Tivoli North Specific Plan

The Tivoli North Specific Plan governs the transformation of approximately 663 acres of agricultural land in Stanislaus County, near Modesto, California, into a mixed-use urban community aligned with the City of Modesto’s General Plan. The plan establishes regulatory frameworks for land use, development standards, design guidelines, infrastructure, circulation, parks, and community services, with phased development intended to support up to 6,998 residential units and a projected population of approximately 15,466 residents based on an average of three persons per household. Non-residential development is capped at approximately 1,250,327 square feet of commercial and mixed-use floor area, supporting an estimated 2,501 jobs, with a floor area ratio of 0.35 dictating density and intensity. Zoning designations including R-1, R-2, R-3, C-2, and Open Space are structured to ensure orderly growth, integrated transportation networks, and sustainable infrastructure, with compliance required under CEQA, NPDES water quality standards, the Modesto Subbasin Groundwater Sustainability Plan, and Complete Streets criteria. Infrastructure provisions include stormwater management, water and sewer systems, schools, fire services, and public amenities, with development contingent upon the formation of Community Facilities Districts and adherence to annexation procedures through LAFCO. The plan is coordinated by the City of Modesto as the lead agency, with oversight from multiple state and federal entities including the State Water Resources Control Board, U.S. Army Corps of Engineers, and CalGEM, particularly regarding well abandonment and environmental impacts. Key regulatory milestones include adoption of the Final Environmental Impact Report, general plan amendments, pre-zoning, and approval of the Infrastructure Financing Plan. The planning process has a defined timeline with a posted date of June 1, 2026, and a review period from May 29 to June 28, 2026, during which public comments and formal approvals are finalized. Submissions for input must include a summary document and a Notice of Completion Form, and be directed to the City of Modesto Planning Division or the State Clearinghouse. While the plan contains detailed development projections and performance metrics, it is not a procurement contract and contains no federal acquisition clauses, pricing line items, contractor qualifications, payment processes, or delivery terms typically associated with federal contracts under FAR. All requirements are regulatory and jurisdictional, enforceable through municipal approval processes, not contractual obligations