree community creates a combination of streets that complement one another with contrasting texture, forms and structures. The street tree plan knits the TSP community together and extends the horticultural legacy of the City of Modesto for years to come. a typical established residential streetscape - city of modesto ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 63 Landscape Structure Diagram In an effort to establish some level of distinction and continuity to the overall streetscape of Tivoli, an Exhibit 3.22 Landscape Structure Diagram and a supporting Table 3.7 Proposed Master Street Tree Planting List, have been provided. The “structure” to the Landscape Structure Diagram is essentially provided by coordinated tree groupings. These groupings will offer, with time and good care, a unified street tree canopy while, at the same time, setting the major streets of Tivoli apart from each other through their individual and group traits (e.g. tree form, structure, flowering characteris­ tics, texture, seasonal leaf color) The tree groupings are composed of carefully selected combinations of deciduous, evergreen and accent trees. Those tree groupings have been organized around the major existing and future streets of Tivoli as well as their directional orientation as follows: w Claratina Ave and Sylvan Road- North/South Boundary Roads w Oakdale Road and Roselle Avenue- East/West Boundary Roads w Collector Streets- North/South Orientation w Collector Streets –East/West Orientation (and adjacent to Paseo Greenway) w Paseo Greenway w Screen and Buffer Planting Master Street Tree Planting List Each tree grouping contained within the master street tree planting list (Table 3.7 Proposed Master Street Tree Planting List) contains several selections to chose from. This is intended to allow for subtle variation and discrete change to occur in the and cadence of street trees along the major streets of Tivoli. Each tree grouping has evergreen, deciduous and accent selections. A dominant tree of each type, (evergreen, deciduous and accent) should become the prevalent selection in each tree grouping. The additional trees found within each grouping should occasionally be used and situated in grove-like planting ar­ rangements along and within street parkway edges landscape easements (public utility easements (PUE) at the back of sidewalk). In doing so, some welcome variation to the of each streetscape will occur. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 64 Chapter 3  specific plan elements Botanic Name Common Name Type and Average Mature Size (Height x Width) Comments North/South Boundary Roads – Claratina and Sylvan Avenue Arbutus “Marina” Marina Strawberry Tree (AE) Accent Evergreen Strong ornamental accent tree Celtis australis European Hackberry Deciduous – 50’ x 40’ Deep rooting, fast growing. Low maintenance Platanus acerfolia var. Blood­ good London Plane Tree Deciduous – 60’x35’ Traditional Central Valley street tree, statuesque in form Pinus eldarica Afhgan or Mondell Pine Evergreen – 50’x25’ Dense and erect pine Tilia cordata Little Leaf Linden (AD) Accent Deciduous Tree 40’x20’ Dense pyramidal form, stately good looks Zelkova serrata var. Green Vase Japanese Zelkova Deciduous – 50’x50’ Dependable fall color East/West Boundary Roads – Oakdale Road and Roselle Avenue Acer rubrum var. “Red Sunset” Red Sunset Red Maple Deciduous - 50’x 30’ Upright form with brilliant fall color X Chitalpa tashkentensis Chitalpa (DA) Deciduous Accent 25’ x 25’ Showy flower displays Pistacia chinensis Chinese Pistache Deciduous – 45’x 40’ Reliable street tree, superb fall color Sequoia sempervirens “Aptos Blue” Coast Redwood Evergreen – 50’x 20’ Woodsy character, strong hori­ zontal branching, needs sum­ mer water to thrive Future Collector Streets Cercis canadensis var. Flame Eastern Redbud (DA) Deciduous Accent 25’ x 25’ Round-headed form- excellent in groups or understory tree Lagerstroemia indica var. Msuk­ ogee Crepe (DA) Deciduous Accent – 20’ x 10’ Showy flower display, good fall color Magnolia x. soulangiana var. Samuel Sommer Saucer Magnolia Deciduous- 25’ x 25’ Excellent small scale lawn tree, late bloomer with heavy leaves Pyrus kawakamii Evergreen Pear Evergreen- 25’ x 20’ Prolific flower display Future Collector Streets Adjacent to Paseo (Compatible Tree Selections) Koelreuteria paniculata Golden Rain Tree Deciduous - 30’ x 30’ Open branching, great fall col­ or, needs pruning and shaping Pyrus calleryana var. Pear (DA) Deciduous Accent- 30’ x 15’ Narrow, pyramidal form Prunus cerasifera var. Krauter Vesuvius” Purple Leaf Plum (DA) Deciduous Accent 15’ x 10’ Upright oval form, dark foilage Sophora japonica var. Regent Japanese Pagoda Tree Deciduous Handsome flowering tree, vig­ orous and uniform growth habit Table 3.7 Proposed Master Street Tree Planting List ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 65 Botanic Name Common Name Type and Average Mature Size (Height x Width) Comments Paseo Greenway Platanus acerfolia var. Blood­ good London Plane Tree Deciduous 60’ x 35’ Traditional centrall valley street tree, statuesque in form Koelreuteria paniculata Golden Rain Tree Deciduous 30’ x 30’ Open branching, great fall col­ or, needs pruning and shaping Pyrus calleryana var. Pear (DA) Deciduous Accent 30” x 15’ Narrow, pyramidal form Prunus cerasifera var. Krauter Vesuvius Purple Leaf Plum (DA) Deciduous Accent 15’ x 10’ Upright oval form, dark foilage Screen and Buffer Planting – (Includes both Trees and Large Shrubs) Dodonea viscosa var. purpurea Purple Hopseed Bush Evergreen – 12’ x 12’ Fast growth, tolerant of adverse conditions Elaeagnus pungens var. Fruit­ landii Silverberry Evergreen – 12’ x 12’ Effective, fast screen or barrier Fraxinus oxycarpa var. Raywood Raywood Ash Deciduous 30’ x 20’ Fairly compact form or ash, fine leaf texture Myrica californica Pacific Wax Evergreen 20’ x 20’ Very leafy and dense Pittosporum eugenioides Evergreen – 30’ x 20’ Good background and under­ story screen tree Prunus caroliniana var. Bright and Tight Bright and Tight Cherry Laurel Evergreen- 8’ x 8’ Good background shrub, densely branched Sequoia sempervirens var. Ap­ tos Blue Coast Redwood Evergreen – 50’ x 20’ Most effective when planted in groves, needs summer water Cedrus deodora Deodar Cedar 40’ x 30’ Fast growth, pyramidal shape Quercus agrifolia Coast Live Oak 50’ x 30’ Common for forming parklike groves Note 1: Melaleuca linarifolia (Flaxleaf Paperbark) and Robinia ambigua (Idaho Locust) should be intermingled and planted within the collector parkway strip, across from the Paseo Greenway, to establish some level of landscape unity within the overall streetscape ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 66 Chapter 3  specific plan elements arterial street trees arbutus “marina” chitalpa tasketersis celtis australis platanus acerfolia pistacia chinensis tilia cordata sequoia semp pistacia chinensis ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 67 cercis candensis sophora japonica koelreuteria paniculata lagerstroemia paseo greenway and collector trees prunus cerasifera kv ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 68 Chapter 3  specific plan elements screen and buffer planting dodonea prunus carolniana elaeagnus sequoia sempervirens myrica california pittosporum eugeniodes fraxinum oxycarpa ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 69 Residential Scale Plant List It is sometimes overlooked that even the front yards of the residences of Tivoli contribute to and, in a broader sense, become a “borrowed” part of the greater public streetscape. While not always clear, the public streetscape does not just end on either side of the sidewalk. It extends visually into private front yard space. The desired outcome is then for the front yard to be composed of well-chosen and arranged plant selections, so that over time and with sufficient plant maturity, the boundaries between the public and private streetscape become almost indistinct. Chapter 5.0, Design Guidelines and Standards, contains a section that sets forth general criteria for the required establishment of front yard planted areas throughout most resi­ dential housing types in Tivoli. This residential-scale plant list offered here is to serve as a starting point in the further consideration by landscape architects and designers of what trees, shrubs, groundcovers and perennial combinations are appropriate to apply to those front yards. The list does not have to be strictly adhered to. It is acknowledged that other unknown and unnamed plant material selections will be determined by landscape architects and designers later on and be fitting inclusions in the front yard landscapes of Tivoli. The only guidance offered in this regard is that those plant material selections be made with consideration given to: w Complementing and contrasting the plant material found within the residential-scale plant list with regard to form, scale, texture, color and flowering characteristics; and A strong emphasis be placed on additional plant selections having a low water requirement upon establishment. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 70 Chapter 3  specific plan elements Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12, 000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residen­ tial (MDR) Medium High Density Residential (MHDR) Deciduous Small –Scale Trees for Small Lot Residential Applications (Note Acer tartaricum ginnala Amur Maple X X Acer griseum Paperbark Maple X X Acer palmatum “Bloodgood” Japanese Maple X X Cercis occidentalis Western Redbud X X X X Chitalpa tashkentensis Chitalpa X X Continus Smoke Tree X X X Lagerstroemia hybrids (most) Crepe X X Evergreen Small –Scale Trees for Small Lot Residential Applications (Note Cordia boissieri Texas Olive X X X Eriobotrya deflexa Bronze Loquat X X Pittosporum phillyreoides Willow Pittosporum X X X Raphiolepsis “ Majestic Beauty” Majestic Beauty Indian Hawthorn X X Sophora secundiflora Texas Mountain Laurel X X X Deciduous Medium Small –Scale Trees (Note Fraxinus velutina Arizona Ash X X X X X Koelreuteria bipinnata Chinese Flame Tree X X X X Koelreuteria paniculata Goldenrain Tree X X X X Leptospermum laevigatum Australian Tea Tree X X X X X Prunus cera­ sifera var. Thundercloud Cherry Plum X X X X Pyrus calleryana var. Ornamental Pear X X X X Western Redbud Chitalpa Bronze Loquat Smoke Tree Crepe Table 3.8 Recommended Residential Scale Plant List ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 71 Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12, 000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residen­ tial (MDR) Medium High Density Residential (MHDR) Evergreen Medium Small –Scale Trees (Note: Arbutus unedo var. Marina Strawberry Tree X X X X X Callistemon viminalis Weeping Bottle Brush X X X X Laurus nobilis Sweet Bay X X X X Melaleuca linarifolia Flaxleaf Paperbark X X X X X Umbellularia californica California Bay X X X X X Gingko biloba var. Autumn Gold Maidenhair Tree X X X X Liriodendron tulipifera Tulip Tree X X X X Magnolia grandiflora var. Majestic Beauty Southern Magnolia X X X X Quercus palustris Pin Oak X X X X Pistache chinensis Chinese Pistache X X X X Platanus acerfolia London Plane Tree X X X X Platanus racemosa California Sycamore X X X X Sophora japonica Japanese Pagoda Tree X X X X Tilia cordata Little Leaf Linden X X X X Zelkova serrata Japanese Zelkova Chinese Flame Tree Strawberry Tree Bottle Tree Brisbane Box Chinese Pistache ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 72 Chapter 3  specific plan elements Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12, 000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residential (MDR) Medium High Density Resi­ dential (MHDR) Evergreen Large-Scale Trees (Note: Cedrus deodara Deodara Cedar X X X X Cinnamomum camphora Camphor Tree X X X X X Eucalyptus leucoxylon White Ironbark X X X X X Eucalyptus sideroxylon Red Ironbark X X X X X Pinus eldarica Afghan Pine X X X X X Quercus ilex Holly Oak X X X X X Sequoia sempervirens Coast Redwood X X X X Low –Scale Shrubs height) Abelia grandiflora var. Edward Goucher Glossy Abelia X X X X X X Arctostaphylos densiflora var. Howard McMinn Vine Hill Manzanita X X X X X X X Arctostaphy­ los var. John Dourley John Dourley Manzanita X X X X X X X Arctostaphylos var. Sunset Sunset Manzanita X X X X X X X Berberis thunbergii var. Japanese Barberry X X X X X X X Ceanothus sp.and var. Wild Lilac X X X X X X X Cistus sp. and var. Rockrose X X X X X X X Escallonia var. Newport Dwarf or Compakta Escallonia X X X X X X Euryops pectinatus Golden Shrub Daisy X X X X X X X Lantana hybrids Lantana X X X X X X X California Sycamore Deodara Cedar Japanese Barberry Wild Lilac Rockrose ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 73 Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12, 000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residential (MDR) Medium High Density Resi­ dential (MHDR) Ligustrum japonicum var. Rotundifolium Japanese Privet X X X X X X Loropetalum chinense var. Lorapetalum X X X X X X Mahonia aquifolium var. Compacta Oregon Grape X X X X X X X Myrsine africana African Boxwood X X X X X X X Myrtus communis X X X X X X X Nandina domestica var. Heavenly Bamboo X X X X X X X Nerium oleander Petite varieties Oleander X X X X X X X Phormium tenax hybrids New Zealand Flax X X X X X X X Ribes viburnifo­ lium Evergreen Currant X X X X X X X Rhaphiolepis spp. Indian Hawthorn X X X X X X X Rosmarinus of­ ficinalis Prostate and Upright var. Rosemary X X X X X X X Salvia greggii Autumn Sage X X X X X X X Salvia leucantha Mexican Bush Sage X X X X X X X Sollya Australian Bluebell Creeper X X X X X X Westringia fruiticosum Coast Rosemary X X X X X X X Xylosma congestum var. Compacta Compact Xylosma X X X X X X Medium –Scale Shrubs height) (Note: Buddleja davidii Butterfly Bush X X X X X X Choysia ternata Mexican Orange X X X X X X Escallonia var Red Elf Red Elf Escallonia X X X X Lantana Rosemary Coast Rosemary Butterfly Bush ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 74 Chapter 3  specific plan elements Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12, 000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residential (MDR) Medium High Density Resi­ dential (MHDR) Grevillea rosmarinifolia Rosemary Grevillea X X X X X X X Ilex crenata var. Compacta Compact Japanese Holly X X X X X X Medium –Scale Shrubs height) Lagerstroemia indica Petite varieties Petite Crepe X X X X X X Leptospermum scoparium var. Ruby Glow New Zealand Tea Tree X X X X X X X Mahonia var. Golden Abundance Mahonia X X X X X X X Osmanthus het­ var. Gulftide Holly-Leaf Osmanthus X X X X X X X Plumbago capensis Cape Plumbago X X X X X X X Pyracantha coccinea var. Lowboy X X X X X X Rhamnus californica Coffeeberry X X X X X X X Senna Silver Leaf Cassia X X X X X X X Teucrium fruticans Bush Germnander X X X X X X Xyllosma congestum Xylosma X X X X X X Large –Scale Shrubs height and above) (Note: #4 ) Calycanthus occidentalis Spice Bush X X X X Callistemon citrinus Lemon Bottlebrush X X X X Ceanothus spp, Wild Lilac X X X X X Cotoneaster lacteus NCN X X X X X Dodonaea viscosa var. purpurea Hopseed Bush X X X X X Petite Crepe New Zealand Tea Tree Mahonia Xylosma Hopseed Bush ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 75 Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12,000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residential (MDR) Medium High Density Resi­ dential (MHDR) Elaeagnus pungens Silverberry X X X X X Feijoa swellowiana Pineapple Guava X X X X Ligustrum ovalifolium California Privet X X X X Melaleuca nesophila Pinkball Melaleuca X X X X X Myrica californica Pacific Wax X X X X X Photinia fraseri Chinese Photinia X X X X Prunus caroliniana Carolina Laurel Cherry X X X X Rhus ovata Sugar Bush X X X X X Solanum rantonnetill Blue Potato Bush X X X X Perennials, Grasses and other small ornamental plants Achillea sp. Yarrow X X X X X X X Agapanthus africanus Lily-of-the-Nile X X X X X X X Artemesia var. Powis Castle Powis Castle Artemesia X X X X X X X Agave sp. Agave X X X X X X X Clivia miniata Clivia X X X X X X Dietes iridioides Fortnight Lily X X X X X X X Eriogonum spp. Buckwheat X X X X X X X Hemerocallis spp. Day Lily X X X X X X Helictotrichon sempervirens Blue Oat Grass X X X X X X Hesperaloe parvifolia Red Yucca X X X X X X X Heuchera spp. Coral Bells X X X X X X Lavendula spp. Lavender X X X X X X X Liriope muscari Big Blue Lily Turf X X X X X X Muhlenbergia spp. Muhly X X X X X X X Pineapple Guava Agave Clivia Buckwheat Lavender ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 76 Chapter 3  specific plan elements Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12,000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residen­ tial (MDR) Medium High Density Residential (MHDR) Tuhlbaghia violacea Society Garlic X X X X X X Shrub-Like Groundcovers and Turf Arctostaphylos uva-ursi var. Point Reyes Kinnikinnick X X X X X X X Coprosma kirkii NCN X X X X X X X Contoneaster dammeri var. Lowfast Bearberry Cotoneaster X X X X X X X Hypericum calycinum Aaron’s Beard X X X X X X Lonicera japonica Var. Halliana Hall’s Honeysuckle X X X X X X Mahonia repens Creeping Mahonia X X X X X X X Marathon Tall Festuca Turf/Tall Fescue X X X X X X X Myoporum parvifollium Var. Putah Creek Prostrate Myoporum X X X X X X X Pyracantha var. Red Elf Red Elf Pyracantha X X X X X X X Trachleosper­ mum jasminoides Star Jasmine X X X X X X Vines Akebia quinata Fiveleaf Akebia X X X X X X Clytostoma cal­ listagiodes Violet Trumpet Vine X X X X X X Hardenbergia violacea var. Happy Wanderer Lilac Vine X X X X X X Jasminum polyanthum NCN X X X X X X Macfadyena unguis-cati Cat’s Claw X X X X X X Kinnikinnick Prostrate Myoporum Violet Trumpet Vine Lilac Vine Jasminum polyanthum ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 77 Detached Attached Botanical Name Common Name Low Water Use Low Density Large Lot – Very Resiidential (VLDR) Conventional Lot (5,000- 12,000 SF) Small Lot Residenttial (3,000 to less than -5,000 SF) (LDR) Small Lot Residential (Less than 3,000 SF) (MDR) Medium Density Residential (MDR) Medium High Density Resi­ dential (MHDR) Passiflora jame­ sonii Passion Vine X X X X X X Solanum jasminoides Potato Vine X X X X X X Tecoma capensis Cape Honeysuckle X X X X X X X Notes: Small Scale Trees- Small scale trees are also very suitable for use in more reduced planting ar­ eas or as spatial accents in VLDR, LDR (conventional lot), MDR and MHDR landscape applications. Medium –scale trees should be selectively used in small lot applications only where adequate planting space (e.g. sufficient clearance from the residential structure and average mature width of tree) considerations have been taken. Large-Scale Trees should only be considered for VLDR and LDR (Conventional Lot) applica­ tions. Large-scale trees should only be used in MDR and MHDR applications where adequate plant­ ing space (e.g. sufficient clearance from the residential structure and average mature width of tree) considerations have been taken. Medium-Scale shrubs should be selectively chosen and used only in small-lot residential appli­ cations where adequate depth (a minimum of 6’ feet) is available in planting areas (e.g. foundation planting beds) *Plant Photo Source: Plants and Landscapes for Summer Dry Climates, East Bay Municipal Utilities District (EBMUD), 2004 3.4.10. Neighborhood Streetscapes The following section identifies the various place-making elements that will lead to a more unique and distinctive look and feel to the neighborhoods that will ultimately make up the TSP. This neighborhood concept simply addresses: w Neighborhood street character elements. w Special landscape elements. w Internal open space elements (if any) Each residential neighborhood shall be organized around a street system of a traditional public street character. Collector streets, including paseos generally provide neighborhood perimeters. Residential streets serve individual homes within the neighborhoods. The de­ sign of the street system will include street tree planting strips adjacent to the curb, park­ way-separated sidewalks and “house-forward” architecture. Landscaping will be reviewed and approved by the Parks Recreation and Neighborhood Department. Sun exposure and the ability for trees to provide shade in the summer and allow penetration of the sun in the winter will also be an objective of the streetscape. Cape Honeysuckle ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 78 Chapter 3  specific plan elements 3.4.11. Parkways While being generally applicable to all roadways within the TSP, the park­ way edge (defined by the space between the curb and sidewalk) is a fun­ damental element to the success of overall neighborhood-level street scene. A variety of street tree species for these parkways have been selected for TSP neighborhoods and are listed in the Recommended Residential Scale Plant List, see Table 3.8 Recommended Residential Scale Plant List. One primary, dominant street tree will be selected as the character street tree for an individual TSP neighborhood. These species were chosen for their ability to reinforce the individuality of future TSP neighborhoods and complement their associated architectural scale. Actual street tree selection for each residential neighborhood will be selected based on the trees ability to reinforce the neighborhood theme and complement the architectural style of the homes. The landscaping plans are to be reviewed and approved by the Parks Recreation and Neighborhood Department. Duplication and repeated use of the same street tree in other neighborhoods (neighborhood (local and collector) streets) is discouraged. The following general guidelines will apply to parkway edges and in particular to those that will be a part of neighborhood (local and collector) streets. w The developer will be responsible for the installation of the street trees, groundcover under trees, sodded turf and an automatic irrigation systems. w The irrigation and maintenance of the trees and sod during their construction period is also the responsibility of the developer. w Plant a minimum of one 24” Box street tree in the right-of- way for each home site. w Plant a minimum of one 24” Box street tree in front and two 24” Box street trees in the side right-of-way for each corner home site yard (three parkway street trees total for each corner lot). w Provide an average tree spacing of 30’ on center, with a 40’ maximum spacing. Variations in spacing may occur in some neighborhoods or streets depending on mature canopy size of selected tree species. w Install drought resistant sodded turf in the parkway except where groundcover is designed. Use a 10’ x 5’ area of groundcover under each parkway tree measured out from the center of each tree trunk. (Typical 5’ parkway width). Install automatic irrigation systems. w Sidewalks and driveway aprons are to receive a medium broom finish (or other approved type) and approved score pattern to reinforce the neighborhood character. Corners are to be designed to minimize hardscape while allowing accessibility w Reinforce the collective character of the neighborhood architecture with the appropriate and sympathetic planting compositions and plant selections. w Evenly space street trees on parkways w Plant background trees, shrubs and ground covers in massings to create a dynamic and avoid the monotony of evenly spaced trees. w Use large specimen trees, a landmark tree or unusual clustering of trees as planned surprise. While a more idyl­ lic portrayal, still a very pleasant street to experience Exhibit 3.19 Parking Planting ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 79 w Use continuous foundation shrub planting for all homes. Shrubs are to be selected from the approved palette (Table 3.8 Recommended Residential Scale Plant List) and help to reinforce the character of the neighborhood architecture. w Specimen trees, tree clusters or other landscape elements such as thematic fencing, arbors and seating areas can provide these future TSP neighborhoods with distinction and individuality and shall be provided. Exhibit 3.20 Paseo Residential Edge Exhibit 3.21 Paseo Retail Edge ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 80 Chapter 3  specific plan elements 3.4.12. Paseos/Greenways The Paseo/Greenway serving the TSP is basically a 30’ wide parkway edge that fol­ lows primary community collectors that run both north/south and east/west through the TSP. As better shown on the Exhibit 7.3 Park, Recreation and Open Space Plan in Chapter 7, the paseo/greenway interconnects all major elements of the TSP including the Regional Shopping Centers (RSC), the proposed General Commercial (GC) center, the dual- use basin park and the proposed elementary school site. The paseo/greenway also provides distinctive edge and can create identity for the various components and neighborhoods of the plan. With more definitive neighborhood site planning, future developers and builders will be encouraged to locate neighborhood parks, common open areas, private parks, recreational and other community features along these paseos/greenways. This paseo/greenway is an important component of the TSP’s alternative transportation choices in that it accommodates both walking and bicycling transportation options. The paseo/greenway is also capable of incorporating pedestrian-oriented streets (eg. com­ mercial main street) or similar open space/landscaping features that provide for connection at key locations. The purpose of such features is to provide distinctive focus and unifying concepts that strengthen or complement either a neighborhood, commercial or public facil­ ity (park/school) image. Feature that may be used to achieve this may include (but are not limited to) a mix of the following; w Enhanced landscape concepts w Increased setbacks w Specialized architecture and building massing, w Introduction of special hardscape features and paving treatments, street furniture, public art or sculpture or water features. A comprehensive look at the entire paseo/greenway system will take place through a more definitive master planning and design development process to be reviewed and approved by the Parks Recreation and Neighborhood Department. Actual development of the paseo/ greenway system is anticipated to be done in conjunction with the progressive and phased development of adjacent land use designation areas. For the interim, the following basic criteria will apply. 3.4.12.1. Paseo/Greenway Width The paseo/greenway shall have a width of approximately 30 feet but may be wider when the paseo/greenway is adjacent to a coordinated development opportunity. Examples of this, where the paseo/greenway could be enlarged and integrated are the general commercial center (GC) area or an adjacent residential area (LDR/MDR) where a private common open space or neighborhood green can be combined with it. 3.4.12.2. Connectivity Future residential areas sharing a common frontage with the paseo/greenway are required to provide connectivity to it. This can be accomplished through either “internal” paseos that branch out and into the neighborhoods, pedestrian “pass-through” points/street openings or through private common open space. See suggested plantings below. 3.4.12.3. Paseo/Greenway Landscaping ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 81 w Landscaping in paseo/greenway shall be a combination of Specimen trees, shrub mass­ ings, small turf panels, ornamental grasses and groundcover. w ”Street-Facing” Edge of Paseo- Planted areas between the sidewalk and curb (immedi­ ately adjacent to the collector street edge) will be approximately 10’. The planted areas should contain specimen (15 gallon minimum) deciduous canopy shade trees with oc­ casional placement of accent trees groupings. The landscaping should include varied massing of low height) flowering and evergreen shrubs. Groundcover, ornamental grasses or prostate shrub massings should dominate (70% coverage) the ground plane with limited (30% coverage) expanses of turf allowed. w “Project-Facing” Edge of Paseo- Planting areas between the sidewalk and development (the landscape lot on the “project facing” side of the paseo walkway) will be approxi­ mately 10’. Planted areas will be raised (berms) and contain specimen evergreen trees and groupings of accent trees. The landscaping should include massing of low height) flowering and evergreen shrubs. Groundcover, ornamental grasses or prostate shrub massings should be balanced (50% coverage) the ground plane with an equal (50% coverage) expanse of turf allowed. w Blended Landscape Interface with Adjacent Residential/Commercial Development- With careful attention paid to landscape plant selection, sizing, combination and placement of a seamless, near transparent blending nearly between the paseo/greenway and ad­ jacent residential or commercial development should result. w Shrubs must be limited and planned to address pedestrian access for collector streets designed with on-street parking. 3.4.12.4. Walkway w The paseo/greenway pedestrian walkway shall have a minimum width of 10 feet. w A distinctive and continuous paving theme and scoring pattern to the walkway will be required. w Where the paseo/greenway pedestrian walkway is adjacent to plazas, pedestrian con­ nections and parks or other semi-public areas, hardscape paving themes should work in harmony together with one another through compatible material, finish and pattern selections. 3.4.12.5. Lighting w The paseo/greenway shall have coordinated lighting, either by pedestrian bollards or decorative light fixtures and standards, or a combination of both. No cobra head light standards shall be permitted. w Light standards from adjacent residential streets shall be used to illuminate intercon­ necting paseos. 3.4.12.6. Street Furniture The paseo/greenway shall have coordinated, thematic, high-quality and durable street fur­ nishings including but not limited to benches, picnic and game tables, trash receptacles, information kiosks, drinking fountains, bike racks, shade structures, signage and newspaper racks. 3.4.13. Landscaping on Collecor Street without a Paseo The landscaping on Collector Streets without a paseo shall be consistent with 3.4.12.3. Paseo/Greenway Landscaping and Exhibit 3.22 Landscape Structure Diagram. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 82 Chapter 3  specific plan elements 3.4.14. Roundabout Landscaping Roundabouts are proposed to be the predominant method of intersection control within the TSP at collector to collector intersections (internal to the planning area) as well as some collector to principal and minor arterial intersections (Sylvan Avenue and Roselle Avenue). A more monumental approach to landscape and hardscape design should be used at all TSP roundabout locations. The following general guidelines shall apply to the roundabout landscape treatments. w Landscaping should include ornamental or shade trees with a larger caliper than the standard street tree requirement. w Crosswalks should be identified by special paving. w Flowering shrubs, perennials, ornamental grasses could be planted. w Depending on the location and setting, the center island of the roundabout should include public art, a specimen tree of at least 6” caliper, water feature or a community Christmas tree or other creative focal point. Hardscape should not be permitted on islands except as a border or raised edge for the center island feature. Typical Roundabout ---PAGE BREAK--- Chapter 3  specific plan elements TIVOLI SPECIFIC PLAN 83 Exhibit 3.22 Landscape Structure Diagram ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 84 Chapter 3  specific plan elements The page has been intentionally left blank