Tivoli North Specific Plan

Tivoli North Specific Plan

The TNSP establishes a regulatory framework governing land use, development standards, design guidelines, infrastructure, circulation, parks and recreation, and community services for the approximately 663-acre Plan Area. The TNSP is intended to guide the orderly, phased conversion of predominantly agricultural land to a mixed-use urban community consistent with the goals and policies of the City of Modesto Urban Area General Plan. At full buildout, the TNSP is projected to support: • Residential Units: Between 3,831 and 6,998 units (realistic average of approximately 4,911 to 5,156 units) • Projected Population: Between 11,495 and 20,995 residents (realistic average of approximately 15,466 residents [at 3.0 persons per household]) • Non-Residential Development: Up to approximately 1,250,327 square feet of commercial/mixed-use floor area • Employment: Approximately 2,501 jobs (at 1 job per 500 square feet of non-residential space)

Salida

Stanislaus

Citywide

California Air Resources Board (ARB), California Department of Conservation (DOC), California Department of Fish and Wildlife, Central Region 4 (CDFW), California Department of Fish and Wildlife, North Central Region 2 (CDFW), California Department of Forestry and Fire Protection (CAL FIRE), California Department of Housing and Community Development (HCD), California Department of Parks and Recreation, California Department of Transportation, District 10 (DOT), California Department of Transportation, Division of Transportation Planning (DOT), California Department of Water Resources (DWR), California Fish and Game Commission (CDFGC), California Governor's Office of Emergency Services (OES), California Highway Patrol (CHP), California Native American Heritage Commission (NAHC), California Natural Resources Agency, California Public Utilities Commission (CPUC), California Regional Water Quality Control Board, Central Valley Sacramento Region 5 (RWQCB), California San Joaquin River Conservancy (SJRC), Central Valley Flood Protection Board, Delta Protection Commission, Delta Stewardship Council, Office of Historic Preservation, State Water Resources Control Board, Division of Drinking Water, State Water Resources Control Board, Division of Water Quality, State Water Resources Control Board, Division of Water Rights, State Water Resources Control Board, Divison of Financial Assistance, California Department of Toxic Substances Control (DTSC)

California Department of Toxic Substances Control (DTSC)

Residential (Units 6998, Acres 290), Commercial (Sq. Ft. 1250327, Acres 9.4, Employees 940), Other (NCC Corridor, Backbone Roads, and Parks/Basins)

General Plan Amendment, Specific Plan, Prezone, Annexation, Facilities Master Plan (FMP) and Infras.

Aesthetics, Agriculture and Forestry Resources, Air Quality, Biological Resources, Cultural Resources, Cumulative Effects, Drainage/Absorption, Energy, Flood Plain/Flooding, Geology/Soils, Greenhouse Gas Emissions, Growth Inducement, Hazards & Hazardous Materials, Hydrology/Water Quality, Land Use/Planning, Mandatory Findings of Significance, Mineral Resources, Noise, Population/Housing, Public Services, Recreation, Schools/Universities, Septic System, Sewer Capacity, Solid Waste, Transportation, Tribal Cultural Resources, Utilities/Service Systems, Vegetation, Wetland/Riparian, Wildfire