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A ll development within the TSP shall conform to the land use designations in the Land Use Diagram (LUD). The TSP provides customized development standards for the land uses provided in the project area. Detailed development standards for each TSP land use designation are provided in narrative, illustrative and tabular form in the sections that follow. All land use designations and development standards provided in the TSP are linked to a corresponding zoning district established in the Modesto Zoning Ordinance. If a development standard is excluded or not specified in the TSP, then the Modesto Zoning Ordinance shall prevail. If there is a conflict regarding the development standards, the TSP shall prevail. The corresponding zoning districts are as follows: Table 4.1 Corresponding Zoning Districts TSP Land Use Designation Corresponding Zoning District From Modesto Municipal Code Very Low Density Residential (VLDR) Low Density Residential Zone (R-1) - Section 10-4.101 et seq. Low Density Residential (LDR) Low Density Residential Zone (R-1) - Section 10-4.101 et seq. Medium Density Residential (MDR) Medium Density Residential Zone (R-2) - Section 10-4.101 et seq. Medium Density Residential (MHDR) Medium High Density Residential Zone (R-3) - Section 10-4.101 et seq. Neighborhood Commercial (NC) Neighborhood Commercial Zone (C-1) - Section 10-4.101 et seq. General Commercial (GC) General Commercial Zone (C-2) - Section 10-4.101 et seq. Professional Office (PO) Professional-Office Zone (P-O) - Section 10-4.101 et seq. Regional Serving Commercial (RSC) Highway Commercial Zone (C-3) - 10-4.101 et seq. Along with the development standards provided in this chapter, development in the TSP must also comply with permitted uses provided in Chapter 3, design guidelines and standards provided in Chapter 5, and development process provided in Chapter 9. 4.1 Residential Development Standards All numerical and dimensional development standards necessary to regulate future housing development of all residential land use designations within the TSP are summarized in Table 4.2 Residential Development Standard Summary. This table is intended as a reference for all development standards and for all housing types within the TSP. 4 development standards Chapter TIVOLI SPECIFIC PLAN 85 ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 86 Chapter 4 development standards 4.1.1. Very Low Density Residential (VLDR) 4.1.1.1. Purpose and Intent The VLDR land use designation is intended to provide limited areas for the introduction of large-lot (minimum 10,000 sf) detached single- family housing. These areas are generally situated adjacent to small, existing residential areas made up of either homes on varied large lot sizes (e.g. Mable Avenue) of 10,000 square feet or larger. The VLDR land use designation will serve as an appropriate and compatible resi dential buffer between existing residential on Mable Avenue and higher density residential areas and higher intensity uses (e.g. Regional Serv ing Commercial-RSC). Table 4.2 Residential Development Standard Summary and diagrams displaying the development, spatial and dimensional requirements as well as illustrative examples of each allowable VLDR housing type ap pear on the following pages. 4.1.1.2. Density At 1-3 dwelling units per gross acre (DU/Acre), the residential density range for the VLDR land use designation is the lowest in the TSP. The VLDR allows a minimum of 1 to a maxi mum of 3 DU/Acre (excluding allowance for density bonuses). No VLDR residential develop ment project will be allowed at less than the minimum of 1 DU/Acre. The minimum lot size allowed will be approximately .25 acre or 10,000 sf. vinsanto morgan hill, ca vinsanto morgan hill, ca Exhibit 4.1 VLDR Lot Diagram ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 87 Table 4.2 Residential Development Standard Summary Land Use Designation Very Low Density Residential (VLDR) Low Density Residential (LDR) Medium Density Residential (MDR) Medium High Density Residential (MHDR) Development Requirements Average Density 6.0 du/ac (Goal) 12 du/ac (Goal) 22 du/ac Density Range 1 1-3 du/ac 4-8 du/ac 8-18 du/ac 18-24 du/ac Lot Size/Housing Type Single Lot 5,000-12,000 3,000-Less than 5,000 SF 2 Less than 3,000 SF 2 Cluster Home /Bungalow Court Rowhouse /Townhouse 3 Duplex/Triplex /Fourplex 3 Stacked Flats/Apartments Minimum Net Lot Size - Interior/corner 10,000/11,000 SF 5,000/6,000 SF 3,000/4,000 SF 2,000/3,000 SF 20,000 SF 1,800 SF 4,500/5,500/6,500 SF plus 500 SF on corner 5 acre 8 Minimum Lot Width - Interior/corner 5 100'/110' 50'/60' 30'/40' 25'/30' 25'/30' 25'/30' 45'/50' N/A Minimum Lot Depth 5 100' Variable Variable Variable Variable Variable Variable N/A Minimum Front Setbacks 6 (from property line) •Living Space •Porch •Front-Entry Garage •Side-Entry Garage 25' 15' 20' 15' 12' 12' 20' 12' 12' 12' 20' 12' 12' 12' N/A N/A 12' 12' N/A 12' 15' 12' N/A 12' 15' 12' 20' 12' 15' 12' N/A N/A Minimum Side Setbacks 6 •Interior Property Line - Living Space •Exterior Property Line - Living Space •Wrap around Porch (corner) •Detached Garages (Secondary, Accessory building) 7 •Zero Lot Line Side Yards - Living Space 10' 20' 12' 10' N/A 5' 12' 12' 5' Yes, 10' 3' 12' 12' 5' Yes, 8' 3' 12' 12' 0' or 5' Yes, 8' 3' 12' N/A N/A N/A 5' 15' N/A N/A N/A 5' 15' 12' N/A N/A 5' 15' 12' 5' N/A Minimum Rear Setbacks 6 •Living Area •Attached/Detached Garages with front access (Accessory Unit) - Living Space 7 •Garages w/ Rear Access •Patio Covers 20' 10' N/A N/A 15' 5' 4' 7' 15' 5' 4' 7' 15' 5' 4' N/A N/A N/A 4' N/A N/A N/A 4' N/A 12' N/A 4' N/A N/A N/A 4' N/A Footnotes: 1Density: Gross allowable housing units per acre, not inclusive of arterial and collector streets and designated public sites but the acreage is inclusive of local streets. 2 Refer to the City of Modesto Guidelines for Small Lot Single Family Development, May, 2005. MDR small lot projects may exceed 3,000 SF only in extraordinary circumstances due to dimension restrictions. 3 Rowhouse/Townhouse, Triplex and Fourplexes are allowable housing types in the MHDR zone. 4Determined at front and rear setback line. 5For the VLDR on the north side of Mable Avenue, See Section 5.1.12 Lot Layout and Design, and Lot Variation for lot width guidelines. The lots on the north side of Mable Avenue shall have a minimum lot depth of 150’ north of the existing north right of way. 6See Design Guidelines and Standards Section 5.2.2.2, Massing for setback of second and third levels of buildship. There shall be a minimum 15’ front setback on single family homes fronting on a collector street when on street parking is provided and landscape lot is not required. The minimum front setback is 10 feet when the homes front on collector street next to a paseo. 7Detached structures (garages, secondary, or accessory buildings) located at least 5’ feet from the main building may have no setback on the rear or interior side yard with the provision of a maintenance easement on the adjacent parcels. 8The minimum lot size may be reduced with the granting of an Exception as identified in Section 9.4.1.6 of this Specific Plan. Condominium projects of at least 5 acres will not be required to go through the Exception process. A side property line next to a landscape lot or paseo is an interior property line. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 88 Chapter 4 development standards Land Use Designation Very Low Density Residential (VLDR) Low Density Residential (LDR) Medium Density Residential (MDR) Medium High Density (MHDR) Residential Single-Lot 5,000-12,000 3,000-Less than 5,000 SF 2 Less than 3,000 SF Cluster Home/ Bungalow Court Rowhouse/Town house Duplex/Triplex/Fourplex Stacked Flats/Apart ments Maximum Lot Coverage (Interior/Exterior) 50-55% 50-55% 55-60% 60-65% 85% 85% 75% 65% Minimum Landscape Coverage 30% 30% 20% 15% 15% 15% 15% 15% Minimum Building Separation 20' 10' 8’ 8’ 8’ Per UBC or 15', which ever is greater Per UBC or 10', whichever is greater 20' Minimum Private Open Space Acrerage/Dimension N/A N/A 500 SF/15' 300 SF/10’x15' 250 SF per unit 150 SF per unit 250 SF per duplex/duet unit 150 SF per triplex/fourplex 200 SF per ground level unit 70 SF balcony Minimum Common Open Space 1 N/A N/A 250 SF per unit 300 SF per unit 250 SF per unit 500 SF per unit (15 units or more) 300 SF per unit (less than 15 units) 500 SF per unit (15 units or more) 300 SF per unit (less than 15 units) 400 SF per unit Minimum Livable Area 2,500 SF N/A N/A N/A N/A N/A N/A N/A Maximum Building Height 2 •Detached Garages •Detached Garages with Accessory Unit Above 35' (2 stories) 15' 25' 30' (2 stories) 15' 25' 38' (3 stories) 15' 25' 40' (3 stories) 15' N/A 30' (2 stories) N/A N/A 40' (3 stories) N/A N/A 30' (2 stories): Duplex 40' (3 stories): Triplex/ Fourplex N/A N/A 45' (3 stories plus loft) N/A N/A Parking Requirement 3 •Minimum enclosed parking spaces/unit •Minimum covered parking spaces/unit 2 N/A 2 N/A 2 N/A 2 N/A 2 or 2 2 N/A 2 Duplex/triplex 1 Fourplex N/A 1 •Guest Parking (On/off street) 1 1 1 1 1 1.5 Footnotes: 1This common open space area may be developed as private or public open space. A common open space amenity must be part of an MDR/MHDR land use area as required by the common open space aggregate and contiguous to the residential unit. 2Applies to all stories of buildings. Prior to submittel of any projects proposing 3 story detached or townhouse product, consultation with the Fire Department will be required. See Section 5.2.1.4 and 5.3.1.4 Building Height and Massing Transi tion for Guidelines and Standards on transitions from three to one story & buildings. 3Refer to Title 10 Planning and Zoning (Municipal Code) Section 10.5.102 Number of required spaces for additional parking requirements. Table 4.2 Residential Development Standard Summary (Continued) ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 89 4.1.2. Low Density Residential (LDR) 4.1.2.1. Purpose and Intent The LDR land use designation is intended to provide areas for the introduction of detached single-family housing in a variety of lot sizes and configurations. This variety could range from small-lot detached residential from 3,000 to less than 5,000 sf in size, to lots over 5,000 sf. Most residential lots in this land use designation are not anticipated to be larger than 7,000 sf. Small lot residential of less than 5,000 sf will need to conform to the TSP Development Standards and Design Guidelines as well as the City of Modesto Guidelines for Small Lot Single Family Residential Develop ment. The small lot housing product could include court-oriented and alley loaded detached single-family homes. 4.1.2.2. Density At 4-8 dwelling units per acre (DU/Acre), the residential density range for the LDR land use designation is intended to provide housing options out side of the residential densities (typically less than 5 DU/Acre) of typical tract subdivisions found in Modesto. This density range allows a minimum of 4 to a maximum of 8 DU/Acre (excluding allowance for density bo nuses). The LDR zone allows for up to two dwelling units per residential lot consistent with state law, consisting of the primary home and secondary or accessory living unit permitted by the Modesto Zoning Ordinance. No LDR residential development project will be allowed at less than the minimum of 4 DU/Acre. An emphasis on varied lots (different lot widths and sizes) across the Specific Plan area within the LDR zone is strongly desired and encouraged. This density range is intended to provide flexibility and require a range of housing product types and mix, allowing densities to be varied and mixed within a project area to assist in achieving a desired average density. Each LDR residential de velopment project over 20 acres or 100 dwelling units in size (whichever is larger) should provide an average density goal of around 6.0 DU/per Acre. This approach allows some flexibility, and is intended to stimulate a stronger mix of small-lot oriented (less than 5,000 sf) and conventional lots (greater than 5,000) on individual or combined parcels within the TSP. It is expected that a minimum of 50 of any type of housing will be required to make a product type feasible. 4.1.2.3. Increased Maximum Density A portion of a LDR parcel can develop up to 12 units per acre if the overall parcel does not exceed 8 units per acre. This increase of maximum density applies only to one par cel or contiguous parcels under the same ownership located within one Area Plan. The project site and design shall be approved with an Area Plan and Final Development Plan as provided in Chapter 9, Implementation. cedar creek san diego, ca shoreline at broadwalk huntington beach, ca ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 90 Chapter 4 development standards Exhibit 4.2 5,000 - 12,000 SF Lot Diagram large lot axonometric portofino pleasanton, ca santa barbara san diego, ca the gables san diego, ca ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 91 standard alley-loaded axonometric amberley san ramon, ca Exhibit 4.3 3,000 - Less Than 5,000 SF Lot Diagram standard lot axonometric bayport alameda alameda, ca rose garden at gale ranch san ramon, ca ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 92 Chapter 4 development standards 4.1.3. Medium Density Residential (MDR) 4.1.3.1. Purpose and Intent The MDR land use designation is intended to provide areas for the in troduction of innovative detached and attached single-family housing or multi-family housing that utilize land in a more efficient and com pact manner. Housing types that reflect this emphasis will include de tached small-lot and auto court, cluster (cottage) or bungalow courts, rowhouses/townhouses and duplex/triplex/fourplex housing types. The TSP will allow detached small lot single family residences on lots be tween 2,000 - less than 3,000 sf, courtyard oriented and bungalow court homes (corner lots may be larger). Duplexes, triplexes, and four plexes will occur on lots ranging from 4,500-6,500 sf, and Townhouses/ Rowhouses will be allowed on lots as small as 1,800 sf. Alternative housing types beyond those established here for the MDR land use designation will be considered by the Director of Community and Eco nomics Development or designee. 4.1.3.2. Density At 8-18 dwelling units per acre (DU/Acre), the residential density range for the MDR land use designation has the widest spread of any land use area in the TSP. A successful mixture of these detached and attached residential homes could yield a density range of between 8 and 18 units (excluding allowance for density bonuses), with the average density goal being around 12 DU/Acre within an approved Area Plan. At least two dis different housing type within each approved Area Plan should be provided. This is intended to provide flexibility and encourage a range of housing product types, allowing densities to be varied and mixed within a project area. It is expected that a minimum of 50 of any type of housing will be required to make a product type feasible. arbors, rivermark santa clara, ca ambridge at windemere san ramon, ca ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 93 Exhibit 4.4 Less Than 3,000 SF Lot Diagram small lot alley axonometric promenade, rivermark santa clara, ca ten bloom road, the preserve chino, ca baywood hercules, ca baywood hercules, ca ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 94 Chapter 4 development standards Exhibit 4.5 Cluster/Bungalow Court Site Plan Housing Diagram cluster homes in boulder, co doe mill court chico, ca classic cluster court in southern california cluster homes axonometric ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 95 rowhouse axon Exhibit 4.6 Row House/Townhouse Lot Diagram Developer may propose tandem garages if approved by the city. townhome, axon landing townhomes, rivermark santa clara, ca sutter’s mill townhomes ladera ranch, ca ambridge at windemere san ramon, ca ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 96 Chapter 4 development standards Exhibit 4.8 Triplex Lot Diagram 20’ 15’ Private Drive 15’ Exhibit 4.9 Fourplex Lot Diagram duplex (duet) axonometric triplex axonometric fourplex axonometric Exhibit 4.7 Duplex Lot Diagram ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 97 triplex housing, strathmore rancho cucomanga, ca fourplex housing kyle, tx fourplex housing, windermere san ramon, ca triplex housing, andorra at creekside valencia, ca duplex housing, lindy crossing tustin, ca duplex housing, summerplace irvine, ca ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 98 Chapter 4 development standards 4.1.4. Medium High Density Residential (MHDR) 4.1.4.1. Purpose and Intent The MHDR land use designation is intended to provide areas for the introduction of attached multi-family housing for rental and sales. The MHDR areas are anticipated to be the main location where the major ity of the residential units required to meet the affordable targets of the City of Modesto (see TSP Affordable Housing Plan Chapter 3.0) will be provided. Housing types that reflect this emphasis are expected to include two and three story apartments and stacked flats (street level residential units with townhomes above). Alternative housing types be yond those established here for the MHDR land use designation will be considered by the Director of Community and Economic Development or designee. 4.1.4.2. Density At 18-24 dwelling units per acre (excluding allowance for density bo nuses), the residential density range for the MHDR land use designation is the highest of any land use area in the TSP. This density range allows a minimum of 18 to a maximum of 24 DU/Acre. The density target for MHDR is 22 DU/Acre to comply with the housing policies. tower apartments rhoner park, ca mill creek at windemere san ramon, ca ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 99 Exhibit 4.10 Stacked Flats Lot Diagram muirlands at windemere san ramon, ca morse avenue san jose, ca stacked apartment axonometric canyon oaks at windemere san ramon, ca ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 100 Chapter 4 development standards 4.2 Commercial and Office Development Standards For ease of reference, the development standards for all levels of commercial use Profes sional Office (PO), (Neighborhood Commercial (NC), General Commercial (GC) and Region al Serving Commercial (RSC) have been combined in Table 4.3 Neighborhood Commercial (NC), General Commercial (GC), Regional Serving Commercial (RSC) and Professional Office (PO) Development Standards appearing on the following page. 4.2.1. Professional Office (PO) 4.2.1.1. Purpose and Intent The purpose of the Professional Office (PO) is to provide suitable office locations for professions including but not limited to government, physi cians, dentists, lawyers, realtors, architects, engineers, artists, musicians, designers, teachers, accountants, and others, who, through training are qualified to perform services of a professional nature, and where no storage or sale of merchandise may occur as an ancillary activity. PO projects should be located on collector and major streets, adjacent to a shopping center, provide a development area for nonresidential uses of a less intensive nature than com mercial uses adjacent to residential areas and ensure compatibility through development standards which are noncommercial in nature. There is one small, existing PO location (with potential for expansion/subdivision) within the TSP, being located at the southeast intersection Oakdale Road and Mable Avenue. 4.2.2. Neighborhood Commercial (NC) 4.2.2.1. Purpose and Intent The Neighborhood Commercial (NC) land use designation is intended to meet the immediate, everyday goods, shopping and service needs of the nearby residential neighborhoods within a five minute drive and to have minimal negative impacts on those surrounding residential uses in terms of vehicular traffic or physical ap pearance. The land uses can range from uses such as a grocery store, drug store, soft goods retailer, and fabric store (large scale) as anchors to a center with small and convenience oriented shopping and service facilities with limited office uses. The Neighborhood Commercial (NC) land use designation is intended to address both exist ing and proposed areas that will serve nearby residential areas. Two of the NC areas (NC-2 and NC-3) currently contain small retail or commercial development and the third (NC-1) is presently undeveloped. 4.2.3. General Commercial (GC) 4.2.3.1. Purpose and Intent The General Commercial (GC) land use designation is intended to provide for commercial development that offers a broad range of goods and services to meet the convenience and comparison-shopping needs of TSP and other residents within a 10 minute drive from the center. Because of the variety of business types that will conceivably be allowed in the General Commercial (GC), special attention needs to be focused on creating strong appropriate neighborhood scaled retail use renton, washington freestanding professional office building of a scale size befitting the tsp ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 101 Summary Table for all Commercial and Office Development Standards Footnotes: 1 Summary only. Does not include all standards. See design criteria and guidelines. 2 Any proposed commercial or office development in the Tivoli Specific Plan shall be evaluated by the City on a case-by-case basis. Projects shall be evaluated for the impacts to surrounding uses in terms of noise, odors, light penetration, site aesthetics, (landscape), building design, traffic and parking. 3 Setbacks may vary if adjacent to residential uses. See the Residential Development Standards for details. 4 A maximum of 40 ft. when commercial development is adjacent to residential. Spatial and landscape buffering as well as archi tectural treatments emphasized. See design criteria and guidelines. 5 50% shade cover in five years for parking lot trees. Shading diagram required. Table 4.3 Neighborhood Commercial (NC), General Commercial (GC), Regional Serving Commercial (RSC) and Professional Office (PO) Development Standards Land Use Designation Neighborhood Commercial (NC) Community Commercial Regional Serving Commercial (RSC) Professional Office (PO) Development Requirements Development Intensity .30 FAR .30 FAR .30 FAR .30 FAR Minimum project size 2 acres 5 acres 20 acres 2 acres Minimum front, side and rear setbacks 3,4 • Front • Side • Rear 20 ft. 10 ft. 10 ft. 25 ft. 10 ft. 10 ft. 25 ft. 10 ft. 10 ft 25 ft. 10 ft. 10 ft. Maximum Building Height: • Structures • Site thematic elements or architectural details (not signage) • Within 30 ft. of residential property • Within 50 ft. of residential property • Within 100 ft. of residential property (Building wall to property line) 35 ft. n/a 25 ft. 30 ft. 35 ft. 40 ft. 35 ft. 25 ft. 35 ft. 40 ft. 40 ft. 50 ft. 25 ft. 40 ft. 40 ft. 40 ft. n/a 25 ft. 30 ft. 35 ft. Development Requirements Minimum Landscape Coverage5 15% 20% 25% 20% Parking Refer to Modesto Zoning Ordinance Decorative Masonry Walls and Landscaping at Adjacent Residential 8 ft. minimum height with 10 ft. landscape strip 8 ft. minimum height with 10 ft. landscape strip 8 ft. minimum height with 10 ft. landscape strip 8 ft. minimum height with 10 ft. landscape strip ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 102 Chapter 4 development standards and coordinated consideration between site layout, building design, vehicular and pedestrian circulation, and acknowledgement of important site features between adjoining uses. An effort should be made to achieve design compat ibility between adjoining commercial uses. Most business activities in this area are intended to be conducted within a completely enclosed building. A limited area may be used for outdoor business activities, product display or storage with proper screening and site location. There is one proposed General Commercial (GC) land use designation site at the southeast intersection of Oakdale Road and Bridgewood Avenue. 4.2.4. Regional Serving Commercial (RSC) 4.2.4.1. Purpose and Intent The purpose of the Regional Serving Commercial (RSC) is to provide for commercial devel opment that offers a diversity of retail, service, entertainment, office, finance, and related business uses to serve the needs of residents within a 30 to 45 minute drive to the RSC center and region. Examples of primary anchor stores include “big box” or volume discount stores, department stores, and indoor theatres. The Specific Plan does not authorize the development of a Discount Superstore, as defined in the Project Description for the Tivoli Specific Plan EIR. The RSC is intended to be the TSP’s most intensive, overall high-sales volume, and vehicle-oriented commercial district. As a result, the RSC will be served by or have access to principal or major arterials, and the uses should be buffered from residential uses. Because of the prominence and high-profile location of RSC uses, high standards of site planning, architecture and landscape design are required. There are two proposed RSC locations within the TSP, with the first (RSC-1) being located at the intersection Claratina Avenue and Oakdale Road and the second (RSC-2) situated on the northside of the future eastward extension of Bridgewood Avenue into the TSP and Oakdale Road. 4.3 Parking Standards 4.3.1. Purpose & Intent The standards for parking facilities are intended to promote vehicular and pedestrian safety and efficient land use. Except as otherwise shown on Table 4.2 Residential Development Standard Summary the minimum number of off-street parking spaces and dimensions required for uses in the Spe cific Plan are provided in the Modesto Zoning Ordinance. (Title 10, Chapter 4.3.2. Shared Parking Program Shared parking is encouraged based upon the concept of allowing several uses to share a parking area, but only when peak parking demands of those uses occurs at different times of the day or week. When shared parking is proposed, a parking demand study shall be submitted with Final Development Plan. lakewood village shopping center, windsor, ca ---PAGE BREAK--- Chapter 4 development standards TIVOLI SPECIFIC PLAN 103 4.3.3. Bicycle Facilities Bicycle racks suitable for locking a bicycle to shall be provided per the following minimum standards: 4.3.3.1. Retail, Commercial and Office Uses: w 5% of total vehicle parking spaces required (1 bicycle rack typically accommodates five bikes.) w Racks shall be located within 30 feet of near building main entrances 4.3.3.2. Parks and Recreation (PR & OS): w None required at parks less than 1.0 acre w 1 rack for 1 to 5 acres. w 2 rack for 5 to 10 acres. 4.4 Signage Standards Refer to the City of Modesto’s Zoning Ordinance (Title 10) and Chapter 5.0, Design Guide lines of this plan for applicable signage requirements. 4.5 Fencing Standards Refer to the City of Modesto’s Zoning Ordinance (Title 10) and Chapter 5.0, Design Guide lines of this plan for applicable fencing requirements. ---PAGE BREAK--- TIVOLI SPECIFIC PLAN 104 Chapter 4 development standards The page has been intentionally left blank