HomeMy WebLinkAboutPDR 22-0139 -Staff Report & Res S:\04_Current Planning\05_PUD & PCD\01_Active\22-60000139_3403 Bernard St\01_PC\Final Prep\SR_3403 Bernard St.docx
CITY OF BAKERSFIELD
PLANNING COMMISSION
MEETING DATE: June 1, 2023 AGENDA: 5. e.
TO: Chair Cater and Members of the Planning Commission
FROM: Paul Johnson, Planning Director
DATE: May 23, 2023
WARD: 3
FILE: Planned Development Review No. 22-0139
STAFF PLANNER: Louis Ramirez, Associate Planner
REQUEST: Planned Development Review to allow a 37 dwelling unit townhome housing complex.
APPLICANT: Golden Empire Affordable Housing Inc. OWNER: Housing Authority of the County of Kern
601 24th Street, Suite B 601 24th Street
Bakersfield, Ca 93301 Bakersfield, Ca 93301
PROJECT LOCATION: 3403 Bernard Street
APN: 130-162-26
PROJECT SIZE: 4.1 acres/3 net acres CEQA: Section 15164
EXISTING GENERAL PLAN DESIGNATION: HR (High Density Residential)
EXISTING ZONE CLASSIFICATION: R-3/PUD (Multiple-Family Dwelling/Planned Unit Development)
STAFF RECOMMENDATION: Adopt Resolution and suggested findings APPROVING Planned Development
Review No. 22-0139, as depicted in the project description and subject to the listed mitigation/conditions
of approval.
SITE CHARACTERISTICS: The project site is vacant land. Surrounding properties are primarily developed
as: north – East Hills Mall shopping center; east – apartment complex; south – single family residents; and
west – apartment complex.
PUD No. 22-0139 Page 2
BACKGROUND AND TIMELINE:
• September 6, 1966 - The subject property was annexed to the City as part of Annexation No. 150,
Oswell No. 5 (Ordinance 1625).
• May 21, 2008 - City Council approved Zone Change No. 07-1977 to change the zone classification
from R-1 (One-Family Dwelling) to R-3/PUD (Multiple-Family Dwelling/ Planned Unit Development)
to bring the project site into conformance with the HR Land use designation. A mitigated negative
declaration was also adopted. (Ordinance No. 4507).
• June 20, 2019 - Planning Commission approved PUD No. 19-0141 to develop approximately half of
a 9.76-acre parcel with 81 multiple-family dwelling units (Resolution No. 79-19).
• February 6, 2020 - A Certificate of Compliance recorded which subdivided the 9.76 parcel into two
parcels: one developed under PUD 19-0141 and one proposed for development under PUD 22-0139
(DOC 22016855).
PROJECT ANALYSIS:
Planned Unit Development (PUD). The project is subject to the PUD zoning overlay. The stated purpose
of this zone district is as follows:
“The planned unit development zone is intended to allow for innovative design and diversification in
the relationship of various uses, buildings, structures, lot sizes and open space while ensuring
substantial compliance with the general plan and the intent of the municipal code. In addition, the
development would provide adequate standards necessary to satisfy the requirements of public
health, safety, and general welfare. This zone is not to be used to restrict residential development or
to compromise other zoning districts that may be more appropriate for a site. Instead, it enables a
developer to obtain approval of a specific, detailed plan for a residential neighborhood which ensures
that the uniqueness of the project design is preserved. These standards shall be observed without
unduly inhibiting the advantages of modern site planning techniques and innovative planning of
residential neighborhoods.”
As such, your Commission has the authority to require design standards, regulations, limitations, and
restrictions which are designed to protect and maintain property values and provide or protect
community amenities that would foster and maintain the health, safety and general welfare of the
community, including and relating to but not limited to the categories specified in Bakersfield Municipal
Code (“BMC”) Section 17.52.060 (P.U.D. Latitude of Regulations). Generally, those standards are related
to topics such as: construction of fences and walls, structure height, distance between buildings, parking
ratios, open space, architectural design of buildings and structures, and any additional improvements and
dedications reasonably necessary to fulfill public needs for the general health, safety and welfare of the
neighborhood and City.
Proposed Development. The applicant is requesting to develop the site with a 37 unit housing complex
comprised of detached single-family townhomes. Each dwelling unit (1,351 square feet) will consist of a
two-story, three-bedroom home. Three style options of construction are provided: (1) traditional; (2)
mid-century modern; and (3) craftsman. Dwelling units will all be “alley loaded” with garage access from
the alley at the back of each dwelling. The homes will be available for purchase by low and moderate
income households.
PUD No. 22-0139 Page 3
Access/Parking. Primary access to the community is from Bernard Street (collector) to the north and
secondary access from Pico Avenue (local) to the south. Internal streets will be privately maintained. On-
site parking requirements include 74 spaces for residents and an additional 7 spaces for guests for a total
of 81 spaces. The development is providing a total of 111 spaces.
Landscaping. Landscape plans were submitted, reviewed, and in compliance with the City’s landscape
standards. The applicant proposes to add additional evergreen trees to bolster the perimeter canopy and
further screen the project from single-family residences on the other side of Pico Avenue. Landscape
planters will be placed throughout the complex.
Pedestrian-School Safety. Staff notes that Harding Elementary and Compton Jr. High are in proximity to
the project site approximately 500 feet and 700 feet to the southeast, respectively. There is a crosswalk
at the corner of Pico Avenue and Edwards Avenue that would provide walking access to the schools that
are both located on the south side of Pico Avenue. The north side of Pico Avenue is developed with curb,
gutter, and sidewalk; however, there is approximately 175 feet on the south side of Pico Avenue without
a sidewalk. Improvements in this area are under Kern County jurisdiction so staff contacted the Kern
County Public Works Department regarding installation of sidewalks. The Public Works representative
stated the southside of Pico Avenue sidewalk would take approximately three years to develop. During
the interim, they would consider installing a new crosswalk mid-street near the elementary school access
if warranted by the Bakersfield City School District.
Consistency/Deviation from Design Standards. The applicant is requesting a deviation from city
standards as it relates to distance between dwelling units. The municipal code requires a 10-foot
separation between dwelling units and the applicant is requesting 8 feet. Because of onsite constraints
that limit where development may occur (e.g., slopes, water retention, etc.,) the reduced distance is
necessary to provide additional housing opportunities. If approved, staff notes the International Building
Code will provide the type of fire rated wall to ensure a sufficient level of fire safety, continuity, and
structural integrity. Staff notes that with increased density, reduced setbacks between dwelling units is
not uncommon.
HOUSING ACCOUNTABILITY ACT:
The Housing Accountability Act, Government Code Section 65589.5, establishes limitations to a local
government’s ability to deny, reduce the density of, or make infeasible housing development projects,
emergency shelters, or farmworker housing that are consistent with objective local development
standards and contribute to meeting housing need. Pursuant to Government Code Section 65589.5(3)(j),
when a proposed housing development project complies with applicable, objective general plan, zoning,
and subdivision standards and criteria, including design review standards, in effect at the time that the
application was deemed complete, but the local agency proposes to disapprove the project or to impose
a condition that the project be developed at a lower density, the local agency shall base its decision
regarding the proposed housing development project upon written findings supported by a
preponderance of the evidence on the record that both of the following conditions exist:
1. The housing development project would have a specific, adverse impact upon the public health or
safety unless the project is disapproved or approved upon the condition that the project be
developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified written
public health or safety standards, policies, or conditions as they existed on the date the application
was deemed complete.
PUD No. 22-0139 Page 4
2. There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified
pursuant to paragraph (1), other than the disapproval of the housing development project or the
approval of the project upon the condition that it be developed at a lower density.
ENVIRONMENTAL REVIEW AND DETERMINATION:
A Mitigated Negative Declaration (MND) was prepared for the project site as part of the analysis for Zone
Change No. 07-1977. The MND was adopted by the City Council in 2008. The California Environmental
Quality Act (CEQA) Guidelines, Section 15164 (b) states that an Addendum to a previously adopted
Negative Declaration shall be prepared if only minor technical changes or additions are necessary but
none of the conditions described in the Section 15162 call for the preparation of subsequent
Environmental Impact Report or supplemental Negative Declaration have occurred.
Accordingly, Staff has determined that the proposed use under the current project were fully analyzed in
the previously adopted MND. Therefore, an Addendum to the MND was prepared for the proposed
project in accordance with Section 15164 and the City of Bakersfield’s CEQA Implementation Procedures.
PUBLIC NOTIFICATION:
Public notice for the proposed project and environmental determination was advertised in The Bakersfield
Californian and posted on the bulletin board in the City of Bakersfield Development Services Building,
1715 Chester Avenue, Bakersfield, California. All property owners within 300 feet of the project site were
notified by United States Postal Service mail regarding this public hearing in accordance with city
ordinance and state law.
Comments Received. No written comments have been submitted as of this writing.
CONCLUSIONS:
Consistency with Surrounding Development. The Project location is situated between two existing
multiple family communities. The Project consists of a density of single-family homes that are consistent
with the surrounding development. The project will constitute a residential development that will
accommodate the affordable housing needs of the City of Bakersfield and is also encouraged throughout
the State of California.
Consistency with General Plan. The proposed project is consistent with use goals and policies as
contained in the Metropolitan Bakersfield General Plan which include but are not limited to:
• Goal 1 - Accommodate new development which captures the economic demands generated by the
marketplace and establishes Bakersfield's role as the capital of the southern San Joaquin Valley.
• Goal 3 - Accommodate new development which is compatible with and complements existing land
uses.
• Policy 2 – Allow for the development of a variety of residential types and densities.
• Policy 3 - Ensure that residential uses are located in proximity to commercial services employment
centers, public services, transportation routes, and recreational and cultural resources.
PUD No. 22-0139 Page 5
• Policy 6 - Retain existing residential neighborhoods as designated on the Land Use Plan, and allow
for the infill of residential land uses which are compatible with the scale and character of the
surrounding neighborhood.
• Policy 14 - Require all multi-family residential land uses be adequately set back from the street.
Consistency with Zoning Ordinance. Excluding the listed deviation above, the project has been designed
in compliance with requirements of City Standards and Policies. Should your Commission approve the
proposed project, the PUD zoning grants the Commission the authority to require additional design
standards.
Overall Recommendation. Staff finds that the applicable provisions of CEQA have been complied with
and the proposal is compatible with the existing land use designation and land uses in the surrounding
area. Based on the information in the record, Staff recommends your Commission adopt the resolution
and findings Approving Planned Unit Development Review No. 22-0139 as outlined in the staff report
subject to the recommended conditions.
ATTACHMENTS:
Map Set
• Aerial
• Zone Classification
• General Plan Designation
Development Plans
• Site
• Elevations
• Landscape
Bakersfield Municipal Code Chapter 17.52
Resolution with Exhibits
RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION APPROVING A PLANNED
DEVELOPMENT REVIEW TO ALLOW DEVELOPMENT OF A 37 UNIT AFFORDABLE
HOUSING COMPLEX COMPRISED OF DETACHED SINGLE-FAMILY TOWNHOUSES ON
APPROXIMATELY 4.17 ACRES IN THE R-3/P.U.D (MULITPLE FAMILY
DWELLING/PLANNED UNIT DEVELOPMENT ZONE) DISTRICT, LOCATED AT 3403
BERNARD STREET. (FILE NO. 22-60000139)
WHEREAS, Housing Authority of the County of Kern, filed an application with the
City of Bakersfield Development Services Department for a Planned Development
Review to allow development of 37 Unit Affordable Housing Complex comprised of
detached single-family townhouses on approximately 4.17 acres in the R-3/ P.U.D.
(Multiple Family Dwelling /Planned Unit Development Zone) district, located at 3403
Bernard Street; and
WHEREAS, the Secretary of the Planning Commission did set Thursday, June 1, 2023,
at 5:30 p.m. in the Council Chambers, City Hall South, 1501 Truxtun Avenue, Bakersfield,
California, as the time and place for consideration of the Planning Director’s report; and
WHEREAS, at the public hearing no testimony was received either in support or
opposition of the Project (testimony was received only in support/opposition/both in
support and opposition of the Project); and
WHEREAS, the laws and regulations relating to CEQA and the City of Bakersfield's
CEQA Implementation Procedures, have been duly followed by city staff and the
Planning Commission; and
WHEREAS, an initial study was conducted for the original project (Zone Change
07-1977), which encompasses the subject property and it was determined that the
Project would not have a significant effect on the environment, and the Mitigated
Negative Declaration with mitigation measures were approved by the city on May 21,
2008, in accordance with California Environmental Quality Act (CEQA); and
WHEREAS, the City of Bakersfield Development Services Department (1715 Chester
Avenue, Bakersfield, California) is the custodian of all documents and other materials
upon which the environmental determination is based; and
WHEREAS, the facts presented in the staff report and evidence received both in
writing and by verbal testimony at the above referenced public hearing support the
following findings:
1. All required public notices have been given. Hearing notices regarding the
Project were mailed to property owners within 300 feet of the Project area
and published in the Bakersfield Californian, a local newspaper of general
circulation, 10 days prior to the hearing.
Page 2
2. The provisions of the California Environmental Quality Act (CEQA), the State
CEQA Guidelines, and the City of Bakersfield CEQA Implementation
Procedures have been followed. Staff determined that the proposal is a
project under CEQA and an initial study was completed.
3. Said Mitigated Negative Declaration and Addendum for the Project is the
appropriate environmental document to accompany approval of the
Project. In accordance with State CEQA Guidelines Section 15164, no
further environmental documentation is necessary because no substantial
changes to the original project are proposed, there are no substantial
changes in circumstances under which the project will be undertaken, and
no new environmental impacts have been identified. The Project will not
significantly impact the physical environment because mitigation measures
relating to the Zone Change 07-1977 have been incorporated into the
Project.
4. Public necessity, general welfare, and good planning practices justify the
Project.
5. The Project is compatible with the zone districts and development of
surrounding properties and Is consistent with the Metropolitan Bakersfield
General Plan.
5. The proposed development will constitute a land use of sustained
desirability and stability, and it will compliment and harmonize with the
character of the surrounding neighborhood and community.
6. The proposed development to the approved development plan are
consistent with the General Plan and objectives of Title 17 of the Bakersfield
Municipal Code.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF
BAKERSFIELD as follows:
1. The recitals above are true and correct and incorporated herein by this
reference.
2. Planned Development Review No. 22-0139 as described in this resolution is
hereby approved subject to condition of approval in Exhibit A and as
shown in Exhibits B and C
I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the
Planning Commission of the City of Bakersfield at a regular meeting held on the 1st day of June
2023, on a motion by ____________, seconded by ____________ the following vote:
AYES:
NOES:
RECUSE:
ABSTAIN:
ABSENT:
APPROVED
____________________________________
DANIEL CATER, CHAIR
City of Bakersfield Planning Commission
Exhibits: A. Mitigation Measures/Conditions of Approval
B. Location Map
C. Site Plan
EXHIBIT "1"
ZONE CHANGE 07-1977
CONDITIONS OF APPROVAL
CITY ATTORNEY
In consideration by the City of Bakersfield for land use entitlements, including but not limited to
related environmental approvals related to or arising from this project, the applicant, and/or
property owner and/or subdivider ("Applicant" herein) agrees to indemnify, defend, and hold
harmless the City of Bakersfield, its officers, agents, employees, departments, commissioners
or boards ("City" herein) against any and all liability, claims, actions, causes of action or
demands whatsoever against them, or any of them, before administrative or judicial tribunals of
any kind whatsoever, in any way arising from, the terms and provisions of this application,
including without limitation any CEQA approval or any related development approvals or
conditions whether imposed by the City, or not, except for CITY's sole active negligence or
willful misconduct.
This indemnification condition does not prevent the Applicant from challenging any decision by
the City related to this project and the obligations of this condition apply regardless of whether
any other permits or entitlements are issued.
The City will promptly notify Applicant of any such claim, action or proceeding, falling under this
condition within thirty (30) days of actually receiving such claim. The City, in its sole discretion,
shall be allowed to choose the attorney or outside law firm to defend the City at the sole cost
and expense of the Applicant and the City is not obligated to use any law firm or attorney
chosen by another entity or party.
PLANNING
2. The zone change shall be R-3/P.U.D. (Multi-Family Dwelling/Planned Unit Development) zone.
Orderly development.
3. Prior to approval of a site plan review, issuance of a building permit or any other development
permit, the developer shall submit and obtain approval and recordation of the appropriate
subdivision procedure to create a separate lot(s) for the subject property to eliminate the split zoning
of the current property created upon approval of this zone change.
Orderly development.
MITIGATION MEASURES
Air Quality
4. If the developer proposes 220 units or more when the project is reviewed in the P.U. D. approval
process or during site plan review, an air quality analysis shall be required.
By elishevaS:IZoneChangelyr2008107-1977107-1977ZCExh1.DOC1 4~~,A1(F~n
3/21/2008 rJ
c~~ :. ~
C.~;'ta.'v:^1L
Exhibit "1"
ZC
Page2of2
Cultural Resources
5. If during construction activities or ground disturbance, cultural resources are uncovered, the
subdivider shall stop work and retain a qualified archeologist for further study. Subdivider shall
notify the proper authorities and be subject to any mitigation measures required of the archeologist.
Mitigation measure as recommended the Southern San Joaquin Valley Information Center at CSUB
states in their January 25, 20081etter
i <;;
r-. s<<~By
elisheva S:1ZoneChangelyr2008107-1977107-1977ZCExh1.DOC1 ~~ ~3/
21/2008 }>r-
c:~ r~
EXHIBIT “A”
Planned Development Review No. 22-0139
CONDITIONS AND ORDINANCE COMPLIANCE
The following are specific items that you need to resolve before you can obtain a building permit or be
allowed occupancy. These items include conditions and/or mitigation required by previous site entitlement
approvals (these will be specifically noted), changes or additions that need to be shown on the final building
plans, alert you to specific fees, and other conditions for your project to satisfy the City’s development
standards.
The items listed below will usually need to be shown on the final building plans or completed before a
building permit is issued. As part of the building permit submittal, identify the location of your response by
using the APPLICANT’S RESPONSE line provided directly below the item (example: sheet number, detail, etc.).
A. DEVELOPMENT SERVICES - BUILDING (1715 Chester Avenue)
(Staff contact – Mark Fick; 661-326-3790 or MFick@bakersfieldcity.us)
1. Prior to review of improvement plans by the City, the developer shall submit a grading plan for
the proposed site to be reviewed and approved by the City Engineer and Building Official
(Bakersfield Municipal Code Section 16.44.010). With the grading plan, if the project is subject
to the provisions of the National Pollutant Discharge Elimination System (NPDES), a Notice of
Intent (NOI) to comply with the terms of the General Permit to Discharge Storm Water
Associated with Construction Activity (WQ Order No. 99-08-DWQ) must be filed with the State
Water Resources Control Board in Sacramento before the beginning of any construction activity.
Compliance with the general permit requires that a Storm Water Pollution Prevention Plan
(SWPPP) be prepared, continuously carried out, and always be available for public inspection
during normal construction hours.
APPLICANT’S RESPONSE:__________________________________________________________
2. A grading permit is required prior to final plan approval. The developer shall submit four (4)
copies of grading plans and two (2) copies of the preliminary soils report to the Building Division.
A final soils report shall also be submitted to the Building Division before they can issue a
building permit. Please note that grading plans must be consistent with the final building site
plans and landscaping plans. Building permits will not be issued until the grading permit is
approved by the Building Division and Public Works Department.
APPLICANT’S RESPONSE:__________________________________________________________
3. An approved site utilities plan is required prior to final plan approval.
APPLICANT’S RESPONSE:__________________________________________________________
4. Show on the final building plan pedestrian access from the public way and accessible parking.
Private streets are not the public way.
APPLICANT’S RESPONSE:__________________________________________________________
PD No. 22-0139 Page | 2 of 8
5. The developer shall include fire resistive wall construction details with the final building plans for
all exterior walls of any building that is within the distance as set forth in Table 602 of the
California Building Code.
APPLICANT’S RESPONSE:__________________________________________________________
6. Include with or show on the final building plans information necessary to verify that the project
complies with all accessibility requirements of Title 24 of the California Building Code.
APPLICANT’S RESPONSE:__________________________________________________________
7. Buildings or structures shall require installation of an automatic fire sprinkler system where
required by current California Building Code and City ordinance.
APPLICANT’S RESPONSE:__________________________________________________________
8. The Building Division will calculate and collect the appropriate school district impact fee at the
time they issue a building permit.
APPLICANT’S RESPONSE:__________________________________________________________
9. Final Building plans shall show pedestrian access pathways or easements for persons with
disabilities from public rights-of-ways that connect to all accessible buildings, facilities, elements,
and spaces in accordance with the California Building Code. These pedestrian access ways shall
not be parallel to vehicular lanes unless separated by curbs or railings.
APPLICANT’S RESPONSE:__________________________________________________________
10. Prior to granting occupancy, the Building Division will verify that a water meter serving the
development is in place. Therefore, it is recommended that the developer contact the
applicable water purveyor to inquire about their process for obtaining water service for the
development as soon as possible. To determine who the water purveyor for the development is,
you may contact the City of Bakersfield Water Resources Department (1000 Buena Vista Road,
Bakersfield, CA, phone: 661-326-3715).
APPLICANT’S RESPONSE:__________________________________________________________
B. DEVELOPMENT SERVICES - PLANNING (1715 Chester Avenue)
(Staff contact – Louis Ramirez; 661-326-3023 or Lramirez@bakersfieldcity.us)
1. The minimum parking required for this project has been computed based on use and shall be as
follows:
Parking Space Calculations
Residential #
Units/Sq.Ft Parking Ratio Parking
Required
Parking
Provided
Single Family 37 2 per unit
(2+ bedroom) 74 111
Total 74 111
(Note: 111 parking spaces are shown on the proposed site plan.)
APPLICANT’S RESPONSE:__________________________________________________________
PD No. 22-0139 Page | 3 of 8
2. Minimum parking stall dimensions shall be 9 feet wide by 18 feet long and shall be designed
according to standards established by the Traffic Engineer. Vehicles may hang over landscape
areas no more than 2-1/2 feet provided required setbacks along street frontages are
maintained, and trees and shrubs are protected from vehicles.
APPLICANT’S RESPONSE:__________________________________________________________
3. All parking lots, driveways, drive aisles, loading areas, and other vehicular access ways, shall be
paved with concrete, asphaltic concrete, or other paved street surfacing material in accordance
with the Bakersfield Municipal Code (Sections 15.76.020 and 17.58.060.A.).
APPLICANT’S RESPONSE:__________________________________________________________
4. Lighting is required for all parking lots, except residential lots with four units or less (Section
17.58.060.A.). Illumination shall be evenly distributed across the parking area with light fixtures
designed and arranged so that light is directed downward and is reflected away from adjacent
properties and streets. Use of glare shields or baffles may be required for glare reduction or
control of back light. No light poles, standards and fixtures, including bases or pedestals, shall
exceed a height of 40 feet above grade. However, light standards placed less than 50 feet from
residentially zoned or designated property, or from existing residential development, shall not
exceed a height of 15 feet. The final building plans shall include a picture or diagram of the light
fixtures being used and show how light will be directed onto the parking area.
(Note: Staff can require additional adjustments to installed lighting after occupancy to resolve
glare or other lighting problems if they negatively affect adjacent properties.)
APPLICANT’S RESPONSE:__________________________________________________________
5. Except as noted in Table B of the staff report, the developer shall update the landscape plans
and include a final landscape plan with each set of the building plans submitted to the Building
Division. Building permits will not be issued until the Planning Division has approved the final
landscape plan for consistency with minimum ordinance standards. Please refer to the
landscaping requirements in Chapter 17.61. Landscape plans shall include, but are not limited
to, data on: gallon/box size, spacing, species (reference approved parking lot tree list), ratio of
deciduous vs. evergreen, shade calculations, ground cover calculations, etc.
(Note 1: At the time a final site inspection is conducted, it is expected that plants will match the
species identified and be installed in the locations consistent with the approved landscape plan.
Changes made without prior approval of the Director of Planning may result in the removal
and/or relocation of installed plant materials and delays in obtaining building occupancy.)
(Note 2: No mature landscaping shall be removed without prior approval by the Planning
Director.)
(Note 3: The applicant will be required to receive approval of the final landscape plan prior to
permit issuance for each phase of development. Upon approval of the final landscape plan, a
digital copy shall be submitted to the Planning staff contact listed above.)
APPLICANT’S RESPONSE:__________________________________________________________
PD No. 22-0139 Page | 4 of 8
7. A solid masonry wall shall be constructed adjacent to residentially zoned and/or designated
property. This wall must be shown on the final building plans and shall be constructed a
minimum height of 6 feet as measured from the highest adjacent finished property grade. If the
parking lot, including drive aisles, delivery areas, loading and unloading areas are within 10 feet
of residentially zoned property, a 7-foot-wide landscape strip that includes landscaping
consistent with Chapter 17.61 shall be installed between the wall and parking/drive areas.
APPLICANT’S RESPONSE:__________________________________________________________
8. Street addresses for the project shall be designated by staff. These numbers will be the only
addresses assigned by the city unless you wish to have a different address program. Internal
building unit addresses will be only by suite number and will be the responsibility of the owner
or developer to assign to each tenant. Please contact Paula Soto at 661-326-3248 for further
information.
(Note: It is recommended that you assign suite numbers beginning with 100, 200, 300 etc.
instead of an alphabetic character. If in the future a tenant space were split, you would then be
able to assign a suite number between the existing numbers, which would keep your suites in
numerical order. Keeping an orderly numbering system will make it easier for customers,
emergency personnel, and mail delivery to find the business.)
APPLICANT’S RESPONSE:__________________________________________________________
9. Provide a map and a list/spreadsheet indicating all unit numbers that need to receive mail. All
unit numbers shall be numeric. Mixed alphas and numeric designations are unacceptable in all
cases (e.g., A-1, B-2, etc.). Please contact Paula Soto at 661-326-3248 for further information.
APPLICANT’S RESPONSE:__________________________________________________________
10. In the event a previously undocumented oil/gas well is uncovered or discovered on the project,
the developer is responsible to contact the California Geologic Energy Management Division
(CalGEM). The developer is responsible for any remedial operations on the well required by
CalGEM. The developer shall also be subject to provisions of BMC Section 15.66.080.B.
APPLICANT’S RESPONSE:__________________________________________________________
11. The developer shall meet all regulations of the San Joaquin Valley Air Pollution Control District
(Regulation VIII) concerning dust suppression during construction of the project. Methods
include, but are not limited to; use of water or chemical stabilizer/suppressants to control dust
emission from disturbed area, stock piles, and access ways; covering or wetting materials that
are transported off-site; limit construction-related speed to 15 mph on all unpaved
areas/washing of construction vehicles before they enter public streets to minimize
carryout/track out; and cease grading and earth moving during periods of high winds (20 mph or
more).
APPLICANT’S RESPONSE:__________________________________________________________
PD No. 22-0139 Page | 5 of 8
12. Prior to receiving final building or site occupancy, you must contact the Planning Division (staff
contact noted above) for final inspection and approval of the landscaping, parking lot, lighting
and other related site improvements. Inspections will not be conducted until all required items
have been installed. Any deviations from the approved plans without prior approval from the
Planning Division may result in reconstruction and delays in obtaining a building or site
occupancy.
APPLICANT’S RESPONSE:__________________________________________________________
13. Federal and state laws protect certain species of plants, fish, and wildlife that are listed or
proposed for listing as endangered or threatened, as well as their designated critical habitat. The
presence of an endangered or threatened species on private land that overlaps with
development may impose certain duties, such as avoiding unauthorized take and, in some cases
requiring consultation with the United States Fish & Wildlife service and/or California
Department of Fish & Wildlife agency. Property owners and developers shall take the necessary
steps to ensure compliance with Federal and state laws. If unauthorized take occurs, a violation
of the prohibition on unauthorized take can lead to civil and criminal penalties by Federal and
state agencies.
APPLICANT’S RESPONSE:__________________________________________________________
C. FIRE DEPARTMENT (2101 H Street)
(Staff contact - Ernie Medina; 661-326-3682 or EMedina@bakersfieldfire.us)
1. Show on the final building plans the following items:
a. All fire hydrants, both offsite (nearest to site) and on-site. Include flow data on all
hydrants. Hydrants shall be in good working condition and are subject to testing for
verification. Fire flow requirements must be met prior to construction commencing on
the project site. Please provide two (2) sets of the water plans stamped by a licensed
Registered Civil Engineer to the Fire Department and two (2) sets to the Water
Resources Department (1000 Buena Vista Road, Bakersfield, CA. 93311; 661-326-3715).
i. Show distance to the nearest hydrant.
ii. Show distance from the nearest hydrant to the farthest point of the project site.
b. All fire sprinkler and/or stand pipe systems, fire alarms and commercial hood systems.
These suppression systems require review and permits by the Fire Department. The Fire
Department will issue guidelines for these various items as they may apply to this
project.
c. Project address, including suite number if applicable. If the project is within a shopping
or business center, note the name and address of the center.
d. Name and phone number of the appropriate contact person.
APPLICANT’S RESPONSE:__________________________________________________________
2. The developer must pay required fees to and request an inspection from the Water Resources
Department (1000 Buena Vista Road, Bakersfield, CA, phone: 661-326-3715) for any
underground sprinkler feeds at least 2 full business days before they are buried. The Prevention
PD No. 22-0139 Page | 6 of 8
Services Division (2101 H Street, Bakersfield CA, Ph. 661/326-3979) must complete all on-site
inspections of fire sprinkler systems and fire alarm systems before any building is occupied.
APPLICANT’S RESPONSE:__________________________________________________________
3. Where fire apparatus access roads or a water supply for fire protection are required to be
installed, such protection shall be installed and made serviceable prior to and during the time of
construction.
APPLICANT’S RESPONSE:__________________________________________________________
4. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other driving surface approved by the fire chief. Must be capable of supporting the
imposed load of fire apparatus weighing at least 75,000 pounds and shall be surfaced with the
first lift of asphalt as to provide all-weather driving capabilities. All access (Permanent and
temporary) to and around any building under construction must be a least 20 feet wide (26 feet
wide where building height exceeds 30 feet), with an overhead clearance of 13 feet 6 inches,
and contain no obstruction. The fire apparatus access road shall extend to within 150 feet of all
portions of the facility and all portions of the exterior walls of the first story of the building as
measured by an approved route around the exterior of the building or facility.
APPLICANT’S RESPONSE:__________________________________________________________
5. Turning Radius: The minimum turning radius shall be thirty-seven feet.
APPLICANT’S RESPONSE:__________________________________________________________
6. The minimum gate width shall be 20 feet and a minimum vertical clearance of thirteen (13) feet
six (6) inches is required when the gate is at full open position. Where there is more than one
gate and two or more driveways separated by islands, a minimum horizontal clearance of fifteen
(15) feet for each driveway and a minimum vertical clearance of thirteen (13) feet six (6) inches
is required when gates are at full open position. Horizontal distance shall be measured
perpendicular to the direction of travel on the driveway. Vertical distance shall be measured
from the highest elevation of the driveway to the lowest overhead obstruction.
APPLICANT’S RESPONSE:__________________________________________________________
7. Electric gates shall be equipped with a means of opening the gate by fire department personnel
for emergency access. Emergency opening devices shall be approved by the fire code official.
All new construction of access gates shall be equipped with an automatic opening device which
is activated through the wireless activation system utilized on City of Bakersfield owned vehicles
for traffic preemption. Installation and maintenance of the wireless activation system on access
gate(s) shall be completed by the gate owner. The gate opening device shall have a disconnect
feature for manual operation of the gate when the power fails.
APPLICANT’S RESPONSE:__________________________________________________________
E. PUBLIC WORKS - ENGINEERING (1501 Truxtun Avenue)
(Staff contact – Susanna Kormendi; 661-326-3997 or skormendi@bakersfieldcity.us)
PD No. 22-0139 Page | 7 of 8
1. The developer shall contact the Construction Superintendent at 661-326-3049 to schedule a site
inspection to find out what improvements may be required. Any off-site/frontage improvements
or repairs required during the site inspection shall be shown on the site plan. (Bernard Street
and Pico Avenue) Before any building or site can be occupied, the developer must reconstruct or
repair substandard off-site street improvements that front the site to adopted city standards as
directed by the City Engineer.
APPLICANT’S RESPONSE:__________________________________________________________
3. Prior to issuance of building permit(s), the grading plan shall be approved by both the Public
Works Department and the Building Division.
APPLICANT’S RESPONSE:__________________________________________________________
4. All storm water generated on the project site, including the street frontage shall be retained
onsite unless otherwise allowed by the Public Works Department (please contact the Public
Works Department – Subdivisions at 661-326-3576).
APPLICANT’S RESPONSE:__________________________________________________________
6. A street permit from the Public Works Department shall be obtained before any work can be
done within the public right-of-way (streets, alleys, easements). Please include a copy of this
site plan review decision to the department at the time you apply for this permit.
APPLICANT’S RESPONSE:__________________________________________________________
7. A sewer connection fee shall be paid at the time a building permit is issued. We will base this
fee at the rate in effect at the time a building permit is issued.
APPLICANT’S RESPONSE:__________________________________________________________
8. If the project is subject to the provisions of the National Pollutant Discharge Elimination System
(NPDES), a “Notice of Intent” (NOI) to comply with the terms of the General Permit to Discharge
Storm Water Associated with Construction Activity (SWRCB Order No. 2009-009-DWQ as
amended by Order No. 2010-0014-DWQ and 2012-0006-DWQ) must be filed with the State
Water Resources Control Board in Sacramento before the beginning of any construction activity.
Compliance with the general permit required that a Storm Water Pollution Prevention Plan
(SWPPP) be prepared, continuously carried out, and always be available for public inspection
during normal construction hours.
APPLICANT’S RESPONSE:__________________________________________________________
9. Prior to the issuance of each building permit, or if no building permit is required, the first
required City approval prior to construction, the developer/owner shall pay a Transportation
Impact Fee (TIF) for regional facilities. This fee will be based on the rate in effect at the time the
applicable approval is issued or in accordance with the Subdivision Map Act, as applicable. The
Public Works Department will calculate an estimate of the total fee upon submittal of
construction plans for the project.
APPLICANT’S RESPONSE:__________________________________________________________
PD No. 22-0139 Page | 8 of 8
10. Prior to grading permit approval, the developer shall form a new Maintenance
District. Undeveloped parcels within an existing Maintenance District are required to update
Maintenance District documents. Updated documents, including Proposition 218 Ballot and
Covenant, shall be signed and notarized. If there are questions, contact Subdivisions at 661-326-
3588.
(Note: If already within a maintenance district, may need to update the maintenance district
form.)
APPLICANT’S RESPONSE:__________________________________________________________
G. PUBLIC WORKS - SOLID WASTE (4101 Truxtun Avenue)
(Staff Contact - Richard Gutierrez: rmgutierrez@bakersfieldcity.us)
1. You must contact the staff person noted above before building permits can be issued or work
begins on the property to establish the level and type of service necessary for the collection of
refuse and/or recycled materials. Collection locations must provide enough containment area
for the refuse that is generated without violating required zoning or setback restrictions (see
Planning Division conditions). Levels of service are based on how often collection occurs as
follows:
☒ Cart service -- 1 cubic yard/week or less 1 time per week
Front loader bin services -- 1 cubic yard/week - 12 cubic yards/day
Roll-off compactor service -- More than 12 cubic yards/day
APPLICANT’S RESPONSE:__________________________________________________________
3. Every dwelling unit must have its own cart and no more than three (3) carts will be allowed for
each single family dwelling unit. A screened 3’ x 9’ concrete refuse cart storage pad must be
provided for carts when they are not out for collection (this area shall be clearly shown on the
final building plans). The Solid Waste Division will determine where service collection will occur
(street curbside or alley).
APPLICANT’S RESPONSE:__________________________________________________________
C-1
C-1
C-2
C-2
C-2
C-1
C-O
P.C.D.
P.C.D.
P.C.D.
P.C.D.P.C.D.
C-2/P.C.D.
C-2/P.C.D.
P.C.D.R-1-CH
R-3
C-1
P.C.D.
P.C.D.
R-1
R-1
R-1
R-1
R-1
R-3/P.U.D.
C-2/P.C.D.
P.U.D.
R-1R-1
LE
E
W
A
R
D
A
V
E
SPINNAKER
L
N
REGATTA WAYWI
N
D
W
A
R
D
L
N
CUTTER
CT
KE
T
C
H
CT
M IZ
ZE
N
MA
S T
C
T
SL
O
O
P
CT
YA
R
D
A
R
M
C
T
KE
E
L
C
T
BOWSPRIT CT
HA
L
L
I
A
R
D
LN
STARBOARD CT
MALL VIEW RD
N
E
W
M
A
R
K
E
T
W
A
Y
F A I R M O U N T
S
T
INVERN
E
S
S
C
T
FL
I
N T D R
KENT DR
JAD
E
A
V
E
KE
N
W
O
O
D
R
D
ANGELA WAY
OJAI DR
SAND
Y
L
N
SHELL
E
Y
L
N
CASTL
E
D
R
PICO AVE
AD
L
E
R
S
T
EDWA
R
D
S
A
V
E
CH
R
I
S
C
T
BE
NTLEYDR
RINCON PL
CARL LN
CL
E
O
C
T
KAY
O
M
I
N
G
W
A
Y
PICOAVE
CA M I NO P R IMAVERA
BER N A R DST
ST
E
V
E
N
C
T
K E N T D R
BERNARD ST
OS
W
E
L
L
S
T
Compton
Middle
School
Harding
Elementary
School
Bakersfield
Adventist
Academy
BaseEditor_MV
0 200 400
Feet_
PDR
22-60000139
CITY OF BAKERSFIELD
PDR
22-60000139
CITY
COUNTY
R-1 One Family Dwelling 6,000 sq.ft. min lot sizeR-1-4.5 One Family Dwelling 4,500 sq.ft. min lot size
E Estate
10,000 sq.ft. min lot size
R-S Residential Suburban
24,000 sq.ft./dwelling unit
R-S-( ) Residential Suburban
1, 2.5, 5 or 10 min lot size
R-2 Limited Multiple Family Dwelling
4,500 sq.ft. min lot size (single family)
6,000 sq.ft. min lot size (multifamily)
2,500 sq.ft. lot area/dwelling unit
R-3 Multiple Family Dwelling
6,000 sq.ft. min lot size
1,250 sq.ft. lot area/dwelling unit
R-4 High Density Multiple Family Dwelling
6,000 sq.ft. min lot size
600 sq.ft. lot area/dwelling unit
R-H Residential Holding
20 acre min lot size
A Agriculture
6,000 sq.ft. min lot size
A-20A Agriculture
20 acre min lot size
PUD Planned Unit Development
TT Travel Trailer Park
MH Mobilehome
C-O Professional and Administrative Office
C-1 Neighborhood Commercial
C-2 Regional Commercial
C-C Commercial Center
C-B Central Business
PCD Planned Commercial Development
M-1 Light Manufacturing
M-2 General Manufacturing
M-3 Heavy Industrial
P Automobile Parking
RE Recreation
Ch Church Overlay
OS Open Space
HOSP Hospital Overlay
AD Architectural Design Overlay
FP-P Floodplain Primary
FP-S Floodplain Secondary
AA Airport Approach
DI Drilling Island
PE Petroleum Extraction Combining
SC Senior Citizen Overlay
HD Hillside Development Combining
WM- West Ming Specific Plan
LEGEND
(ZONE DISTRICTS)
A{E
AÎE
AvE
AuE
EXHIBIT "B"
S
T
R
E
E
T
S
C
E
N
E
CITY VIEWBAKERSFIELD, CA
D
A
N
I
E
L
I
A
N
A
S
S
O
C
I
A
T
E
S
a
r
c
h
i
t
e
c
t
s
p
l
a
n
n
e
r
s
2
1
0
9
7
KERN COUNTY HOUSING AUTHORITY
2
0
2
2
_
0
6
-
2
8
'A' TRADITIONAL
'
B
'
C
R
A
F
T
S
M
A
N
'
C
'
M
I
D
C
E
N
T
U
R
Y
M
O
D
E
R
N
A
-
1
3
0
'
-
0
"
60'-0"
4
'
-
0
"
2
2
'
-
0
"
4
'
-
0
"
4
'
-
0
"
3'-0"43'-0"8'-0"6'-0"
3'-0"43'-0"14'-0"
1
1
'
-
6
"
1
0
'
-
6
"
4
'
-
0
"
4
'
-
0
"
P
O
R
C
H
P
O
W
E
N
T
.
R
E
F
R
A
N
G
E
W
/
M
I
C
R
O
K
I
T
C
H
E
N
1
2
'
2
X
1
4
'
5
9
'
-
0
3
'
0
x
5
'
0
G
A
R
A
G
E
2
1
'
-
5
"
x
2
0
'
-
2
"
9
'
-
0
U
P
1
7
R
G
R
E
A
T
R
O
O
M
2
6
'
2
x
1
4
'
5
9
'
-
0
2
0
4
0
S
H
(
T
E
M
P
)
4
0
4
6
S
H
(
T
E
M
P
)
6 08 0 SGD 2 PANEL(TEMP)
2
8
8
0
2
8
8
0
2
4
6
8
2
4
68
3 08 0
1
6
0
7
0
O
H
G
D
STORAGE
3
0
5
0
S
H
3
0
5
0
S
H
B
R
3
1
0
'
-
6
"
x
1
0
'
-
7
"
B
R
2
1
0
'
7
x
1
1
'
0
"
9
'
-
0
B
A
2
W D
W
I
C
9
'
-
0
"
C
L
G
D
N
1
7
R
LINEN
32" x 60"
FIBERGLASS
(TEMP GLASS)
2x6
2
x
6
P
R
I
M
A
R
Y
B
E
D
1
4
'
2
"
x
1
2
'
6
"
9
'
-
0
P
.
B
A
2
0
2
0
F
G
205 0 SH 2050 SH
2040 SH
(TEMP)
302 0 FG
(TEMP)2050 SH
4
0
5
0
S
L
4
0
5
0
S
L
2050 SH2040FG(TEMP)2040 FG(TEMP)2040 FG(TEMP)
2680
2680
2680
2480
5 08 0 BF
2 480
2
4
8
0
3080
2
4
8
0
3 08 0 BF
P
O
W
E
N
T
.
REF RANGE W/ MICROKITCHEN12' 2 X 14' 59' - 0 3'0 x 5'0
U
P
1
7
R
2
0
4
0
S
H
(
T
E
M
P
)
4046SH(TEMP)
2
4
6
8
3 08 0
P
O
R
C
H
WIC9'-0" CLG PRIMARYBED14' 2" x 12' 6"9' - 02020FG2050SH 20224803050SH3050SH3050SHWIC9'-0" CLG PRIMARYBED14' 2" x 12' 6"9' - 02020FG2050SH 20224803050SH3050SH3050SH
P
O
W
E
N
T
.
REF RANGE W/ MICROKITCHEN12' 2 X 14' 59' - 0 3'0 x 5'0
U
P
1
7
R
2
0
4
0
S
H
(
T
E
M
P
)
4046SH(TEMP)
2
4
6
8
3 08 0
P
O
R
C
H
F
L
O
O
R
P
L
A
N
S
CITY VIEWBAKERSFIELD, CA
D
A
N
I
E
L
I
A
N
A
S
S
O
C
I
A
T
E
S
a
r
c
h
i
t
e
c
t
s
p
l
a
n
n
e
r
s
2
1
0
9
7
KERN COUNTY HOUSING AUTHORITY
2
0
2
2
_
0
6
-
2
8
F
I
R
S
T
F
L
O
O
R
P
L
A
N
'
A
'
T
R
A
D
I
T
I
O
N
A
L
S
E
C
O
N
D
F
L
O
O
R
P
L
A
N
'
A
'
T
R
A
D
I
T
I
O
N
A
L
F
L
O
O
R
P
L
A
N
A
R
E
A
:
1
S
T
F
L
O
O
R
4
8
6
S
F
2
N
D
F
L
O
O
R
8
6
5
S
F
T
O
T
A
L
1
,
3
5
1
S
F
FIRST FLOO
R
P
L
A
N
'B' CRAFT
S
M
A
N
SECOND FLOOR PLAN'B' CRAFTSMANFIRST FLOO
R
P
L
A
N
'C' MID CENTU
R
Y
M
O
D
E
R
N
SECOND FLOOR PLAN'C' MID CENTURY MODERN
0
4
8
1
6
S
C
A
L
E
:
1
4
"
=
1
'
-
0
"
A
-
3
9'-1"
F
F
9'-1"
8'-0"8'-0"
H
D
R
P
L
9'-1"9'-1"
8'-0"8'-0"
F
F
P
L
H
D
R
P
L
H
D
R
F
F
F
F
H
D
R
F
G
P
L
M
A
X
.
H
E
I
G
H
T
26'-0"
F
G
1
2
6
1
2
6
1
2
6
1
5
2
3
9
8
7
1
1261264
R
O
O
F
P
L
A
N
/
E
L
E
V
A
T
I
O
N
S
'
A
'
-
T
R
A
D
I
T
I
O
N
A
L
CITY VIEWBAKERSFIELD, CA
D
A
N
I
E
L
I
A
N
A
S
S
O
C
I
A
T
E
S
a
r
c
h
i
t
e
c
t
s
p
l
a
n
n
e
r
s
2
1
0
9
7
KERN COUNTY HOUSING AUTHORITY
2
0
2
2
_
0
6
-
2
8
F
R
O
N
T
REARLEFT
R
I
G
H
T
R
O
O
F
P
L
A
N
1
/
8
"
=
1
'
-
0
"
C
O
M
P
O
S
I
T
I
O
N
S
H
I
N
G
L
E
S
R
O
O
F
,
G
A
F
L
A
P
S
I
D
I
N
G
,
H
A
R
D
I
E
P
L
A
N
K
S
T
U
C
C
O
G
A
R
A
G
E
D
O
O
R
B
O
A
R
D
&
B
A
T
T
E
N
H
A
R
D
I
E
S
T
O
N
E
V
E
N
E
E
R
W
O
O
D
C
O
M
P
O
S
I
T
E
P
O
S
T
S
T
U
C
C
O
T
R
I
M
C
O
M
P
O
S
I
T
E
T
R
I
M
S
H
A
K
E
S
I
D
I
N
G
,
H
A
R
D
I
E
1
2
3
4
5
6
7
8
M
A
T
E
R
I
A
L
S
L
E
G
E
N
D
9
1
0
0
4
8
1
6
S
C
A
L
E
:
1
4
"
=
1
'
-
0
"
A
-
4
9'-1"
F
F
9'-1"
8'-0"8'-0"
H
D
R
P
L
9'-1"9'-1"
8'-0"8'-0"
F
F
P
L
H
D
R
P
L
H
D
R
F
F
F
F
H
D
R
F
G
P
L
M
A
X
.
H
E
I
G
H
T
26'-0"
F
G
1
2
6
1
2
6
1
0
2
3
9
6
8
1
1261264
R
O
O
F
P
L
A
N
/
E
L
E
V
A
T
I
O
N
S
'
B
'
-
C
R
A
F
T
S
M
A
N
CITY VIEWBAKERSFIELD, CA
D
A
N
I
E
L
I
A
N
A
S
S
O
C
I
A
T
E
S
a
r
c
h
i
t
e
c
t
s
p
l
a
n
n
e
r
s
2
1
0
9
7
KERN COUNTY HOUSING AUTHORITY
2
0
2
2
_
0
6
-
2
8
F
R
O
N
T
REARLEFT
R
I
G
H
T
R
O
O
F
P
L
A
N
1
/
8
"
=
1
'
-
0
"
C
O
M
P
O
S
I
T
I
O
N
S
H
I
N
G
L
E
S
R
O
O
F
,
G
A
F
L
A
P
S
I
D
I
N
G
,
H
A
R
D
I
E
P
L
A
N
K
S
T
U
C
C
O
G
A
R
A
G
E
D
O
O
R
B
O
A
R
D
&
B
A
T
T
E
N
H
A
R
D
I
E
S
T
O
N
E
V
E
N
E
E
R
W
O
O
D
C
O
M
P
O
S
I
T
E
P
O
S
T
S
T
U
C
C
O
T
R
I
M
C
O
M
P
O
S
I
T
E
T
R
I
M
S
H
A
K
E
S
I
D
I
N
G
,
H
A
R
D
I
E
1
2
3
4
5
6
7
8
M
A
T
E
R
I
A
L
S
L
E
G
E
N
D
9
1
0
0
4
8
1
6
S
C
A
L
E
:
1
4
"
=
1
'
-
0
"
A
-
5
9'-1"
F
F
9'-1"
8'-0"8'-0"
H
D
R
P
L
9'-1"9'-1"
8'-0"8'-0"
F
F
P
L
H
D
R
P
L
H
D
R
F
F
F
F
H
D
R
F
G
P
L
M
A
X
.
H
E
I
G
H
T
28'-414"
F
G
1
2
5
1
2
5
1
3
2
3
9
9
1 1254
R
O
O
F
P
L
A
N
/
E
L
E
V
A
T
I
O
N
S
'
C
'
-
M
I
D
C
E
N
T
U
R
Y
M
O
D
E
R
N
CITY VIEWBAKERSFIELD, CA
D
A
N
I
E
L
I
A
N
A
S
S
O
C
I
A
T
E
S
a
r
c
h
i
t
e
c
t
s
p
l
a
n
n
e
r
s
2
1
0
9
7
KERN COUNTY HOUSING AUTHORITY
2
0
2
2
_
0
6
-
2
8
F
R
O
N
T
REARLEFT
R
I
G
H
T
R
O
O
F
P
L
A
N
1
/
8
"
=
1
'
-
0
"
C
O
M
P
O
S
I
T
I
O
N
S
H
I
N
G
L
E
S
R
O
O
F
,
G
A
F
L
A
P
S
I
D
I
N
G
,
H
A
R
D
I
E
P
L
A
N
K
S
T
U
C
C
O
G
A
R
A
G
E
D
O
O
R
B
O
A
R
D
&
B
A
T
T
E
N
H
A
R
D
I
E
S
T
O
N
E
V
E
N
E
E
R
W
O
O
D
C
O
M
P
O
S
I
T
E
P
O
S
T
S
T
U
C
C
O
T
R
I
M
C
O
M
P
O
S
I
T
E
T
R
I
M
S
H
A
K
E
S
I
D
I
N
G
,
H
A
R
D
I
E
1
2
3
4
5
6
7
8
M
A
T
E
R
I
A
L
S
L
E
G
E
N
D
9
1
0
0
4
8
1
6
S
C
A
L
E
:
1
4
"
=
1
'
-
0
"
A
-
6