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Home My WebLink AboutCUP 23-0509_889 Oak Street CUP No. 23-0509 Page 1 CITY OF BAKERSFIELD PLANNING COMMISSION MEETING DATE: December 21, 2023 AGENDA: 5.c. TO: Chair Bashirtash and Members of the Planning Commission FROM: Paul Johnson, Planning Director TJ for PJ DATE: December 15, 2023 WARD: 2 FILE: Conditional Use Permit No. 23-0509 STAFF PLANNER: Yazid Alawgarey, Assistant Planner REQUEST: A conditional use permit to allow multi-family housing in the C-2 (Regional Commercial) zone. APPLICANT: Housing Authority of the County of Kern OWNER: Anaya Hospitality Inc. 601 24th St 889 Oak St Bakersfield, CA 93301 Bakersfield, CA 93304 LOCATION: 889 Oak Street APN: 020-130-07 PROJECT SIZE: Approximately 0.65 acres CEQA: Section 15301 (Class 1; Existing Facilities) EXISTING GENERAL PLAN DESIGNATION: HC (Heavy Commercial) EXISTING ZONE CLASSIFICATION: C-2 (Regional Commercial) STAFF RECOMMENDATION: Adopt Resolution APPROVING Conditional Use Permit as depicted in the project description and subject to the listed conditions. SITE CHARACTERISTICS: The project site is currently developed with an existing motel. Surrounding properties are all developed as: north – commercial buildings and auto sales offices; east – commercial buildings and single-family residential; south – commercial auto sales and multi-family residential; and west – Interstate Highway 99. CUP No. 23-0509 Page 2 BACKGROUND AND TIMELINE: • November 5, 1962 – The project site was annexed from the County of Kern into the City of Bakersfield (Annex No. 131 - City Ordinance 1445). • November 5, 1962 – The project site was zoned C-2 (City Ordinance 1446). • January 1, 1964 – Building permit for a 19,200 square foot commercial building was approved. PROJECT ANALYSIS: The planned conversion of the existing Red Roof Inn into multifamily studio apartments will transform an underutilized motel into affordable housing for area residents who are currently unhoused. Thirty-nine rooms will be used as studio apartments with a sleeping/living area, bathroom, sink, refrigerator, and microwave. The property will also feature an onsite manager unit, a community space with shared full kitchen facility, laundry room, management office, and services office. An existing pool at the site will be filled in and turned into a landscape area. Access to the property will be restricted with fencing and pedestrian and vehicle gates. The Housing Authority will manage the property with onsite services provided by Flood Bakersfield Ministries. The pool will be converted to a landscaped patio. Parking will remain the same. The services aim to assist residents in achieving housing success and accessing necessary resources. According to the applicant, Health and safety inspections shall be conducted once per month for each unit. If a facility passes three consecutive inspections without any violations, it will be scheduled for quarterly inspections instead of monthly. An annual health and safety inspection of all units is mandatory. Conditional Use Permit (“CUP”). Pursuant to the Bakersfield Municipal Code, Section 17.24.040.A.3., Multi-family housing is a permitted use in the C-2 zone subject to approval of a conditional use permit. ENVIRONMENTAL REVIEW AND DETERMINATION: The project has been found to be exempt from the provisions of the California Environmental Quality Act (“CEQA”) and the City of Bakersfield's CEQA Implementation Procedures in accordance with Section 15301, (Existing Facilities). This exemption includes Class 1 Projects consisting of the operation, permitting, leasing, licensing, or minor alteration of existing public or private structures involving negligible or no expansion of existing or former use. A Notice of Exemption has been prepared. 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. The Housing Authority hand delivered notices within a 500-foot radius of the property and held an outreach event on 9/26/2023 at 5 p.m. at the Saint Francis Parish School to answer any neighborhood concerns. Signs are required as part of the public notification process and must be posted between 20 to 60 days before the public hearing date. Photographs of the posted signage and the Declaration of Posting Public Hearing Notice signed by the applicant are on file at the Planning Division. Comments Received. As of this writing, no comments have been received. CUP No. 23-0509 Page 3 CONCLUSIONS: Findings. Bakersfield Municipal Code (“BMC”) Section 17.64.060.D contains specific findings that must be made in order for your Commission to approve the requested conditional use permit. Specifically, the section states that a conditional use permit shall be granted only when it is found that: 1. The proposed use is deemed essential or desirable to the public convenience or welfare; and 2. The proposed use is in harmony with the various elements and objectives of the general plan and applicable specific plans. BMC Section 17.64.060.E goes on to state that a conditional use permit may be subject to such conditions as deemed appropriate or necessary to assure compliance with the intent and purpose of the zoning regulations and the various elements and objectives of the general plan and applicable specific plans and policies of the city or to protect the public health, safety, convenience, or welfare. In accordance with these required findings, and as conditioned, Staff finds: (1) the proposal would provide affordable rental housing for residents; (2) the proposal will positively enhance the site and allow for a positive contribution to the community; (3) the project would result in a development that is consistent with the intent of both the Metropolitan Bakersfield General Plan and the Bakersfield Municipal Code; (4) the project will increase neighborhood accessibility by providing housing within close proximity to commercial services, employment centers, public services, transportation routes, and recreational and cultural resources; and (5) the project will improve public welfare by reducing the homeless population. Consistency with Surrounding Development. The project would provide affordable housing within close proximity to commercial services, employment centers, public services, transportation routes, and recreational and cultural resources. Consistency with General Plan/Zoning Ordinance. The proposal is consistent with land use goals and policies as contained in the General Plan related to commercial development, as noted above. Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the proposal is compatible with the surrounding area, land use designation, and zoning ordinance. Therefore, staff recommends your Commission adopt Resolution and suggested findings APPROVING Conditional Use Permit 23-0509 as recommended by staff and subject to the listed conditions of approval. ATTACHMENTS: Map Set • Aerial • Zone Classification • General Plan Designation Development Plans • Site Plan • Floor Plan /Elevations Operational Statement Resolution with Exhibits MAP SET CHESTER LNSUNSET AVESAN EMIDIO STCHESTER LNOAK ST99 0 75 150Feet>CUP 23-0509CUP 23-0509AERIALCITY OF BAKERSFIELD C-2 C-2 C-2 R-2 C-1 R-2 C-2 C-2 R-2 R-2 R-3 R-2C-1 C-2 C-2 C-1 R-2 C-1 C-2 C-2 C-2 C-2 C-2 C-2 C-2 C-2 C-2 C-1 CHESTER LN SUNSET AVE SAN EMIDIO ST CHESTER LNOAK ST9912/6/2023 0 75 150 Feet _ CUP 23-0509 CUP 23-0509 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) AE AuE CITY OF BAKERSFIELD CHESTER LN SUNSET AVE SAN EMIDIO ST CHESTER LNOAK ST99GC GC GC GC HC HC HC HMR LR LR LR LR P HC GC HMR LR 12/6/2023 0 75 150 Feet _ CUP 23-0509 CUP 23-0509 LEGEND (GENERAL PLAN LAND USE) RR Rural Residential 2.5 gross acres/dwelling unit ER Estate Residential 1 dwelling unit/net acre SR Suburban Residential ≤4 dwelling units/net acre SR/LR County: ≤ 4 dwelling units/net acre City: ≤ 7.26 dwelling units/net acre LR Low Density Residential ≤ 7.26 dwelling units/net acre LMR Low Medium Density Residential > 4 but ≤ 10 dwelling units/net acre HMR High Medium Density Residential >7.26 units but ≤17.42 dwelling units/net acre HR High Density Residential >17.42 units but ≤72.6 dwelling units/net acre HC Highway Commercial GC General Commercial MC Major Commercial OC Office Commercial MUC Mixed Use Commercial LI Light Industrial SI Service Industrial HI Heavy Industrial P Public Facilities PS Public/Private Schools PT Public Transportation Corridors P-SW Solid Waste Facilities OS Open Space OS-P Parks and Recreation OS-S Slopes exceeding 30% R-IA Resource - Intensive Agriculture 20 acre minimum parcel size R-EA Resource - Extensive Agriculture 20 acre minimum parcel size 80 acre min (Williamson Act) R-MP Resource - Minerals & Petroleum 5 acre minimum parcel size UER Urban Estate Residential Western Rosedale Plan 0.5 acre net minimum parcel size WM West Ming Specific Plan AE AuE CITY OF BAKERSFIELD 889 Oak Street Operating Statement The planned conversion of the existing Red Roof Inn into multifamily studio apartments will transform an underutilized motel into affordable housing for area residents who are homeless and need a home. Thirty-nine rooms will be used as studio apartments with a sleeping/living area, bathroom, sink, refrigerator, and microwave. The property will also feature an onsite manager unit, a community space with shared full kitchen facility, laundry room, management office, and services office. An existing pool at the site will be filled in and turned into a landscape area. Access to the property will be restricted with fencing and pedestrian and vehicle gates. The Housing Authority will manage the property with onsite services provided by Flood Bakersfield Ministries. Services are focused on helping the residents be successful in the housing and access the services they need. Similar properties managed by the Housing Authority have a 90%+ success rate. Operational Rules All residents will be required to sign a 12-month lease. The lease requires tenants to comply with the house rules, prohibits tenants from smoking in the units, and otherwise requires tenants to respect the property and other tenants. Tenants are not allowed to store items outside the units. If tenants violate the lease or house rules, the service provider is engaged to assist the tenant in complying with the lease. If the tenant does still not comply, the Housing Manager will pursue eviction. RESOLUTION NO. ______ RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ALLOW MULTI- FAMILY HOUSING (B.M.C. 17.24.040.A.3.) IN A C-2 (REGIONAL COMMERCIAL) ZONE DISTRICT, LOCATED AT 889 OAK STREET (CUP 23-0509) WHEREAS, The Housing Authority of the County of Kern filed an application with the City of Bakersfield Development Services Department for a conditional use permit to allow Multi- family housing (B.M.C. 17.24.040.A.3.) in a C-2 (Regional Commercial) zone district, located at 889 Oak Street (the “Project”); and WHEREAS, the Secretary of the Planning Commission set Thursday, December 21, 2023, at 5:30 p.m. in City Council Chambers, City Hall South, 1501 Truxtun Avenue, Bakersfield, California, as the time and place for a public hearing before the Planning Commission to consider the proposed conditional use permit, and notice of the public hearing was given in the manner provided in Title 17 of the Bakersfield Municipal Code; 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 the California Environmental Quality Act (CEQA) and the City of Bakersfield's CEQA Implementation Procedures have been duly followed by city staff and the Planning Commission; and WHEREAS, the above described project is exempt from the requirements of CEQA in accordance with Section 15301; 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. 2. The provisions of CEQA, the State CEQA Guidelines, and the City of Bakersfield CEQA Implementation Procedures have been followed. Staff determined that the proposal is a project that is exempt from CEQA pursuant to Section 15301 because the project is an existing Facility. YA \S:\04_Current Planning\02_CUP\01_Active\2023\23-0509_889 Oak St_Conversion of Red Roof Inn into multifamily studio apts\01_PC\05 - CUP 23-0509_Resolution.docx 3. The proposed use is essential and desirable to the public convenience and welfare. 4. The proposed use is in harmony with the various elements and objectives of the Metropolitan Bakersfield General Plan. 5. The project would result in a development that is consistent with the intent of both the Metropolitan Bakersfield General Plan and the Bakersfield Municipal Code. NOW, THEREFORE, BE IT RESOLVED by the Bakersfield Planning Commission as follows: 1. The above recitals, incorporated herein, are true and correct. 2. This project is exempt from the requirements of CEQA. 3. Conditional Use Permit No. 23-0509 as described in this resolution, is hereby approved subject to the conditions 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 21st day of December, 2023, on a motion by Commissioner _______, seconded by Commissioner ________ the following vote: AYES: NOES: RECUSE: ABSTAIN: ABSENT: APPROVED ____________________________________ ZACHARY BASHIRTASH, CHAIR City of Bakersfield Planning Commission Exhibits: A. Conditions of Approval B. Location Map C. Site Plan EXHIBIT A CONDITIONS OF APPROVAL Conditional Use Permit No. 23-0509 I. The applicant's rights granted by this approval are subject to the following provisions: • The project shall be in accordance with all approved plans, conditions of approval, and other required permits and approvals. All construction shall comply with applicable building codes. • All conditions imposed shall be diligently complied with at all times and all construction authorized or required shall be diligently prosecuted to completion before the premises shall be used for the purposes applied for under this approval. • This approval will not be effective until ten (10) days after the date upon which it is granted by the Planning Commission to allow for appeal to the City Council. Any permit or license for any approval granted shall not be issued until that effective date. • This approval shall automatically be null and void two (2) years after the effective date unless the applicant or successor has actually commenced the rights granted, or if the rights granted are discontinued for a continuous period of one (1) year or more. This time can be extended for up to one (1) additional year by the approving body. • The Planning Commission may initiate revocation of the rights granted if there is good cause, including but not limited to, failure to comply with conditions of approval, complete construction or exercise the rights granted, or violation by the owner or tenant of any provision of the Bakersfield Municipal Code pertaining to the premises for which the approval was granted. The Planning Commission may also consider adding or modifying conditions to ensure the use complies with the intent of City ordinances. • Unless otherwise conditioned, this approval runs with the land and may continue under successive owners provided all the above-mentioned provisions are satisfied. II. The following conditions shall be satisfied as part of the approval of this project: 1. 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 and 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 receiving such claim. The City, in its sole discretion, shall be CUP 23-0509 Page | 2 of 4 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. 2. This conditional use permit allows Multi-family housing (Bakersfield Municipal Code 17.24.040.A.3.) in the C-2 (Regional Commercial) zone district. III. 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. A. DEVELOPMENT SERVICES - BUILDING (1715 Chester Avenue) (Staff Contact – Shannon Clark, 661-326-3607 or sclark@bakersfieldcity.us) 1. Impact fees shall be paid at the time of building permit issuance. 2. Building permits are required for all construction on site. Submit plans for review and approval prior to obtaining all required permits for construction of the project. 3. A Special Inspection Permit is required to determine what corrections are needed to satisfy minimum building, plumbing, electrical, and/or mechanical code standards. 4. Prior to issuing a building permit, the Building Division will calculate and collect the appropriate school district impact fees. 5. Prior to issuing a building permit, the pool that is to be filled with soil, they need to punch a couple of holes at the bottom of the pool 3 feet by 3 feet for drainage and obtain Compaction Testing. B. DEVELOPMENT SERVICES - PLANNING (1715 Chester Avenue) (Staff contact – Yazid Alawgarey; 661-326-3191 or yalawgarey@bakersfieldcity.us) 1. 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 the 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 CUP 23-0509 Page | 3 of 4 order. Keeping an orderly numbering system will make it easier for customers, emergency personnel, and mail delivery to find the business.) 2. 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 the Paula Soto at 661-326-3248 for further information. 3. A Park Development and Improvement Fee shall be paid at the time of the building permit being issued for each independent residential unit. We will base the fee at the rate in effect at the time the permit is issued. 4. 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. C. FIRE DEPARTMENT (2101 H Street) (Staff contact - Ernie Medina; 661-326-3682 or EMedina@bakersfieldcity.us) 1. The project must comply with the current California Fire Code and current City of Bakersfield Municipal Code. 2. Where fire apparatus access roads or a water supply for the fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction 3. 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. D. WATER RESOURCES (1000 Buena Vista Road) (Staff contact - Tylor Hester; 661-326-3715 or THester@bakersfieldcity.us) 1. Prior to the issuance of Building permits, the Developer shall submit two (2) sets of utility plans signed by a California Registered Civil Engineer to the Water Resources Department showing all offsite and onsite improvements, including connections to the existing water main and underground fire waterlines and related apparatuses. Include any existing nearby on or off-site hydrants on the plans. Plans shall be submitted along with applicable plan check fees and any other associated fees per the current fee schedule. Plans shall comply with current City Standards and Specifications, California Fire Code, and City of Bakersfield Municipal Code. City Standards and Specifications and the current Fee Schedule are available for download from the City’s website at bakersfieldcity.us/379/water-resources. CUP 23-0509 Page | 4 of 4 F. PUBLIC WORKS – TRAFFIC AND ENGINEERING (1501 Truxtun Avenue) (Staff contact – Susanna Kormendi; 661-326-3997 or skormendi@bakersfieldcity.us) 1. Prior to issuance of any building permits, 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. The Public Works Department will calculate an estimate of the total fee upon submittal of construction plans for the project. 2. 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. 3. At the time of building permit issuance, a sewer connection fee shall be paid. This fee is based on the rate that is in effect at the time a building permit is issued. 4. Prior to building permit approval, the developer shall form a new Maintenance District, or update existing Maintenance District Documents. Updated documents, including Proposition 218 Ballot and Covenant, shall be signed and notarized. Contact Subdivisions at 661-326-3588. 5. For Building Permit, Plan will need to show all existing connection(s) to the public sewer system. 6. Any proposed or future perimeter fence and/or wall shall be placed outside of existing public road right of way or future ultimate public right of way. G. PUBLIC WORKS - SOLID WASTE (4101 Truxtun Avenue) (Staff Contact – Richard Gutierrez: 661-326-3114 or rmgutierrez@bakersfieldcity.us) 1. Businesses are required to have sufficient capacity of refuse/recycling/organic material storage to go without service for 1 day (Sunday). At any time, refuse/recycling/organic services become an issue, businesses shall construct a second refuse enclosure to meet the demand. The second enclosure shall be approved by the City prior to construction. ACKNOWLEDGEMENT BY PROJECT APPLICANT: I agree to the project’s conditions of approval and acknowledge that failure to comply with any and all conditions shall constitute grounds for potential revocation of the permit approval. Signature Date Print Name CHESTER LN SUNSET AVE SAN EMIDIO ST CHESTER LNOAK ST99GC GC GC GC HC HC HC HMR LR LR LR LR P HC GC HMR LR 12/6/2023 0 75 150 Feet _ CUP 23-0509 LEGEND (GENERAL PLAN LAND USE) RR Rural Residential 2.5 gross acres/dwelling unit ER Estate Residential 1 dwelling unit/net acre SR Suburban Residential ≤4 dwelling units/net acre SR/LR County: ≤ 4 dwelling units/net acre City: ≤ 7.26 dwelling units/net acre LR Low Density Residential ≤ 7.26 dwelling units/net acre LMR Low Medium Density Residential > 4 but ≤ 10 dwelling units/net acre HMR High Medium Density Residential >7.26 units but ≤17.42 dwelling units/net acre HR High Density Residential >17.42 units but ≤72.6 dwelling units/net acre HC Highway Commercial GC General Commercial MC Major Commercial OC Office Commercial MUC Mixed Use Commercial LI Light Industrial SI Service Industrial HI Heavy Industrial P Public Facilities PS Public/Private Schools PT Public Transportation Corridors P-SW Solid Waste Facilities OS Open Space OS-P Parks and Recreation OS-S Slopes exceeding 30% R-IA Resource - Intensive Agriculture 20 acre minimum parcel size R-EA Resource - Extensive Agriculture 20 acre minimum parcel size 80 acre min (Williamson Act) R-MP Resource - Minerals & Petroleum 5 acre minimum parcel size UER Urban Estate Residential Western Rosedale Plan 0.5 acre net minimum parcel size WM West Ming Specific Plan AE AuE CUP 23-0509 EXHIBIT B CITY OF BAKERSFIELD EXHIBIT C EXHIBIT C