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HomeMy WebLinkAboutEOT VTTM 7389 cc/ /S:\05_Land Division\24-60000363_EOT 7389_13315 Snow Road\01_Hearing & Noticing Documents\Drafts\7389 EOT-Staff Report.docx CITY OF BAKERSFIELD PLANNING COMMISSION MEETING DATE: August 15, 2024 AGENDA: 5.a TO: Chair Cater and Members of the Planning Commission FROM: Paul Johnson, Planning Director J.Eng for PJ DATE: August 9, 2024 FILE: Extension of Time Vesting Tentative Tract Map 7389 WARD: 4 STAFF PLANNER: Courtney Camps, Associate Planner REQUEST: Three-year extension of time for Vesting Tentative Tract Map 7389 that allowed 30 single- family residential lots and one (1) landscape lot on 10.05 acres. APPLICANT: OWNER: McIntosh & Associates V Lions Holdings, LLC P.O. Box 21687 P.O. Box 1200 Bakersfield, CA 93390 Wasco, CA 93280 LOCATION: South of Snow Road and west of Allen Road in northwest Bakersfield. APN: 529-011-03 PROJECT SIZE: 10.05 acres CEQA: Section 15061(b)(3) (Common Sense Exemption) EXISTING GENERAL PLAN DESIGNATION: LR (Low-Density Residential) EXISTING ZONE CLASSIFICATION: R-1 (Single-Unit Dwelling) STAFF RECOMMENDATION: Adopt Resolution and suggested findings APPROVING extension of time for Vesting Tentative Tract Map 7389 to expire on August 18, 2027. SITE CHARACTERISTICS: The project site is undeveloped land. Surrounding properties are developed as: north – undeveloped; east – fallow agricultural land; south – fallow agriculture land; and west – single family dwelling (zoned R-1; Single-Unit Dwelling). BAKERSFIELD THE SOUND OF S3Jvfdhw;, Be#.et EOT Vesting Tentative Tract Map 7389 Page 2 BACKGROUND AND TIMELINE: • September 28, 2005 - City Council approved General Plan Amendment/Zone Change (“GPA/ZC”) 05- 0338 which changed the land use designation from R-IA (Resource-Intensive Agriculture) and A (Agricultural) to LR (Low-Density Residential) on approximately 80 acres and changed the pre-zoning from A (Agricultural) to R-1 (One Family Dwelling) on 70 acres and from A to R-1-CH (One Family Dwelling - Church Combining) on 10 acres (Ordinance No. 4273). The approved MND for GPA/ZC 05- 0338 evaluated 285 single-family residential units on 80 acres. The current project site is located within the boundaries of GPA/ZC 05-0338. • January 12, 2007 - The current project site was incorporated in the City of Bakersfield as part of Snow Road No.10 (Annexation #535). • August 19, 2021 - The Bakersfield Planning Commission approved Vesting Tentative Tract Map (VTTM) 7389 which is scheduled to expire August 18, 2024. At that time, the Planning Commission also adopted an addendum to the mitigated negative declaration (Resolution No. 37-21). • June 6, 2024 - The applicant submitted a completed application requesting an extension of time for VTTM 7389. PROJECT ANALYSIS: The proposed vesting tentative tract subdivision consists of 30 single-family residential lots and 1 landscape lot on 10.05 acres. The residential lots range in size from 9,086 to 18,997 square feet. The density is 4.06 units per acre which is consistent with the LR designation of the project site of less than or equal to 7.26 dwelling units per net acre. As noted above, in 2005 City Council approved a GPA/ZC 05-0338 to facilitate 285 single-family lots on 80 acres. Additionally, in 2008, the Planning Commission approved VTTM 7093 consisting of 293 single-family lots on 110 acres, and in 2009 approved VTTM 7186 consisting of 103 single-family lots on 40 acres. VTTM 7389 is an “infill” on this quarter section of land. See attached History Map. Extension of Time. The applicant is requesting a three-year extension to allow additional time to get the improvement plans approved and record final maps. No phase of this map has recorded. The applicant states that the timeline for recordation and construction is unknown at this time. The Subdivision Map Act and the Bakersfield Municipal Code allow for separate extensions to be approved by your Commission with an aggregate of up to six years. Typically, City policy has been to approve extensions of time in two (2), three-year intervals. The applicant requested the extension of time in writing prior to August 18, 2024 expiration date. This request represents the first request for an extension of time for VTTM No. 7389. Circulation. The applicant is waiving their right to access the lots from Snow Road (arterial) in favor of accessing the subdivision from King Ranch Drive (local) on the subdivision's southern boundary. Two local streets (Whitewing Drive and Overlook Way) are proposed to be extended to this subdivision to provide circulation to/from VTTM 7093 and VTTM 7186. The applicant is also proposing to continue a 12-foot- wide concrete trail and landscaping along the south side of Snow Road to connect with the trails approved with the adjacent Maps. Compliance with Standards. The proposed project, subject to the original conditions of approval, complies with the ordinances and policies of the City of Bakersfield. EOT Vesting Tentative Tract Map 7389 Page 3 ENVIRONMENTAL REVIEW AND DETERMINATION: The extension of time request is not subject to the provisions of the California Environmental Quality Act (“CEQA”) in accordance with Section 15061(b)(3) because the project [extension of time] will not result in either a direct or a reasonably foreseeable indirect physical change in the environment. 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. As of this writing, no written public comments have been received. CONCLUSIONS: Recommendation. The applicant provided the application for the Extension of Time in a timely manner and the request adheres to the extensions permitted by Bakersfield Municipal Code 16.16.080. The requested three-year extension will allow the developer additional time to record final map. Based on information in the record, Staff recommends your Commission adopt Resolution and suggested findings APPROVING the extension of time for Vesting Tentative Tract Map 7389 to expire on August 18, 2027, with no changes to previously approved conditions of approval. ATTACHMENTS: Map Set • Aerial • Zone Classification • General Plan Designation • VTTM 7389 • History Map Notice of Exemption Planning Commission Draft Resolution CC\S:\05_Land Division\24-60000363_EOT_VTTM 7389_13315 Snow Rd\01_Hearing & Noticing Documents\Drafts\7389 EOT PC Res.docx PAGE 1 of 2 RESOLUTION NO. _____ DRAFT RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION TO APPROVE AN EXTENSION OF TIME FOR VESTING TENTATIVE TRACT MAP 7389 LOCATED SOUTH OF SNOW ROAD AND WEST OF ALLEN ROAD. WHEREAS, McIntosh and Associates (Applicant), representing V Lions Holdings, LLC (Property Owner), filed an application with the City of Bakersfield Planning Department requesting an extension of time for Vesting Tentative Tract Map 7389 (the “Project”) located in the City of Bakersfield as shown on attached (Exhibit “A”); and WHEREAS, the application was submitted on June 6, 2024, which is prior to the expiration date of Vesting Tentative Map 7389, and in accordance with the provisions of Section 16.16.080 of the Bakersfield Municipal Code; and WHEREAS, the original application of the tentative map was deemed complete on July 6, 2021, conditionally approved by the Planning Commission on August 19, 2021; and WHEREAS, an addendum to the mitigated negative declaration was previously approved by the Planning Commission on August 19, 2021, for Vesting Tentative Tract Map 7389; and WHEREAS, there have been no substantial changes to the Project or circumstances under which it will be undertaken; and WHEREAS, no new environmental impacts have been identified; and WHEREAS, the Project is exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant State CEQA Guidelines Section15061(b)(3), Common Sense Exemption; and WHEREAS, the Secretary of the Planning Commission set, Thursday, August 15, 2024, at 5:30 p.m. in the Council Chambers of City Hall, 1501 Truxtun Avenue, Bakersfield, California, as the time and place for a public hearing before the Planning Commission to consider the application, and notice of the public hearing was given in the manner provided in Title Sixteen of the Bakersfield Municipal Code; and WHEREAS, the facts presented in the staff report, environmental review evidence received both in writing, and the 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 the CEQA have been followed. CC\S:\05_Land Division\24-60000363_EOT_VTTM 7389_13315 Snow Rd\01_Hearing & Noticing Documents\Drafts\7389 EOT PC Res.docx PAGE 2 of 2 3. Pursuant to State CEQA Guidelines Section 15061 (b) (3), the activity (extension of time) is not considered a project for purposes of CEQA. CEQA does not apply if the activity [extension of time] will not result in either a direct or a reasonably foreseeable indirect physical change in the environment. 4. This request for an extension of time is pursuant to Bakersfield Municipal Code Section 16.16.080 and Subdivision Map Act Section 66452.6 (e). NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Bakersfield as follows: 1. The above recitals, incorporated herein, are true and correct. 2. The project is exempt from CEQA, pursuant to CEQA Guidelines Section15061(b)(3), Common Sense Exemption. 3. The expiration date of Vesting Tentative Tract Map 7389 is hereby extended until August 18, 2027. --------o0o---------- I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Planning Commission of the City of Bakersfield at a regular meeting thereof held on August 15, 2024, on a motion by Commissioner _____ and seconded by Commissioner ______, by the following vote. AYES: NOES: ABSENT: APPROVED ___________________________________ DANIEL CATER, CHAIR City of Bakersfield Planning Commission Exhibits: A. Location Map with Zoning B. Vesting Tentative Tract Map E E E E E E E E E E E E E E R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 M-2 M-2 R-1 R-1 M-1 M-1 M-1 M-1 M-1 M-1 M-1 R-1 R-1 R-1 ORCHARD ESTATES WAYWINTERSWEETDR SABLE POINTDR TRAVATA CTALTAI R C T ORCHARDVIEWDRAESTIVALDRALLEN RDZER K E R R D SNOW RD 6/26/2024 0 210 420 Feet _ 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)VTTM 7389 Extension of Time CITY OF BAKERSFIELD COUN T YCI T Y VTTM 7389 Exhibit A ' \ \I ·---------------------- I I !:I .......,. BAKERSFIELD VESTING TENTATIVE TRACT MAP NO. 7389 BEING A SUBDIVISION OF THE EAST HALF OF LOT 3 OF SALES MAP OF LANDS OF KERN COUNTY LAND COMPANY FILED JANUARY 9, 1891 IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 29 SOUTH, RANGE 26 EAST, M.D.M., IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA CONTAINING 30 RESIDENTIAL LOTS & 1 LANDSCAPE LOT CONTAINING 10.05 (GROSS) ACRES FEBRUARY OF 2021 STATISTICS: APN: 529-011-03 PROJECT ACREAGE: 10.05 GR AC OWNER/SUBDIVIDER: V LIONS HOLDINGS, LLC, o N. 1/4 COR. SEC. 11, T.29S., R.26E., M.D.M. SEARCHED FOR 5/8" REBAR &: 11ES PER CORNER RECORD DATED "7-07-95" &: FD. NOTHING. CALCULATED POS1110N PER K.C.S. FILED MAP ·· .. ·• •· · N.E. COR. LOT 3 OF SALES MAP FD. 2" I.P. TAGGED "LS 3779• 0.08' N. Of CORNER (NO RECORD) i ......... ) :1 NET ACREAGE FOR RESIDENTIAL: 7.38 ACRES NET DENSITY: 4.06 D.U./NET AC. NUMBER OF LOTS: 30 BUILDABLE LOTS & 1 LANDSCAPE LOT NEVADA LIMITED LIABILITY COMPANY P.O. BOX 1200 WASCO, CA 93280 CONTACT: KEITH GARDINER PHONE: (661) 5B7-2250 NO. 7-1, BK. 6, PG. 43 . . . / N.E. COR. SEC. 11, T.29S., R.26E., M.D.M. .... · FD. K.C,S. CONC. MON. IN LH. PER K.C.S. EXISTING USE: VACANT ENGINEER: FILED MAP NO. 7-1, BK. 6, PG. 43-� PROPOSED USE: RESIDENTIAL MclNTOSH & ASSOCIATES 2001 WHEELAN COURT BAKERSFlELD, CA 93309 CONTACT: ROGER MclNTOSH PHONE: (661) B34-4B14 g 0. ., / 12' WIDE /185.29' ,. (SJ o· I CONCRETE TRAIL I 17 18997 SF I 'se - . I I I I I 18 12393 SF I I I 121.73' 19 11152 SF ! /-''°',.--l I J--.. \ I 1 O' SETBACK··. ' , ON PWG AND ABANDONED WELL •,\ 0 0 i I ...... f'b)-· ... I I 21 10811 SF 135,14' 22 10812 SF 135.15' g d., I II,!: I I 15,50' i 16 16134 Sf 15 10284 SF 116.18' 13 9459 SF 135.12' 12 9458 SF 135.12' 11 9458 SF 10 9458 SF 135.12' \ \9 9458 SF • ·!· .... '," '" ., -·-·--j---. / - -=----1-- ..;.;._-=-t.:.;;.._·-" =-= -::.......C-"',/ b: 0 d,,-. I i \ i \ ' o· 0 8 I.. 23 , g/ ./[ 10812 SF g g I I37' ,.. ... '° ., 24 10812SF 135.15' 25 10812 SF 135.15' 26 10817 SF 135.18' 135.16' 27 10806 SF 134.75' L=l9,S7' I I 28 10555 SF 122.70' 1@ I 10105 SF I I 100.00' L=16.64' 14. 71' .... .!I 10.00' , n,'O ,{!>· ;,, 0 I 0 80r- ! 2 10707 SF 135.11' 6 9458 SF 135.11' 5 9933 SF 3 9833 SF \ 8 0 ow g 1� 9800 SF v-1 FILED JANUARY 9, 1 B91 0 0 EASEMENT LEGEND: AN EASEMENT DEDICATED TO THE COUNTY OF KERN FOR ROAD PURPOSES PER SALES MAP OF LANDS OF KERN COUNTY LAND COMPANY FILED JANUARY 9, 1891, IN THE OFFICE OF THE KERN COUNTY RECORDER. AN EASEMENT FOR WEST LINE OF PROPERTY AND INCIDENTAL PURPOSES RECORDED JULY 12, 1993 IN BK. 6875, PG. 1763, C.R. AN EASEMENT IN FAVOR OF CENTRAL CANAL COMPANY FOR MAIN AND LATERAL CANALS AND INCIDENTAL PURPOSES RECORDED JUNE 25, 1928 AS BK. 128, PG. 214, C.R. (THE EXACT LOCATION IS NOT ASCERTAINABLE FROM RECORD) ADDITIONAL RIGHT-OF-WAY DEDICATION TO CITY OF BAKERSFIELD PER FINAL MAP. DATE REVISIONS 60 30 0 60 EXISTING ZONING DESIGNATION: R-1 (SINGLE FAMILY RESIDENTIAL) EXISTING GENERAL PLAN DESIGNATION: LR (LOW DENSITY RESIDENTIAL) CABLE: SPECTRUM ELECTRIC: PACIFIC GAS & ELECTRIC COMPANY GAS: SOUTHERN CALIFORNIA GAS COMPANY SEWER: NORTH OF RIVER SANITARY DISTRICT WATER: CALIFORNIA WATER SERVICE COMPANY PHONE: AT&T SCHOOL DISTRICTS: NORRIS SCHOOL DISTRICT & KERN UNION HIGH SCHOOL DISTRICT SCHOOLS: ELEMENTARY SCHOOL -NORRIS ELEMENTARY MIDDLE SCHOOL -NORRIS MIDDLE HIGH SCHOOL -FRONTIER HIGH BASIS OF BEARINGS: THE BEARING OF N00'44'35"E AS SHOWN ON THE EAST LINE OF THE N.E. 1/4 OF SEC. 11, T.29S., R.26E., M.D.M. ALSO BEING THE CENTERLINE OF ALLEN ROAD PER TRACT NO. 6195 -PHASE 1, M.B. 52, PGS. 38-40, IN THE OFFICE OF THE KERN COUNTY RECORDER WAS TAKEN AS BASIS OF BEARINGS AS SHOWN ON THIS MAP. BENCHMARK: TOP OF CONCRETE MONUMENT IN LAMPHOLE AT THE CENTERLINE INTERSECTION OF SABLE POINT DRIVE & TALL YWOOD DRIVE. ELEVATION = 365.02' (CITY DATUM) PER TRACT NO. 6195-PHASES4-8 MON. ELEV. MAP. GENERAL NOTES: ALL ROAD IMPROVEMENTS AND DRAINAGE IN THIS SUBDIVISION SHALL BE IN ACCORDANCE WITH THE REQUIREMENTS ESTABLISHED BY THE CITY OF BAKERSFIELD. IT IS ANTICIPATED THAT THE GRADING OF THIS TRACT W1LL BE WITHIN THE AMOUNTS OUTLINED WITHIN SECTION 16.16.030(0) OF THE MUNICIPAL CODE. THERE ARE NO EXISTING STRUCTURES W1THIN THE BOUNDARY OF THIS MAP. A 10' PUBLIC UTILITY EASEMENT (PUE) AND PEDESTRIAN WALKWAY EASEMENT ARE PROPOSED AND ARE LOCATED ON ALL FRONT AND SIDE YARDS ADJACENT TO ALL INTERNAL STREETS. ALL STREETS SHALL BE PUBLIC. ALL CUL-DE-SAC AND KNUCKLE RETURN RADII ARE 25' UNLESS OTHERWISE NOTED . SCALE: 1" -60' 120 THE TRACT SHALL FOLLOW THE "COMPLETE STREET" POLICY PER RESOLUTION 035-13. -0- NOTE TO PLANNING DEPARTMENT RE: ALTERNATE STREET NAMES THE FOLLOWING STREET NAMES ARE PROVIDED AS SUBSTITUTIONARY AL TERNA TES. PLEASE CONSIDER THESE NAMES IN THE ORDER THEY ARE HEREBY SUBMITTED TO REPLACE NAMES ON THE MAP THAT MAY NOT BE ACCEPTABLE. 1. CROFTYARD2. ENRAMADA FLOOD ZONE LEGEND: / / FLOOD ZONE DESIGNATION PER FIRM _ZONE X. MAP No. 06029C1BOOE, DATED SEPTEMBER 26, 2008. AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. TOPOGRAPHY LEGEND: ABBREVJADONS EX. EXISTING TYP. TYPICAL FD. FOUND t CENltRUNE CONC. CONCRETE M.B. MAP BOOK O.H. OVERHEAD K.C.S. KERN COUNlY SURVEYOR V.T.T.M. VESTING ltNTATIVE lRACT MAP FOUND MONUMENT AS OESORIB8l PROPOSED MONUMENT EXISTING POWER POLE DIRECTION DRAINAGE &: APPROXIMAlt GRADE EXISTING IRRIGATION VAi.VE KING PE1ROLEUM CO. "LOUGH" I (PWGGED & ABANDONED) (SOUND LOCATION) LS LAND SURVEYOR B.C. BRASS CAP I.P. IRON PIPE S.M.LK.C.LC. SAl£S MAP OF LANDS OF KERII COUNTY LAND COMPANY BK. BOOK PG. PAGE O.R. OFflCIAI.. RECORDS LLA. LOT LINE ADJUS1M£NT SF SQUARE FEET ! I 7TH STANDARD I ROAD , IT, 29S .• , R. 26E., I \ I I ' I 2\ -t SEC. 1 , SEC. °'-'.<",j> I I ',,?, I I PROJECT ,? : i ' f §_ITE SNOW \ I ROAD ' ... SEC O SEc. ,•0 gi I •..,: 12 ..,: z I 11 a! ja! J ·-·-·9:TVE ·-·--· -------f--DRIVE __ _ T o,ei :2 < I j15 !6 ---1R------EXISTING IRRIGATION LINE EXISTING O.H. ------ --OH--aECTRtCAL LINE(S) II !iii "' ;;i !§ • REINA / i ROAD 7 VICINITY MAP NO SCALE ---""---...LLL.--EXISTING EDGE OF PAVEMENT -�---.(356) ------EXISTING GROUND / • ' ··-·· CONTOUR / /// //J// /// //// / // / (/,,. PROPOSED WAIVER OF DIRECT ACCESS P£R THIS MAP. FUTURE R/W I I BY 55t T'tP. t VARIES CL SNOW ROAD 55' TYP. I I ,l. • VARIES 1' 5.5'. VARIES L/5 ziFUTURE MEDIAN 1' PUBLICLY SNOW ROAD MAINTAINED (0 HALF-WIDTH ARTERIAL HORIZONTAL SCALE: 1" = 10' R/W 5' "' CL LOCAL 30' STREET 30' 2.o· 0.5' 0.5' .,., .,., z 60' RIGHT-OF-WAYED TYPICAL LOCAL STREET HORIZONTAL SCALE: 1" = 1 O' R/W 15.5' 112' 'MOE� I 4• lHK. I CONC. lRAIL PRIVATELY P/L 4.5· I L/S I MAINTAINED R/W 5' 5' S/W "' PROPOSED BLOCK WALL SHEET V LIONS HOLDINGS, LLC 06 21 21 Revised er C.0.B.'s comments. slu 2001 WHEELAN COURT BAKERSFIELD, CALIFORNIA 93309 (661)834 -48141A PORTION OF TtE N.E. 1/4 OF SEC. 11, T .211S. R.28E., MJ>.M. VESTING TENTATIVE TRACT NO. 7389 OF 1 SHEETS AutoCAD FILE: 15013.04TT01 DATE: IOR"WN BY: EBT I I �a NO: _15-013.04 l=FOR, I I""' 8/10/21 l.AND SURVEYING • CIV1L [NGIN[ERING © 2021 Exhibit B 0 0 :fl / 115.14' 20 11286SF 135.14' /144.96 ( 135.12' I 'g I g 1.C ·~ 1 1n ', : ~ ·,,._,-.... .. m: - '• D), : · .... --.. ... oi: ; -: ' ! i 0 0 R Oi ,..._ i o · 135.12' g t ;jll. t f--'$ --==-'----'$Iii--+ -.. ··- 1---+---------1 R R i \ \ 2 '(l! I 135.15' (!) I l--'="--'--'-"-"""'------1~ ~ ~I ) 30.00' 130.00' ~ ZONING: R-1 LAND USE: LR (V.T.T.M. 7093) LOT 14 S.M.L.K.C.L.C. I "' 7 9458 SF \ 4 9984SF 11 'i i) ... IC-:---+----------+-___, I 4 w I -~ .--l:J=:c.:-:.::;J-____ ~_H---1:l===!--;J JI 5' ! i MCINTOSH IATES