Chapter 06 — PARKING

Sections.

• A. The standards for providing parking shall apply at the time of erection of any building or establishment of any use. These standards shall also be complied with when an existing building is altered or enlarged by the addition of dwelling units or guest rooms, or where the use is intensified, including the addition of floor space, seating capacity, or when changed to a use requiring additional parking.

• B. No parking area or parking space that has been established for the purpose of complying with the provisions of this chapter shall hereafter be relinquished or reduced, unless equivalent spaces are provided as, approved by the Director or Commission.

• A. Any land hereafter used for parking lots, or car or trailer sales lots, shall be developed with paving, drainage and painting according to the specifications of the county Planning Division and Public Works Department. Lighting, wheel stops and other parking features not specified by this chapter or other uniform regulations shall be as determined by the Commission.

• B. All parking spaces shall be paved except as shown in Table 06.020.

• C. All parking spaces, whether in a garage or open area, shall be located to be accessible and usable for the parking of motor vehicles. See Figure 06.020.

• D. The method of providing parking shall be clearly shown on any site plan or building plan submitted for consideration.

• E. Tandem parking is prohibited for all multiple residential, commercial, and industrial projects unless specified in an approved Parking Management Plan and within a Central Business Parking District. Tandem parking is allowed for Single-Family Residences and Accessory Dwelling Units.

• F. Modification of Requirements. The Planning Commission or Director may modify the parking and driveway standards of this section when findings can be made that the modification provides incentive for and benefit to non-residential development and facilitates access by patrons of public transit facilities.

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• A. Covered parking. The minimum size of parking spaces shall be 9’ x 20’.

• B. Uncovered parking. The minimum size of parking spaces shall be 10’ x 20’; in areas below 7,000’ in elevation, the parking stall dimensions may be reduced to 9’ x 18’. If a finding of necessity can be made for parking spaces directly accessed from a street, then the length of the parking space shall be 33 feet.

• C. Parking stall size may be reduced as specified in an approved Parking Management Plan and within a Central Business Parking District.

• D. Angled parking dimensions are detailed in Figure 06.010.

• A. Individual accessible parking. The minimum size shall be 14 feet wide lined to provide a 9-foot parking space and a 5-foot loading area, by 20 feet in length.

• B. Double. For two accessible parking spaces, the minimum size shall be 23 feet wide lined to provide two 9-foot parking spaces and one 5-foot loading area shared between the spaces.

• C. Signage. All accessible parking shall be signed with surface identification symbol and with either a wallmounted or freestanding sign in accordance with the provisions of Title 24, 2-33240.

• D. Number required. Accessible spaces are required at a rate of one space for each 25 required spaces or fraction thereof.

• E. Applicability. Accessible parking requirements are not applicable to existing facilities unless the occupancy is changed.

All parking spaces shall be on site unless provided in accordance with the provisions of Section 06.060.

• A. When parking is to be provided off the regularly subdivided lot on which the structure or uses or portions thereof are located, the owner or lessee of record shall furnish satisfactory evidence to the Director that he owns or has available sufficient property to provide the minimum parking required by this chapter.

• B. When parking is to be provided on property other than that being developed or used, there shall have been recorded in the office of the County Recorder, prior to the issuance of any permit to construct, erect, add to or alter, a covenant executed by the owners of the property for the benefit of the County in a form approved by the County Counsel to the effect that the owners shall continue to maintain such parking so long as such structure, improvement or use exists. Such covenant shall also recite that the title to and right to use the lots upon which the parking space is to be provided will be subservient to the title to the premises upon which the structure is to be erected or the use maintained and shall warrant that such lots are not and will not be made subject to any other covenant or contract for such use without the prior written consent of the County.

Joint use of parking facilities on the same site may be allowed under the following conditions:

• A. When there is no conflict at time of use;

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• B. When there is sufficient parking for all uses at any particular time; and

C. When utilized off site within a central business parking district, the applicant shall provide evidence to the Commission that no substantial time of use conflicts will occur. Time-of use sharing may be allowed between businesses with non-conflicting set day, evening or nighttime hours of operation or set weekday and weekend hours of operation.

• A. All parking and driveway areas shall be paved except as provided in Table 06.020.

• B. All paved parking spaces shall be striped in accordance with the approved parking layouts shown in Figure 06.010.

• C. Driveways shall comply with applicable provisions of the Fire Safe Standards in Chapter 22 and the county Roadway Standards.

• D. When considering lot coverage square footage calculations, required surface paving may be counted at 80% of actual value when pervious surface systems are used. An additional reduction may be granted if engineered plans demonstrate a permeability factor greater than 20%.

Portions of the Bridgeport town site, June Lake village and community of Lee Vining have been designated as Central Business Parking Districts (Figure 06.020). The purpose of these districts is to balance off-street parking requirements with existing community context and character, and provide flexibility in allowing alternative means of addressing parking demand to encourage more economically productive land uses.

A. Minimum Off-Street Requirements

Within the June Lake and Lee Vining central business parking districts, 60% of minimum off-street parking requirements for non-overnight commercial uses in accordance with Table 06.010 shall be required. Within the Bridgeport central business district 50% of minimum off-street parking requirements for non-overnight commercial uses in accordance with Table 06.010 shall be required.

B. Change of Use

If a new use of a building requires greater off-street parking than the previous use, additional off-street parking is required in an amount equal to the difference between the parking required of the new use and the parking required of the old use, regardless of the existing parking supply.

• C. Alternative Parking Allowed Subject to Director Review or Use Permit

The Director may approve a parking management plan subject to a Director Review permit when the plan incorporates any one or more of the following alternative parking measures. The Planning Commission may approve a parking management plan subject to a use permit when the plan incorporates any one or more of the following alternative parking measures:

7. Off-site parking in compliance with section 060.060 exceeding 300 feet from project location but no farther than 1,320 feet;

8. Alternative parking space dimensions (not less than 8’ x 16’ or angled equivalent) allowed for up to 40% of required spaces;

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9. Tandem parking utilized for employee or longer-term parking requirements;

10. Off-site joint use (shared) parking with any other parcel within 300 feet of the central business parking district when in conformance to sections 06.060 and 06.070; and

11. A maximum of one required off-street parking space may be substituted for four bicycle parking spaces, employee shower facilities, or other equivalent alternative transportation measure or other measure that reduces district-wide parking demand as approved by the Director or Commission.

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TABLE 06.010: REQURED NUMBER OF PARKING SPACES

NOTES

1. Density bonuses are available for enclosed, covered parking, including underground or understory parking.

   • See 04.100 Density.

2. Fractional parts from 0.51 to 0.99 shall be rounded to the next higher number when calculating required

   • spaces.

3. "Gross leasable floor area" or "gross floor area" means the total floor area, not counting hallways, bathrooms or storage/utility.

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TABLE 06.020: DRIVEWAY PAVING REQUIREMENTS

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FIGURE 06.010: EXAMPLE PARKING STALL DIMENSIONS

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FIGURE 06.020: CENTRAL PARKING DISTRICTS

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DEVELOPMENT STANDARDS

CHAPTER 07 – SIGNS

Sections:

07.010 Intent. 07.020 Permitted signs. 07.030 Signs subject to Director Review. 07.040 General provisions. 07.050 Design excellence (optional). 07.060 Prohibitions. 07.070 Nonconforming signs.

It is the intent of this chapter to establish sign standards that will enhance and preserve the unique scenic beauty of Mono County and promote pedestrian, bicycle, vehicle, and traffic safety. Thus, aesthetics and safety are the primary objective of the following sections. Signs shall be located to be compatible with their surroundings in terms of size, shape, color, texture and lighting. They should not compete visually with other signs. Because signs are important in providing information to the public and reducing hazards and confusion to pedestrians, bicyclists, and motorists, they should be simple in design and easy to read and should not obstruct vision from roadways or interfere with official traffic signs or signals.

Further, the provisions of applicable area plans will apply if more-restrictive regulations are contained therein. For example, a use permit is required for freestanding signs in a scenic highway corridor.

The following signs are permitted (some require a Building Division permit). These regulations, where more restrictive, override applicable building and/or other code requirements:

• A. Awning or Canopy Sign:

Definition: An awning sign is painted, stenciled, stitched, sewn or stained onto the exterior of an approved awning or canopy. Signs hanging from or attached to a canopy are not permitted under this definition (see Hanging Signs).

Requirements: No awning sign may have less than 8 feet of clearance from the bottom of the awning to the sidewalk. When an awning is the main signage for a business, the flap should be a minimum of 12 inches wide with 8-inch letters so that the sign can be easily read from across the street.

• B. Changeable Copy Sign (or Marquee): Definition: A sign that contains removable letters (or uses electronically changing copy) and provides information that is subject to change. This includes amenities available for motels or resorts, movies at theaters, and current events at an auditorium.

Requirements: Maximum size permitted is 20 sq. ft. This sign area shall be counted against the overall sign area permitted for any corresponding monument/freestanding signs or attached/projecting signs on the subject parcel.

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C. Political Signs:

Definition: A sign that indicates or displays the name or picture of an individual seeking election or appointment to a public office or relates to a forthcoming public election or referendum or advocates a person's, group's or party's political views or policies.

Requirements:

1. Political signs shall be posted only so long as needed to convey the message intended by the posting and shall be removed immediately thereafter.

2. Political signs that have an adhesive backing shall not be affixed directly to any structure. Such a sign with adhesive backing shall first be affixed to a temporary backing of wood, paper or plastic for support that can be removed easily from its posted location.

• D. Real Estate Signs

Definition: A sign that advertises the sale, rental or lease of property on which it is erected and maintained.

Requirements: A maximum of one sign per parcel is permitted and shall be removed within 15 days after the close of escrow or close of the rental/lease agreement. The sign must be located entirely within the subject property and shall not be lit. Maximum sign areas and heights shall be permitted as follows:

• E. Projecting Signs :

Definition: A sign that projects outward perpendicularly or at an angle from a wall or building face and is primarily attached to that wall or building face.

Requirements: A projecting sign may not extend more than three feet from the wall or building face and not exceed 10 sq. ft. with a minimum clearance of eight feet from the bottom of the sign to the sidewalk. Additional bonus square footage may be awarded as specified in Section 07.050, Design excellence.

F. Hanging Signs :

Definition: A hanging sign is similar to a projecting sign except that the primary sign face is hanging or suspended from a support bracket that projects outward from the wall or building face. A hanging sign may also hang from an awning.

Requirements: A hanging sign may not extend more than 4 feet from any building or wall face. It shall not exceed 10 sq. ft. with a minimum clearance of 8 feet from the bottom of the sign to the sidewalk. Additional square footage may be awarded as specified in Section 07.050, Design excellence.

• G. Residential Identification Sign: The following residential identification signs are allowed without permit approval:

  1. Private individual residence identification signs, limited to the names of the occupants and a total of 2 sq. ft. in size; and

  2. Multifamily projects, limited to one permanent identification sign with a maximum area of 20 sq. ft., attached to an approved wall or facade. Freestanding or monument signs are subject to Director

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Review as specified in this chapter. A total signing program will be required as part of the use permit requirements for any new multifamily residential project of four or more units. Additional square footage may be awarded as specified in Section 07.050, Design excellence.

• H. Safety or Required Signs:

  1. Signs required for the public safety and convenience shall be permitted in conjunction with permitted business identification signs and shall not be counted against the allowable identification sign area. Safety or required signs shall not exceed 3 sq. ft. in each sign area and may contain any combination of the following words or symbols: "Parking"; "Park Here"; "Customers Only"; "Open”; etc. and shall not contain the name of the business.

  2. Required signs include those mandated by a federal, state or local agency, and include display of gas prices by retail gasoline distributors. Gasoline price signs shall not exceed more than one set of signs per street frontage. Each line of letters or numbers cannot exceed 6 inches in height, and total sign area may not exceed 24 sq. ft.

  3. If the name or logo of the business appears integrated along with any safety or required sign, the total sign area shall be counted against the allowable sign area.

• I. Special Events and Holiday Signs:

Banners, signs or decorative materials are permitted in conjunction with a holiday season or an event conducted in accordance with Section 02.1080, Special Events. Such signs and decorative materials are not to be erected more than 30 days preceding the event and shall be removed upon its conclusion. Temporary signs in residentially designated areas shall be limited to garage sales and open-house signs, and shall be limited to 3 sq. ft. Political signs and signs displaying noncommercial messages are not subject to this paragraph.

• J. Window Signs :

Definition: Sign(s) painted on, attached to, designed or placed so as to be read principally through the windows from outside the business.

Requirements: The total of all permanent window signs shall cover no more than 20% of total window area. Temporary sales and special event signs may be displayed over this 20% maximum, but shall be removed immediately upon conclusion of the sale or special event, in no case to exceed 30 days.

• K. Building Identification and Directory Plaques : Definition: A plaque mounted flush to a building to denote the building's identity, tenants or historical information. This sign shall not be counted against the allowable sign area.

Requirements: If the parking lot entrance and the main building entrance front on different streets, there may be one sign at each entrance. The total sign area shall be limited to a maximum size of 8 inches by 48 inches and letters shall not exceed 3 inches.

• L. Flags:

Definition: A rectangular piece of fabric or other flexible material that is used as a symbol, signage device, or decoration. Flag does not include temporary banners associated with special events or holidays, which are subject to regulation in accordance with paragraph I of this section.

Requirements: Flags displaying noncommercial messages (for example, flags of a nation, state, or local entity, or flags of a religious or civic organization), when not used as an advertising device (i.e., to promote a commercial transaction) shall be permitted. Flags displaying commercial messages or used

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as an advertising device (i.e., to promote a commercial transaction) shall be considered signs and shall be subject to regulation in accordance with the provisions of this chapter applicable to signs generally, based on the individual characteristics of the flag in question (e.g., freestanding, attached, hanging, etc.).

The following signs are subject to Director Review as specified in Chapter 31:

A. Attached :

Definition : A sign mounted flush and affixed securely to a building wall that projects no more than 6 inches from the face of a building wall, and does not extend vertically or horizontally beyond the building.

Requirements:

1. Attached signs may occupy 1 sq. ft. for each 2 lineal feet of business frontage upon which the sign is located. In intensive commercial and industrial areas (e.g., C, IP and I), the maximum area of any attached sign shall not exceed a 100 sq. ft., but need not be less than 25 sq. ft. In rural, agricultural, residential and neighborhood commercial areas, the maximum area of any attached sign shall not exceed 50 sq. ft., but need not be less than 15 sq. ft.

2. When two or more separate businesses (located in separate offices, spaces, or buildings) are located on one parcel, each shall be eligible for at least the minimum square footage (i.e., 15 or 25 sq. ft.).

3. Further, the maximum height of the sign shall be 20 feet or the height of the building, whichever is less. A maximum of two attached signs per occupancy is permitted, but in total combined area cannot exceed the maximum permitted. Additional square footage may be awarded as specified in Section .050, Design excellence.

• B. Community and Historical :

  • Definition: A sign erected by a Chamber of Commerce or similar organization that identifies local communities or points of historical interest.

Requirements: There are no specific square footage or height restrictions. However, such signs shall be visually compatible and shall not compete with the area in which they are placed. The sign may identify a city or unincorporated community and may contain the name, sub-name or slogan of the area, but without other advertising.

• C. Freestanding and Monument Signs: One freestanding or monument permitted for parcels with a minimum of 100 feet of street frontage. Shopping centers with 10 or more shops/offices may have one for each street frontage.

  1. Freestanding :

     • Definition: A sign anchored directly to the ground or primarily supported from the ground rather than a building.

Requirements: The maximum height of the sign shall be 20 feet or the height of the associated building, whichever is less. Freestanding signs may occupy 1 sq. ft. for every 3 lineal feet of street frontage, up to a maximum of 100 sq. ft. Freestanding signs shall be set back a minimum of 5 feet from the property line. Additional square footage may be awarded as specified in Section 7.050, Design Excellence.

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2. Monument :

Definition: A freestanding sign attached continuously at grade.

Requirements: The maximum height of monument signs shall be 8 feet. Monument signs are computed the same as freestanding signs (above), except that the minimum need not be less than 45 sq. ft. and the maximum cannot exceed 125 sq. ft. Additional square footage may be awarded as specified in Section 7.050, Design excellence.

• D. Directional :

Definition: A sign that provides needed directions to remotely located business and scenic, recreation areas such as pack stations, lodges, resorts and lakes.

Requirements: Directional signs will be approved only upon a demonstrated need. It will be limited to the name of the business or area, and direction to its location. Signs cannot exceed 3 sq. ft.

• E. Informational Kiosks and Freestanding Directory Boards:

The following sign types will be allowed only when submitted as part of a total signing program for a shopping center, community improvement district, etc.:

1. Directory Boards: Provides information as to the location of businesses in a pedestrian-oriented business area, not to exceed 3 sq. ft. in area and, if hung, shall not be higher than 6 feet; and

2. Kiosks: May provide information as to the location of businesses in a pedestrian-oriented business area, as well as a surface for handbills, posters and fliers to be affixed to. The total area of a kiosk display surface is not to exceed 40 sq. ft. or 8 feet in height. Kiosks are to be separated from adjacent structures by a minimum of 6 feet. Kiosks shall be maintained with a neat appearance and outdated materials shall be removed promptly.

The provisions of this section are applicable to all signs constructed or altered after the effective date of this chapter except as otherwise provided by this chapter. No person except a public officer or employee in the performance of a public duty shall paint, paste, display, construct, erect, alter, use or otherwise maintain any sign except in accordance with the provisions of this chapter.

A. Sign Measurements:

1. Area: The area of a sign is to be measured as the number of square feet of the smallest rectangle within which a single sign face can be enclosed, as follows:

   • a. Sign Faces Counted: Where a sign has two faces containing sign copy that are oriented back-toback, are separated by not more than 3 feet at any point, and are parallel to each other; the area of the sign is to be measured using the face of the larger sign;

   • b. Wall-mounted Letters (channel letters): Where a sign is composed of letters individually mounted or painted on a building wall, without a border or decorative enclosure; the sign area is that of the smallest single rectangle within which all letters and words can be enclosed;

   • c. V-Shaped Signs: The area of a V-shaped sign shall be calculated the same as if it were a single sign face; and

   • d. Monument Signs: Area shall be calculated for that portion of the sign enclosed by the decorative border or frame and shall not include the foundation for the sign (however, the 8-foot height limit does include the foundation).

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2. Height: The height of a sign shall be measured as the vertical distance from the adjacent grade to the uppermost point on a sign or sign structure.

• B. Sign Illumination: For those signs to be lit, indirect illumination from a separate light source is required, with the exception of channel letters. Use of neon and internal lighting is prohibited unless integrated with an overall architectural or design theme and is subject to Director's approval. An indirectly illuminated sign is defined as any sign whose illumination is reflected from its source by the sign display surface to the viewer's eye, the source of light not being visible from the street or from abutting property.

• C. Sign Copy Changes: Any sign erected in conformance to the provisions of this chapter may be repainted, maintained, and the copy changed as long as there is no increase in existing sign area or the sign face relocated; otherwise, the sign will be considered as a new sign and shall be subject to all provisions of this chapter. Where the sign is not in conformity to the provisions of the chapter, any change shall be in accordance with the provisions of Section 07.060, Nonconforming Signs.

repainted, maintained, and the copy changed as long as there is no increase in existing sign area or the sign face relocated; otherwise, the sign will be considered as a new sign and shall be subject to all provisions of this chapter. Where the sign is not in conformity to the provisions of the chapter, any change shall be in accordance with the provisions of Section 07.060, Nonconforming Signs.

• D. Shopping Centers, Malls, Office Complexes and Multifamily Projects: Any new proposal requiring a use permit and containing more than four residential units or four shops/offices shall include a total signing program with its use permit application. This signing program shall include total number, size and type of signs proposed, as well as elevations illustrating proposed design and materials to ensure that the signage will be integrated into the project's planning and design.

Any sign permitted (except real estate, temporary, and safety, or permitted by Director Review, has the option to apply for additional sign area under the provisions of this section.

Depending upon the quality and design excellence of any new sign, as determined by the Director, additional sign area up to 25% over stated maximums may be awarded.

Factors to be considered in the design excellence of any proposed sign include method of construction and material, color, lighting, relationship of the sign to the building, and relationship of the sign to the community. These are described in more detail as follows:

• A. Materials and method of construction: Materials and construction style should harmonize with the natural surroundings. Thus, wood and stone are encouraged, along with metal finishes that accent the county's mining past.

Wooden signs can be routed, carved or sandblasted to get the effect of raised letters. Raised letters can also be attached to a wooden signage band. These can also be metal or precast and molded. Paint can also be directly applied to a flat wooden signage band.

Metal signs can also be used effectively by applying raised letters as described above or on a metal band. Paint and lettering can be applied, although a galvanized or baked enamel finish is required to avoid rusting.

Signage can be painted directly on the facade of a building. The use of tile can also be applied onto the wall surface if stucco walls are used instead of wood.

Use of natural materials and landscaping is an effective way to soften and accent monument and freestanding signs.

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• B. Colors and visibility:

  • Colors should relate to and complement the materials or paint scheme of the buildings, including accenting highlights and trim colors. The number of colors on any sign should be limited to three. This heightens readability (visibility); especially when one color is a dark hue, the second a medium hue, and the third a light accent color. These three combine to produce a highly legible sign. Additional colors only compete with one another. Fluorescent colors are not permitted.

• C. Relationship of the sign to the building:

  • The location and size of signs on any building should relate to the architecture of that particular structure. The sign should reinforce the existing features of the building by fitting them within other lines and shapes. Flat signs, parallel to the facade, are excellent because they do not compete with the building. Wall signs should complement one another in color and shape and, if possible, be located in the same position over storefronts. In pedestrian areas signs should be located to be visible to both motorist and pedestrian.

• D. Relationship of the sign to the community:

• Signs should not be out of scale with the street or visually disruptive, and should be visible by both passing motorists and pedestrians. Where feasible, relate new signs to others on the block by aligning them with existing signs or other horizontal elements, such as molding bands above store windows. A sign should complement and reinforce a community's character, creating harmony without uniformity.

The following signs and sign types are prohibited:

• A. No sign shall exceed 20 feet in height.

• B. Animated signs, such as those that rotate, move, flash, reflect, blink or effect changes in hue or intensity of illumination.

• C. Portable signs, including but not limited to, trailer-mounted marquees and sandwich boards.

• D. Signs that project over any property line except into a public right of way with applicable agency permits or extend more than 4 feet from any building or wall except where such signs are an integral part of an approved canopy or awning.

• E. Signs placed above the eave line, except in the case of an A-frame building where no other option is available or where the theme or design of the building warrants such sign as determined by the Director.

• F. Vehicular-mounted freestanding signs.

• G. Off-site advertising signs or billboards.

• H. Signs that advertise a home occupation, unless permitted by Expanded Home Occupation permit.

• I. Modification of the location or size of any sign granted under the provisions of Section 07.030, Director Review. All modifications of such signs shall be reviewed by the Director.

• J. Use of neon or internal lighting unless in conformance to Section 07.040-B, Sign Illumination.

• K. Attachment of signs to utility poles or natural features, including trees and rocks, etc.

• L. Removal or pruning of trees within any public right of way to increase the visibility of any sign.

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• M. Placement of private advertising signs on public property.

• N. Signs that interfere with, obstruct the view of, or may be confused with any authorized traffic sign or interfere with or obstruct driver, pedestrian, or bicyclist visibility from any street, road, or highway.

Nonconforming signs are those that were in existence at the time of adoption of land development regulations that do not conform to the provisions of this chapter. Such signs may be continued as follows:

• A. Expansion. A nonconforming sign may not be increased in area or lighting intensity or moved from its location after the effective date of this chapter.

• B. Sign Copy. The advertising copy on a nonconforming sign may be changed except as provided by subsection A, expansion of nonconforming signs, of this section.

• C. Discontinued use. If the use of a building or land associated with a nonconforming sign is discontinued for six months or more, all signs shall thereafter conform to the provisions of this chapter. Where a business operates on a seasonal basis and for which there is an active Mono County business license, the provisions relating to discontinued use will not apply.

• D. If the size or configuration of a lot or building is changed by the subdivision of the property or by alterations, identification signs and outdoor advertising signs on the resulting properties shall be required to conform to the sign regulations applicable to the newly created lot or lots at the time the change becomes effective.

• E. Removal. If a nonconforming sign is removed for any reason other than those specified in subsection C and this section, all subsequent signs must conform to the provisions of this chapter.

• F. Destroyed Signs and Advertising Structures.

  1. If a nonconforming sign is destroyed or partially destroyed to the extent of 50% or more of the replacement cost of the total sign before destruction by fire, explosion or act of God, the destroyed sign may be replaced or reconstructed, provided that it is brought into conformity to all applicable requirements of this chapter.

  2. If a nonconforming sign is partially destroyed to less than 50% of its replacement cost, it may be restored to its former nonconforming status.

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FIGURE 13: SIGN TYPES

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TABLE 07.010. SIGN STANDARD SUMMARY

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DEVELOPMENT STANDARDS