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proportional adjustment to the FAR's noted in 10(b)shall be determined by the Community Development Department. b. The FAR of 1.0 for the Mixed Use(M-X)area of the Town Center may be achieved in stages,as follows: 1. As the built square footage of the Town Center reaches 400,000 square feet of development, the cumulative FAR shall approach 0.25. 2. As the built square footage of the Town Center reaches 800,000 square feet of development the cumulative FAR shall approach 0.5. 3. As the built square footage of the Town Center reaches 1,200,000 square feet of development the cumulative FAR shall approach 0.75. 4. As the Mixed Use area of the Town Center reaches full built out, estimated at 1.6 million square feet, the cumulative FAR shall approach 1.0. Timing: FAR progress shall be reviewed at submission of Improvement Plans. 11. Community Commercial: The site design and building orientation shall provide easy, preferably direct, access to stores by transit users and pedestrians,without parking lots being serious impediments to access. [Master Plan Policy 3.6.3 (m)] Timing: Prior to or upon approval of subsequent development permits for Community Commercial uses. 12. Bicycle and Pedestrian System: a. Final Maps shall conform to the bicycle and pedestrian system depicted in Specific Plan II Figure 9.2. Timing: Improvement Plans approved by CDD and MHCSD prior to Final Map approval. b. Bike Parking. Non-residential portions of the project shall provide plentiful short-term and long-term bicycle parking facilities to meet peak season maximum demand. Short-term facilities shall be provided at a minimum ratio of one bike rack space per 20 vehicle spaces. Long-term facilities shall provide a minimum ratio of one long-term bicycle storage space per 20 employee parking spaces. 13. Roadways and Transit: Final Maps shall conform to the roadway system depicted in Specific Plan II Figure 9.1 for arterials and collectors, and to the transit system depicted in Specific Plan II Figure 9.3. Timing: Improvement Plans approved by CDD and MHCSD prior to Final Map approval. 14. Fire Access Road Standards: All streets shall comply with the San Joaquin County Fire Chiefs Association, Fire Access Road Standards as adopted by the Board of Supervisors by Ordinance 4178,on November 8, 2002. Timing: Improvement Plans approved by CDD and MHCSD prior to Final Map approval. 15. Public Area Landscaping and Architecture: The applicant shall submit a landscape theme in the landscape improvement plans for the Town Center. Landscaping and architectural design of public areas shall implement the common design theme for the Town Center and shall be consistent with the MHCSD Design Manual, Roadway Landscape Plans,and/or other 4