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TIVOLI SPECIFIC PLAN Adopted February 26, 2008 by Ordinance No. 3479-C.S. ---PAGE BREAK--- ---PAGE BREAK--- TIVOLI SPECIFIC PLAN table of contents I CHAPTER 1 SUMMARY 1.1 Location 1 1.2 Proposed Land Uses 2 1.2.1 Residential Density and 2 1.2.2 Commercial Intensity and 2 1.2.3 Educational 4 1.2.4 Parks and Open 4 1.2.5 4 1.2.6 Build-out and Phasing 4 CHAPTER 2 EXISTING CONDITIONS 2.1 Purpose of The Specific 5 2.1.1 Summary of 5 2.2 General Plan 6 2.2.1 Land Use 6 2.2.1.1 General Plan 6 2.2.2 Housing 7 2.3 Existing Site 7 2.3.1 Existing 8 2.3.2 Existing 9 2.3.3 Existing Property 9 2.3.4 Existing Environmental 9 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN II CHAPTER 3 SPECIFIC PLAN ELEMENTS 3.1 Land Use 17 3.1.1 Land Use 17 3.1.1.1 Village Residential Land Use Designation 18 3.1.2 Permitted Land 22 3.2 Affordable Housing 31 3.2.1 The Growing Need for Affordable Housing in 31 3.2.2 Regional and Citywide Population Growth 31 3.2.3 Jobs to Housing 31 3.2.4 Regional Housing Needs Allocation 32 3.2.5 TSP Fair Share of Regional Housing Need 33 3.2.6 TSP Housing Options and Range of Housing Types 34 3.2.6.1 Minimum Densities 34 3.2.6.2 Mix of Densities 34 3.2.6.3 Range of Housing Choices and 34 3.3 Public Facilities Infrastructure Concept 35 3.3.1 Street System 36 3.3.2 Water System 36 3.3.3 Sewer System 36 3.3.4. Storm Drainage System 36 3.3.5 Dual Use Basin/Neighborhood Park Plan 37 3.3.6 Utilities 38 3.3.6.1 38 3.3.6.2 Natural 38 3.3.6.3 38 3.3.6.4 Cable 38 3.4 Circulation Plan 43 3.4.1 Arterial Streets-Principal and 46 3.4.1.1 Claratina Avenue Principal 46 3.4.1.2 Oakdale Road Principal 46 3.4.1.3 Sylvan Avenue Minor 47 3.4.1.4 Roselle Avenue Minor 47 3.4.2 Collector Streets 47 3.4.2.1 Collector Streets Without 50 3.4.2.2 Collector Street with Paseo 51 3.4.3 Commercial “Main 53 3.4.4 Local Street 53 3.4.5 Alleys 55 3.4.6 Private 57 3.4.7 Bikeway 57 table of contents ---PAGE BREAK--- TIVOLI SPECIFIC PLAN III 3.4.7.1 Existing Bike 57 3.4.7.2 Future Bike 57 3.4.8 Public 59 3.4.9 Streetscape 62 3.4.10 Neighborhood Streetscapes 77 3.4.11 78 3.4.12 Paseos/Greenways 3.4.12.1 Paseo Greenway Width 80 3.4.12.2 80 3.4.12.3 Paseo/Greenway Landscaping 81 3.4.12.4 81 3.4.12.5 81 3.4.12.6 Street 81 3.4.13 Landscaping on Collector Street without a Paseo 82 3.4.14 Roundabout 82 CHAPTER 4 DEVELOPMENT STANDARDS 4.1 Residential Development 85 4.1.1 Very Low Density Residential 86 4.1.1.1 Purpose and 86 4.1.1.2 86 4.1.2 Low Density Residential 89 4.1.2.1 Purpose and 89 4.1.2.2 89 4.1.2.3 Increased Maximum 89 4.1.3 Medium Density Residential 92 4.1.3.1 Purpose and 92 4.1.3.2 92 4.1.4 Medium High Density Residential 98 4.1.4.1 Purpose and 98 4.1.4.2 98 4.2 Commercial and Office Development 100 4.2.1 Professional Office 100 4.2.1.1 Purpose and 100 4.2.2 Neighborhood Commercial 100 4.2.2.1. Purpose and 100 4.2.3 General Commercial 100 4.2.3.1. Purpose and 100 4.2.4 Regional Serving Commercial 102 table of contents ---PAGE BREAK--- TIVOLI SPECIFIC PLAN IV 4.2.4.1 Purpose and 102 4.3 Parking 102 4.3.1 Purpose & 102 4.3.2 Shared Parking 102 4.3.3 Bicycle 103 4.3.3.1 Retail, Commercial and Office 103 4.3.3.2 Parks and Recreation (PR & 103 4.4 Signage 103 4.5 Fencing 103 CHAPTER 5 DESIGN GUIDELINES AND STANDARDS 5.1 Very Low Density Residential (VLDR) – Large Lots 105 5.1.1 Site Planning Guidelines and 105 5.1.1.1 Circulation and 105 5.1.1.2 Lot Layout and 106 5.1.1.3 Building 106 5.1.1.4 Parking and 107 5.1.2 Architectural Guidelines and 107 5.1.2.1 Architectural Style 107 5.1.2.2 Massing and Articulation 108 5.1.2.3 Materials and 108 5.1.2.4 108 5.1.2.5 Entries and 108 5.1.2.6 Doors and 108 5.1.2.7 Trellises, Columns & 108 5.1.2.8 Color 108 5.1.3 Landscape Architecture Guidelines and 108 5.1.4 Fence Guidelines and 109 5.2 Low Density Residential 109 5.2.1 Site Planning Guidelines and 5.2.1.1 Circulation and 5.2.1.2 Lot Layout and 112 5.2.1.3 Building 113 5.2.1.4 Building Height 113 5.2.1.5 Parking and 114 5.2.2 Architectural Guidelines and 116 5.2.2.1 Architectural Styles 116 5.2.2.2 Massing and Articulation 144 5.2.2.3 Materials and 145 table of contents ---PAGE BREAK--- TIVOLI SPECIFIC PLAN V 5.2.2.4 146 5.2.2.5 Entries and 147 5.2.2.6 Doors and 148 5.2.2.7 Trellises, Columns & 148 5.2.2.8 148 5.2.3 Landscape Architecture Guidelines and 149 5.2.3.1 Front Yard Landscape Zone-Definition 149 5.2.3.2 Corner/Side Yard 150 5.2.3.3 Private Drives and Alleys 150 5.2.4 Fence Guidelines and Standards 151 5.3 Medium Density (MDR) and Medium High Density Residential (MHDR) / Multi-Family Design Criteria Guidelines and 152 5.3.1 Site Planning Guidelines and 155 5.3.1.1 Circulation and 155 5.3.1.2 Lot Layout and 157 5.3.1.3 Building 162 5.3.1.4 Building Height 162 5.3.1.5 Parking and 162 5.3.2 Architectural Guidelines and 164 5.3.2.1 Architectural Style 164 5.3.2.2 Massing and Articulation 164 5.3.2.3 Materials and 165 5.3.2.4 166 5.3.2.5 Entries and 166 5.3.2.6 Doors and 166 5.3.2.7 Trellises, Columns & 166 5.3.2.8 Color 167 5.3.2.9 Accessory 167 5.3.3 Landscape Guidelines and 167 5.3.3.1 Attached Housing Type 167 5.3.3.2 Typical Corner/Side Yard 168 5.3.3.3 Plant Material Selection and 168 5.3.4 Site Lighting 169 5.3.4.1 Lighting Height- Pedestrian Scale 169 5.3.5 Fence Guidelines and Standards 169 5.4 General Commercial (GC), Neighborhood Commercial (NC), and . Professional Office (PO) 170 5.4.1 Site Planning Guidelines and 170 5.4.1.1 Site Layout 170 5.4.1.2 Parking 173 table of contents ---PAGE BREAK--- TIVOLI SPECIFIC PLAN VI 5.4.1.3 174 5.4.2 Architectural Guidelines and 175 5.4.2.1 175 5.4.2.2 175 5.4.2.3 Materials and 176 5.4.2.4 176 5.4.3 Landscape Architecture Guidelines and 177 5.4.3.1 177 5.4.3.2 Parking Lot 177 5.4.3.3 Perimeter Parking Area 177 5.4.3.4 Building Setback 178 5.4.3.5 Building Foundation 178 5.4.4 Fencing Guidelines and 178 5.4.5 Signage Guidelines and Standards 179 5.4.6 Lighting Guidelines and 179 5.5 Regional Serving Center (RSC) 180 5.5.1 Design 180 5.5.2 Site Planing Guidelines and 180 5.5.2.1 Site 180 5.5.2.2 186 5.5.3 Architectural Guidelines and 187 5.5.3.1 188 5.5.3.2 188 5.5.3.3 Materials and 189 5.5.3.4 Entrances 189 5.5.4 Landscape Architecture Guidelines and 190 5.5.5 Fencing Guidelines and 191 5.5.6 Sign Guidelines and 191 5.5.7 Lighting Guidelines and 191 5.6 TSP Community Wide Signage 192 5.6.1 Development and Project 192 5.6.2 Community Infrastructure Signs 192 5.6.3 Commercial and Retail Centers 193 5.6.4 Master Signage Design 193 5.7 TSP Community Wide Walls and Fencing Guidelines and Standards.... 194 5.7.1 Community Solid and View (Decorative) Walls 194 5.7.1.1 General Design Guidelines and 194 5.7.1.2 Community Walls Along Arterial 195 5.7.1.3 Community Walls and Fences Along Collector 195 5.7.2 Standard Masonry 195 table of contents ---PAGE BREAK--- TIVOLI SPECIFIC PLAN VII 5.7.3 Neighborhood Fences and 195 5.7.4 Wood 196 5.7.5 Wall and Fence Openings - Pedestrian 196 5.7.6 Community and Neighborhood Wall and Fence Master 200 5.8 TSP Community-Wide Landscape and Irrigation Standards 200 5.9 TSP Community Wide 201 5.9.1 Major 201 5.9.2 Minor 201 5.9.3 Neighborhood 204 5.9.4 Neighborhood Entry 205 5.10 TSP Community Wide Lighting Guidelines and 206 5.10.1 General Lighting 206 5.10.2 General Lighting 206 5.10.3 Parking Area 206 5.10.4 Pedestrian-Scale 207 5.10.5 Streetscape Lighting 207 CHAPTER 6 COMMUNITY SERVICES 6.1 Public 216 6.1.1 216 6.1.2 216 6.2 216 6.3 Child 216 6.4 Solid 217 6.5 Flood 217 6.5.1 Flood 217 CHAPTER 7 PARKS AND RECREATION 7.1 Existing Park Setting 220 7.2 Proposed Neighborhood 221 7.2.1 Dual Use Basin/Neighborhood Park Description and Design 222 7.2.2 Satellite Basin/Linear 222 7.2.3 Private Common Open Space Areas 224 7.2.3 225 CHAPTER 8 ENVIRONMENTAL RESOURCES 8.1 Environmental 229 table of contents ---PAGE BREAK--- TIVOLI SPECIFIC PLAN VIII table of contents CHAPTER 9 IMPLEMENTATION 9.1 Public 231 9.1.1 Overall Public Infrastructrue 231 9.1.1.1 232 9.1.1.2 232 9.1.1.3 232 9.1.1.4 Storm Drainage 232 9.1.1.5 Neighborhood 232 9.1.1.6 232 9.1.2 Backbone 232 9.1.3 Facilities Master Plan And Infrastructre Financing 234 9.1.3.1 Phasing of Backbone 234 9.1.4 Volunteer Land Dedication 234 9.1.5 Infrastructure Funding 236 9.1.5.1 Community Facilities District for 236 9.1.5.2 Capital Facilities 237 9.1.5.3 Water 237 9.1.5.4 Sewer 237 9.1.5.5 Developer 237 9.1.5.6 Other Financing 238 9.1.6 Public Infrastructure Design 238 9.1.7 Infrastructure Maintenance 238 9.1.7.1 Public Facilities 238 9.1.7.2 Private Facilities 238 9.2 Other Public Facilities And 239 9.2.1 Public Saftey 239 9.2.2 Public Saftey 239 9.3 Plan 239 9.3.1 239 9.3.2 239 9.3.3 Specific Plan Administration Authority 240 9.3.4 Specific Plan Amendment Procedures 240 9.3.4.1 Minor 240 9.3.4.2 Major 240 9.3.4.3 Criteria for Specific Plan 241 9.3.5 241 9.3.6 Specific Plan Reimbursement Fees 241 9.3.7 241 9.3.8 241 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN IX table of contents 9.4 Development 243 9.4.1 Area 243 9.4.1.1 Contents of an Area 243 9.4.1.2 Final Development 245 9.4.1.3 Tentative 245 9.4.1.4 Administrative Approval 246 9.4.1.5 Conditional Use 246 9.4.1.6 246 9.4.1.7 Development Process Flow Chart 247 9.4.1.8 Revocations 247 9.4.1.9 247 9.5 Environmental 248 9.5.1 Mitigation Monitoring 248 9.6 Development Agreement 248 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN X CHAPTER 1 Exhibit 1.1 Context and Setting Project Location 3 CHAPTER 2 Exhibit 2.1 Existing Conditions - Visual Summary 11 Exhibit 2.2 Existing “Wet” Utilities - Sewer, and Storm 12 Exhibit 2.3 Existing “Dry” Utilities - Cable, Electric and 13 Exhibit 2.4 Existing Land Ownership 14 Exhibit 2.5 Existing Topography 15 Exhibit 2.6 Existing Soils and Seismicity 16 CHAPTER 3 Exhibit 3.1 Land Use 23 Exhibit 3.2 Potable Water System 39 Exhibit 3.3 Wastewater 40 Exhibit 3.4 Storm Drainage System 41 Exhibit 3.5 Dry Utility Trench 42 Exhibit 3.6 Street Hierarchy 45 Exhibit 3.7 Mid-Block Cross-Section Principal Arterial - Claratina Avenue 48 Exhibit 3.8 Mid-Block Cross-Section Principal Arterial - Oakdale 49 Exhibit 3.9 Mid-Block Cross-Section Principal Arterial - Oakdale 50 Exhibit 3.10 Mid-Street Cross-Section Minor Arterial - Sylvan 51 Exhibit 3.11 Mid-Block Cross Section Minor Arterial - Roselle 52 Exhibit 3.12 Mid-Block Cross Section Typical Community Collector without 54 Exhibit 3.13 Alleyway 55 Exhibit 3.14 Mid-Block Cross-Section Collector with 56 Exhibit 3.15 Mid-Block Cross-Section Commercial “Main 58 Exhibit 3.16 Mid-Block Cross-Section Local Neighborhood 59 Exhibit 3.17 Mable Court 60 Exhibit 3.18 Proposed Bike Access 61 Exhibit 3.19 Parking 78 Exhibit 3.20 Paseo Residential 79 Exhibit 3.21 Paseo Retail 79 Exhibit 3.22 Landscape Structure 83 Table 3.1 Land Use 24 Table 3.2 TSP Permitted Land 26 Table 3.3 Adjusted Regional Housing Needs Allocation (from City Housing Element)...... 32 exhibits & tables ---PAGE BREAK--- TIVOLI SPECIFIC PLAN XI exhibits & tables Table 3.4 City of Modesto Housing Element - Comparison of Measure Development Assumptions for CPD and 33 Table 3.5 Roadway Segment Description 44 Table 3.6 TSP Bikeway 57 Table 3.7 Proposed Master Street Tree Planting List 64 Table 3.8 Recommended Residential Scale Plant 70 CHAPTER 4 Exhibit 4.1 VLDR Lot 86 Exhibit 4.2 5,000 - 12,000 SF Lot 90 Exhibit 4.3 - 3,000 Less Than 5,000 SF Lot 91 Exhibit 4.4 Less Than 3,000 SF Lot 93 Exhibit 4.5 Cluster/Bungalow Court Site Plan Housing 94 Exhibit 4.6 Row House/Townhouse Lot 95 Exhibit 4.7 Duplex Lot 96 Exhibit 4.8 Triplex Lot 96 Exhibit 4.9 Fourplex Lot 96 Exhibit 4.10 Stacked Flats Lot 99 Table 4.1 Corresponding Zoning 85 Table 4.2 Residential Development Standards 87 Table 4.3 Neighborhood Commercial (NC), General Commercial (GC), Regional Serving Commercial (RSC) and Professional Office (PO) Development 101 CHAPTER 5 Exhibit 5.1 LDR-13 Area Conceptual Layout Exhibit 5.2 MDR-1 Area Conceptual Layout 153 Exhibit 5.3 MDR-4 Area Conceptual Layout 154 Exhibit 5.4 MHDR-3 Area Conceptual Layout 158 Exhibit 5.5 MHDR-5 Area Conceptual Layout 159 Exhibit 5.6 GC-1 Area Conceptual Layout 171 Exhibit 5.7 NC-1 Area Conceptual Layout 172 Exhibit 5.8 Regional Serving Commercial Center Site Opportunties and Design Conceptual 182 Exhibit 5.9 Regional Serving Commercial 183 Exhibit 5.10 Regional Serving Commercial 184 Exhibit 5.11 Community Walls - View (Open) and Solid (Closed) Character Elevation... 197 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN XII exhibits & tables Exhibit 5.12 Community Wall Column/Pillar Character 198 Exhibit 5.13 Community Wall - Partial View (Semi Open) Character 199 Exhibit 5.14 Neighborhood Fence/Wall Column/Pillar Character 202 Exhibit 5.15 Neighborhood Fence- Solid Fence Option (Standard and Enhanced) Character 203 Exhibit 5.16 Proposed Gateway Location 208 Exhibit 5.17 Major Gateway Entry (Oakdale and 209 Exhibit 5.18 Major Gateway Concept (Other than Oakdale and 210 Exhibit 5.19 Minor Gateway Concept 211 Exhibit 5.20 Minor Gateway Concept 212 Exhibit 5.21 Neighborhood Entry 213 Table 5.1 California Ranch Style Elements - Very Low Density Residential 120 Table 5.2 Craftsman Style 124 Table 5.3 European Cottage 128 Table 5.4 Western Regional 132 Table 5.5 Spanish Colonial 136 Table 5.6 Monterey 140 Table 5.7 Central Valley 143 Table 5.8 MHDR & MDR - Recreational 161 CHAPTER 6 Table 6.1 Service 216 CHAPTER 7 Exhibit 7.1 Mary E. Grogan Community Park Master 220 Exhibit 7.2 Park, Recreation and Open Space 221 Exhibit 7.3 Dual Use Basin Park 223 Exhibit 7.4 Common Open Space Areas (COSA) Spatial 225 Exhibit 7.5 Paseo/Greenway Retail 226 Exhibit 7.6 Paseo/Greenway Housing 227 CHAPTER 9 Exhibit 9.1 TSP Phasing 235 Exhibit 9.2 Area Plan 242 Exhibit 9.3 Development Process Flow 244 Table 9.1 Approval 247 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN XIII list of subsequent amendments ADOPTED FEBRUARY 26, 2008 BY CITY COUNCIL ORDINANCE NO. 3479-C-S SPA NO. 1 Amend Land Use and Circulation Diagrams, school site and park location amended, certain roundabouts removed. Recommended by Planning Commission Resolution No. 2016-13 Adopted by City Council Ordinance No. 3654-C.S. SPA NO. 2 Administrative Amendment to Circulation Diagram, shifting alignment of collector street segment in Area Plan No. 5 northward. Approved by Director of Community and Economic Development March 21, 2022. SPA NO. 3 Amend Land Use Diagram, amend 25 acres from Regional Serving Com mercial 1 (RSC-1) to Low Density Residential 13 (LDR-13) and 27 acres from Medium Density Residential 2 (MDR-2) to Low Density Residential 15 (LDR-15). Recommended by Planning Commission Resolution No. 2022-26 Adopted by City Council Resolution No. 2022-450 SPA NO. 4 Amend Land Use Diagram, amend 19.95 acres from Medium High Den sity Residential (MHDR) and Regional Serving Commercial (RSC) to Medium Density Residential (MDR), and amend certain design standards to allow reduced setbacks and lot sizes. Recommended by Planning Commission Resolution No. 2025-10 Approved by City Council Resolution No. 2025-165 SPA NO. 5 Administrative Amendment to Section 5.7.1.2, Community Walls Along Arterial Streets, allow for seven-foot-high walls with conditions. Approved by Director of Community and Economic Development March 26, 2025. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN XIV Chapter ? 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