HomeMy WebLinkAboutTract 7396 Bellamente Project Renfro & Brimhall Sewer Study
5509 Young Street Bakersfield, CA 93311
Tel: 661.325.9474 - Fax 661.322.0129
www.cornerstoneeng.com
Engineering:
Civil
Electrical
Mechanical
Process
Structural
Surveying
Project
Management
Staff
Augmentation
Drone
Services
February 23, 2021 File:487-09
Manny Behl Engr 4
City of Bakersfield, PW Department
1501 Truxtun Ave
Bakersfield, CA 93301
RE: Sewer Capacity Allotment for Proposed Bellamente Project: Froehlich
Development, APN 408-12-21, 22 (Rev 1)
Mr. Behl
Froehlich development is proposing a new development to be located on a 50 acre site
on the west side of Refro Road, at the intersection of Brimhall, in the City (APN 408-012-
21, 22). Currently this land is zoned for commercial and single family (10k sf)
development. Recently, TTM 6098 was being planned for the site, but the map expired
and we are now pursuing a new vision for the land. The new project will be called
Bellamente. Bellamente will have a mix of residential density and price points to offer.
It will include an upscale multifamily project with 176 units, 112 duplex units, 76 small lot
single family units and 14 large lot (10k sf) single family homes. For future
development, 3 acres of existing commercial is being reserved. Attached is a vision
book for the proposed development.
Service Area 1: The purpose if this letter is to address the sewer capacity required to
serve the Bellamente project. This site is within, CSA-71, Service Area 1 (SA1). In fact,
the primary lift station to serve SA1 will be constructed by this development. Following
are a few facts regarding the lift station and SA1:
• The lift station was designed by Porter and approved in 08/2020. Per the
approved sewer report, the lift station capacity was based upon a report by Dick
Meyers. The peak capacity of the lift station is 4.06 cfs. (Letter from COB to
Porter dated 3/14/2019)
• This flow rate was lifted from the table below in the Meyers 03/2018 Tech Memo:
Source Adrian Nava, KC PW Department.
5509 Young Street
Bakersfield, CA 93311
Tel: 661.325.9474 - Fax 661.322.0129
www.cornerstoneeng.com
• Note that the 4.06 cfs rate correlates to 5205 Equivalent Single Family Units
(EDSF). Doing the math, using the county sewer capacity standards:
5205*280gpd*1.8 peak factor = 2.62 mgd which converts to 4.06 cfs
Summarizing: the lift station capacity is based upon a Meyers study that was done for
the County which assumes 5205 single family equivalents in the remaining portion of
SA1. Below is a graphic of the SA1 from the Meyer Study:
Bellamente
The area in purple is labeled Allen Road PSA and per Meyer, is excluded from SA1.
Current sewer Allotment: In CSA-71, the sewer capacity is distributed throughout the
service area based upon 2004 GP land use. Meyers allocated the capacity based upon
land use in place when QK did the CSA 71 Master plan back in 2004, the last plan that
was accepted by the City. The Bellamente project site is currently set up for 42.8 gross
5509 Young Street
Bakersfield, CA 93311
Tel: 661.325.9474 - Fax 661.322.0129
www.cornerstoneeng.com
acres of E(10k) residential and 5.65 gross acres of commercial. But, KC flow rates
used in the 2004 Master Plan done by Quad Knopf show the project lands being set with
E10,000 SF residential land use. Based upon these rates, the 2004 Froelich land is
entitled to the following sewer allocation:
E10 Residential = 51.23 Gross Acres*43560/10,000 SF/EDSF = 223.2 EDSF
Total = 223.2 EDSF (existing allotment)
The proposed Bellamente development will need to serve the following:
112 Duplex Units
90 Single Family Units
176 Apartments
3 acres of commercial
This works out to the following sewer allotment need:
MF Residential = 180*.8=144EDSF
Single Family (14 large lots, 112 Duplex, 76 small) = 202 EDSF
Commercial =3.0*12.8 = 39 EDSF
Total 385 EDSFs
The project site is currently entitled to 223 EDSFs and the proposed project requires
about 385. The net difference is 162 EDSFs.
Service Area 1 Excess Capacity: The QK 2004 Master Plan and the Meyers analysis
of SA1 assign the following sewer discharge based upon Land Use:
Commercial Lands: 12.8 EDSFs/Gross Acre. (3589 GPD/GA)
Industrial Lands: 17.3 EDSFs/Gross Acre. (5386 GPD/GA)
Note: 20% of the existing EDSFs in SA1 are set aside for just 68 acres of M1 zoned
parcels. looking at the following APNs: 464-031-40, 41, 45, 63 and 64. These parcels
are all zoned M-1 and are situated on 68 gross acres. See the exhibit below:
5509 Young Street
Bakersfield, CA 93311
Tel: 661.325.9474 - Fax 661.322.0129
www.cornerstoneeng.com
As stated above, the gross area of this M1 zone is 68 acres, it is allotted 1176 EDSFs,
and it is all vacant, except for 38 acres of land used for Derrels storage. Two comments:
• In the Rosedale area, all of the existing M1 land is typically used as equipment
yards for construction businesses. These areas rarely come close to using 17.3
5509 Young Street
Bakersfield, CA 93311
Tel: 661.325.9474 - Fax 661.322.0129
www.cornerstoneeng.com
EDSFs per gross acre. Existing development trends see more and more M1
land being developed for warehouse and logistics. Even when fully developed,
this acreage will hardly require 1176 EDSFs for sewer service.
• Case in point: the Derrel’s Mini Storage(APNs: 464-031-45 and 63 encompasses
36 acres of the 68 referenced herein and has one apartment for a care-taker.
The rest of the site is for storage. And yet, it is entitled with 625 EDSFs in SA1
(36.1 acres x 17.3 EDSFs per GA = 625 EDSFs) .
Also Consider APN:495-020-03 on the south side of Rosedale Highway, across from
Derrels.
This parcel is zoned MH and is fully developed with a MH and RV Park. It is currently
on septic and serves about 345 units. According to Meyers, it is entitled with 490
EDSFs. The excess from this parcel alone would cover the need for the Froehlich
project.
On behalf of Ron Froehlich and Froehlich Development, we request that the city of
Bakersfield approve an increase in sewer allocation for APN 408-012-21 and 22 to allow
for 385 EDSFs. The current allotment is 223 so this would be an increase of 162
EDSFs. There are at least 1100 EDFSs upstream, in SA1, which are assigned to M1
and MH parcels, that will probably never be used. The Bellamente project by Froehlich
5509 Young Street
Bakersfield, CA 93311
Tel: 661.325.9474 - Fax 661.322.0129
www.cornerstoneeng.com
Development will build the lift station needed to give SA1 live sewer. The least we can
do is assign some upstream capacity to help get this project entitled.
We are in the process of preparing a GPA/ZC package for this project. Your prompt
response to this letter is requested. We don’t want to waste time and money on this
proposal if the sewer capacity cannot be re-allocated. If you have any questions or
require any additional information, please contact Myself or Melissa Snyder by phone at
(661)325-9474 ext. 220 or by email at dgw@cornerstoneeng.com.
Sincerely,
Derrill G. Whitten, Jr.
Cornerstone Engineering, Inc.
PLS 7816, RCE 051930