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HomeMy WebLinkAboutVTTM 7473 NT:PJ:je\ S:\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Staff Report_v3.docx CITY OF BAKERSFIELD PLANNING COMMISSION MEETING DATE: August 15, 2024 AGENDA: 5.c TO: Chair Cater and Members of the Planning Commission FROM: Paul Johnson, Planning Director J.Eng for PJ DATE: August 9, 2024 FILE: Vesting Tentative Tract Map 7473 (Phased) and Zone Modification No. 24-0463 WARD: 5 STAFF PLANNER: Noeli Topete, Associate Planner REQUEST: (1) A proposed vesting tentative tract map for 185 single-family lots, 1 canal lot, 6 public landscape lots, 5 private street lots, and 12 private landscape lots, including requests for alternate lot design and to waive mineral rights signatures pursuant to BMC 16.20.060.A.1; and (2) a proposed zone modification to reduce structure setbacks. APPLICANT: OWNER: McIntosh & Associates Bolthouse Land Company, LLC 10800 Stockdale Hwy Suite 103 11601 Bolthouse Drive, Suite 200 Bakersfield CA 93311 Bakersfield, CA 93311 PROJECT LOCATION: Northwest corner of South Allen Road and Chamber Boulevard in west Bakersfield. APN: 524-270-30 PROJECT SIZE: 38.46 acres CEQA: Section 15162 (Previous EIR) EXISTING GENERAL PLAN DESIGNATION: WM-LMR (West Ming/Low Medium Density Residential) EXISTING ZONE CLASSIFICATION: WM-R2 (West Ming - Small Lot Single-Unit Dwelling) STAFF RECOMMENDATION: Adopt Resolution and suggested findings APPROVING Vesting Tentative Tract Map 7473 and Zone Modification No. 24-0463 with conditions. SITE CHARACTERISTICS: The project site is vacant land with the Kern River Canal located along the north boundary. Surrounding properties are primarily developed as: north – Highgate Elementary School and single-family residential; east - single family residential; south - vacant; and west - vacant. BAKERSFIELD THE SOUND OF S'Olllff,f/4w;, Be#.et Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 2 BACKGROUND AND TIMELINE: • August 29, 2007 – City Council adopted the 2,182-acre West Ming Specific Plan (WMSP), certified the Environmental Impact Report (EIR), and approved a General Plan Amendment/Zone Change(GPA/ZC No. 03-1544). The WMSP serves as the governing planning document for the project area as well as providing development standards. This is a master-planned community that includes a maximum of 7,450 residential dwellings; 56 acres of public parks, open space, and recreation facilities; a Town Center with 331,200 square feet of retail and office development; 478,880 square feet of commercial; and 1,135,000 square feet for special uses including light industrial and oil extraction. VTTM 7473 is within the residential portion of Village B, one of seven planned sections in the WMSP (Ordinance 4457). • July 25, 2024 – Vesting Tentative Tract Map 7473 and Zone Modification No. 24-0463 applications deemed complete. VESTING TENTATIVE TRACT MAP 7473: The proposed subdivision consists of 185 residential lots, 1 canal lot, 6 public landscape lots, 5 private street lots, and 12 private landscape lots on 38.46 acres for purposes of single-family residential development. The residential lots range in size from 3,778 square feet (s.f.) to 9,312 s.f., and the typical lot size is approximately 54 feet wide by 83 feet deep (4,485 s.f.). The majority of the tentative tract is designed as four small lots clustered to share a common driveway. The net density is 9.38 units per net acre which is consistent with the WM-LMR designation of the project site of less than or equal to 10 dwelling units per net acre. Subdivision Consistency/Deviation from Design Standards. Due to the unique design and to accommodate higher density, the applicant has requested eight (8) deviations from City standards as listed below in Table A. Except as described in this staff report, the proposed project, subject to the conditions of approval, complies with the ordinances and policies of the City of Bakersfield. NT:PJ:je\ S:\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Staff Report_v3.docx Table A. Deviation Requests (Subdivision Ordinance) REQUEST (BMC - Bakersfield Municipal Code) BMC Section APPLICANT’S REASON/JUSTIFICATION STAFF COMMENT/ RECOMMENDATION 1) Allow street frontage of 43.21 feet where the minimum is 45 feet - Phase 4, Lot 40 BMC Section 16.28.170.B.1. Lot Frontage. All residential lots shall have a minimum street frontage of fifty-five feet except as follows: The minimum street frontage for an interior one-family dwelling lot that is less than six thousand square feet in area shall be forty- five feet. To accommodate higher density City staff has reviewed and does not object/APPROVE 2) Allow lot frontage of 20 lineal feet where the minimum is 35 feet for lots located along a cul-de-sac - Phase 1, Lots 32-33, 36-37, 40-41, 44-45; Phase 2 Lots 3-4, 7-8, 11-12,15-16, 21-22, 25-26, 29- 30; Phase 3, Lots 2-3, 6-7, 10-11, 14-15; Phase 4, Lots 24-25, 28-29, 32-33, 36-37; Phase 5, Lots 3-4, 7-8, 11-12, 15-16 BMC Section 16.28.170.B.3. Cul-de-Sac or Knuckle Lot. All residential lots shall have a minimum street frontage of fifty-five feet except as follows: Cul-de-Sac or Knuckle Lot. Thirty-five lineal feet as measured along the arc. To accommodate higher density City staff has reviewed and does not object/APPROVE 3) Allow lot frontage of 27.97 lineal feet where the minimum is 35 feet for lots located along a cul-de-sac - Phase 1 Lot 26 BMC Section 16.28.170.B.3. Cul-de-Sac or Knuckle Lot. All residential lots shall have a minimum street frontage of fifty-five feet except as follows: Cul-de-Sac or Knuckle Lot. Thirty-five lineal feet as measured along the arc. To accommodate higher density City staff has reviewed and does not object/APPROVE 4) Allow lot depth of 60 feet where the minimum is 90 feet - Phases 1-5, All Lots BMC Section 16.28.170.C.3. Lot Depth. The lot depth is the length of a line that bisects a lot from a point on the front property line measured halfway between the side property lines to a point on the rear of the property. The minimum depth for residential lots shall be one hundred feet, except as follows: The minimum depth for a one family dwelling lot in an R-2 zone shall be ninety feet except as required in subsections (C)(1) and To accommodate higher density City staff has reviewed and does not object/APPROVE Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 4 (2). 5) Allow flag lots where flag lots are not allowed except where there is no other reasonable design alternative - Phase 1, Lots 12, 13, 27; Phase 3, Lot 17; Phase 5, Lot 18 BMC Section 16.28.170.E. Flag Lots. Flag lots shall not be allowed except where there is no other reasonable design alternative as determined by the planning commission. A flag lot means a lot with two discernible portions; one is the flag portion (building site) not fronting on or abutting a street and located behind another lot; and the second is the pole portion which provides private access to and from the flag portion of the lot and the abutting street. The minimum width of the pole portion of the flag lot shall be twenty feet and have a maximum length of one hundred twenty-five feet from the right-of-way line to the flag portion of the lot. The pole portion of the flag lot shall not be included for the purpose of computing minimum lot area, lot width, or lot depth. The flag portion of the lot and the lot in front of the flag lot shall both meet minimum lot design standards of this title, except as approved in accordance with subsection O. Nonbuildable easements shall be recorded over the pole portion of the flag lot, and define building to property line setbacks on each flag lot as determined adequate by the planning commission. No other design alternative is possible without losing additional lots City staff has reviewed and does not object/APPROVE 6) Allow the sideline of lots to not consist of right angles to the street where sidelines should be at right angles so far as practicable - Phase 1, Lots 31-46; Phase 3, Lots 1-16, 20-31; Phase 4, Lots 8-19,23-41; Phase 5, Lots 1-17 BMC Section 16.28.170.F. Lot Lines. The sidelines of all lots, so far as practicable, shall be at right angles to the street which the lot faces, or radial or approximately radial if the street is curved. The proposed unique honeycomb-shaped small lot cluster design provides shared drive aisles in the ellipses/cul- de-sac to allow single- family dwelling units in a smaller footprint, increasing density City staff has reviewed and does not object/APPROVE Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 5 7) Allow double frontage lots where double frontage lots having a depth less than 200 feet will not be approved except where if there is no other reasonable form of platting or the proposed double frontage lots abut a street which functions as a major street - Phase 1, Lots 1-30; Phase 2, Lots 16-19; Phase 3, Lots 17-19; Phase 4, Lots 1-6, 20- 24; Phase 5, Lots 18-24 BMC 16.28.170.H. Double Frontage Lots. Double frontage lots having a depth less than two hundred feet will not be approved except where, as determined by the advisory agency, conditions permit no other reasonable form of platting, or where the proposed double frontage lots abut a street which functions as a major street and the advisory agency deems it to be reasonable due to such controlling factors as traffic, safety, appearance and setback. Each such lot shall have a six-foot-high masonry wall (the height shall be measured from whichever side of the wall the adjacent finished grade is higher) with landscaping (on the exterior side) installed by the subdivider adjacent to the rear property line or, where the wall and landscaping are to be maintained by a homeowners association or maintenance district installed within the street right-of- way and additional landscape easement or adjacent common lot. Alternate wall and landscape concepts may be approved in areas where, in the opinion of the advisory agency, topographic or other physical conditions make strict adherence to this criteria undesirable. Conceptual wall and landscaping plans shall be reviewed and approved by the advisory agency prior to filing of any final tract or final parcel map. These proposed lots will have rear yards adjacent to Village Center Parkway, Chamber Boulevard, and South Allen Road, and will be limited by a block wall The rear yard block wall will eliminate access. City staff has reviewed and does not object/APPROVE 8) Allow reverse corner where reverse corner lots shall not be allowed except where required to comply with such other ordinances, codes, and design principles of the subdivision - Phase 2, Lots 1, 2, 31-33; Phase 3, Lots 16 and 17; Phase 4, Lots 7, 8, 38-40; Phase 5, Lots 17, 18, 32, 33. BMC 16.28.170.P. Reversed Corner Lots. Reversed corner lots shall not be allowed in residential zones, except where required to comply with such other ordinances, codes, and design principles of subdivision. In no instances shall an interior lot be bordered by more than one reversed corner lot in residential zones. Restrictions such as the project boundary, road alignments, and canal lot location limit ability to adhere strictly to City standards Due to configuration of the lots and to allow for best usage of the property/ APPROVE NT:PJ:je\ S:\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Staff Report_v3.docx Circulation. Access to this gated, private street subdivision would be from Village Center Parkway (future local collector) on the subdivision's west boundary and from Ransford Street (private local street) on the south. All private streets and private landscaping will be maintained by the HOA. Park Land In-Lieu Fees/Dedication. The WMSP includes six separate residential developments identified as “Villages A through F”, a Village Center District, and a Special Use District. The WMSP provides for various parks to be located within the Villages and Village Center District. Village ‘B’ consists of approximately 170 acres, generally located between South Allen Road, Campus Park Drive, Chamber Boulevard, and Kern River Canal. VTTM 7473 will be subject to Agreement 07-310 as amended, which addresses the 6-acre park located within Village B that is part of a future subdivision adjacent to VTTM 7473 (Condition 20). Mineral Rights. The applicant is requesting the Planning Commission approve waiver of mineral rights signatures on the final map pursuant to BMC 16.20.060.A.1 as the party’s right of surface entry has been waived by recorded document prior to recordation of any final map. Staff has received evidence of surface waiver; therefore, the final map shall have a statement indicating the mineral owner’s name and nature of his or her interest. Nonetheless, should ownership change, staff is recommending a condition of approval requiring that prior to recordation of the first final map, the subdivider shall provide evidence verifying surface waiver from mineral interests otherwise the subdivider must return for a public hearing for a revised tentative map before the Planning Commission in accordance with BMC Section 16.20.060. Staff recommends the Planning Commission approve waiver of these signatures on the final map, subject to the condition. The applicant submitted a letter stating that the California Department of Conservation’s Division of Geologic Energy Management (CalGEM) stated that the project site is beyond their administrative boundaries of any oil or gas fields. There are no known wells on the property and no known active operators of record. If a well is uncovered, the subdivider must consult with CalGEM regarding proper abandonment of the well, in accordance with the municipal code (Condition 28). ZONE MODIFICATION 24- 0463: To facilitate construction within Vesting Tentative Tract Map 7473, the applicant is also requesting a zone modification to allow reduction in setback distance for: (1) front yard to main structure; (2) front yard to garage opening; (3) side yard; and (4) rear yard as listed in Table B. The applicant justifies these reduced setbacks based upon a small lot cluster configuration designed to increase residential density for a single- family environment and is specific to the floor plan (see Product Cluster Layout). As noted above, these clusters consist of four lots sharing a common drive aisle ending with an ellipse for common access to the lots. Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 7 Table B. Zoning Modification Requests (West Ming Specific Plan) REQUEST (WMSP – West Ming Specific Plan) APPLICANT’S REASON/JUSTIFICATION STAFF COMMENT/ RECOMMENDATION 1a) Allow 8-foot front yard setback to main structure where the minimum is 15 feet - Phases 1 thru 5, all lots with Plan 1 option as shown on the Cluster Layout Site Plan. 1b) Allow 14.39-foot front yard setback to main structure where the minimum is 15 feet - Phases 1 thru 5, all lots with Plan 2 option as shown on the Cluster Layout Site Plan. 1c) Allow 17.72-foot front yard setback to main structure where the minimum is 15 feet - Phases 1 thru 5, all lots with Plan 3 option as shown on the Cluster Layout Site Plan. WMSP Section 10.2 This will accommodate higher density and uniqueness of the lot design. City staff has reviewed and does not object/APPROVE 2) Allow 18.58-foot front yard setback to garage opening where the minimum is 20 feet - Phases 1 thru 5, all lots with Plan 1 option as shown on the Cluster Layout Site Plan. WMSP Section 10.2 To accommodate higher density and uniqueness of the lot design. City staff has reviewed and does not object/APPROVE 3) Allow 2.93-foot side yard setback where the minimum is 5 feet - Phases 1 thru 5, all lots with Plan 1 option as shown on the Cluster Layout Site Plan. WMSP Section 10.2 To accommodate higher density and uniqueness of the lot design. City staff has reviewed and does not object/APPROVE Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 8 4a) Allow 5-foot rear yard setback where the minimum is 25 feet or 20% (16.6 feet for VTTM 7473) of the depth of lot, whichever is less - Phases 1 thru 5, all lots with Plan 1 and 3 option as shown on the Cluster Layout Site Plan. 4b) Allow 7.14-foot rear yard setback where the minimum is 25 feet or 20% (16.6 feet for VTTM 7473) of the depth of lot, whichever is less - Phases 1 thru 5, all lots with Plan 2 option as shown on the Cluster Layout Site Plan. 4c) Allow 10-foot rear yard setback where the minimum is 25 feet or 20% (16.6 feet for VTTM 7473) of the depth of lot, whichever is less - Phases 1 thru 5, all lots with Plan 4 option as shown on the Cluster Layout Site Plan. WMSP Section 10.2 To accommodate higher density and uniqueness of the lot design. Additionally, if these lots were built outside the West Ming Specific Plan, the rear yard setback requirement per the zoning ordinance is only 5 feet. City staff has reviewed and does not object/APPROVE Modification Findings. Bakersfield Municipal Code Section 17.64.060 contains specific findings that must be made to approve the requested modification. Specifically, the section states that a modification shall be granted only when it is found that: 1. The granting of such modification would not be materially detrimental to the public welfare, nor injurious to the property or improvements in the zone or vicinity in which the project is located; and 2. The granting of the modification is necessary to permit an appropriate improvement or improvements on a lot or lots, including but not limited to, modification of such regulations for some or all lots within a subdivision to facilitate zero lot line or other atypical subdivision development; and 3. The granting of the modification would not be inconsistent with the purposes and intent of Title 17 of this code. The municipal code also states that a modification 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. ENVIRONMENTAL REVIEW AND DETERMINATION: Pursuant to the California Environmental Quality Act (CEQA), an initial study was prepared for the original project (West Ming Specific Plan; GPA/ZC No. 03-1544) and the Environmental Impact Report was certified on August 29, 2007. In accordance with CEQA Section 15162, 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. Mitigation measures from the related projects have been included in the attached Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 9 conditions of approval (Condition Nos. 35 through 83). Additionally, Condition No. 25 requires the mitigation monitor to annually verify that the WMSP implementation measures are being satisfied. 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. 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 written public comments have been received. CONCLUSIONS: Consistency with General Plan and Zoning Ordinance. The applicant has requested approval of VTTM 7473 to subdivide 38.46 acres into 185 single-family residential lots, 1 canal lot, 6 public landscape lots, 5 private street lots, and 12 private landscape lots. In addition, the applicant requests a zone modification to reduce various structure setbacks in the WM-R2 (West Ming - Small Lot Single-Unit Dwelling) zone. The purpose of this request is to facilitate future residential development on an infill site. The proposal is consistent with land use goals and policies as contained in the West Ming Specific Plan of the General Plan, which provides for accommodations of new development that channels land uses in a phased, orderly manner and is coordinated with the provision of infrastructure and public improvements (General Plan Goal No. 4); and encourages continuity of existing development and allows incremental expansion of infrastructure (General Plan Policy No. 79). Zone Modification No. 24-0463 requests reduction to the front, side, and rear yard setbacks within the WM-R2 (West Ming - Small Lot Single-Unit Dwelling) zone to facilitate a cluster design consisting of four single-family lots sharing a common drive aisle access. As of this writing, no evidence has been presented to demonstrate that adverse impacts are anticipated to result from the modification request and staff believes the justification provided in Table B is sufficient. 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. Staff finds the proposed subdivision is reasonable and the request to waive mineral rights is consistent with BMC Section 16.20.060.A.1. Therefore, staff recommends your Commission adopt the Resolution and findings APPROVING Vesting Tentative Tract Map 7473 and Zone Modification No. 24-0463 as outlined in this staff report subject to the recommended conditions. ATTACHMENTS: Map Set • Aerial • Zone Classification • General Plan Designation Development Plans • Vesting Tentative Tract Map 7473 • Cluster Layout Site Plan Vesting Tentative Tract Map 7473 & Modification 24-0463 Page 10 Applicant’s Justification Letter for Zone Modification West Ming Specific Plan VTTM 7473 Planning Commission Draft Resolution MOD 24-0463 Planning Commission Draft Resolution MAP SET H A R R IN G T O N ST LOCKSLEY DR EDING AL DR OAKLEYST RALEIGHCTCROWN C R E S T D RDOWNTON CT PEMBERL EY P A SSAGE A V E BARROWBYSTDANESHILL DR THORNWOOD DR BICKERSTAFF D RAPSLEY CT PIXTON AVE EXTON ST G RA N THA M AVE EVERSHAMDR ELBURY AVE HAZE LW IC K D R REDMIRE STBRIXHAM DR PENT L A N D D R ORDSAL LSTMARGATE C T LU TO NSTHA D LE Y W A Y F A RINGF O RD LNDOCKERYSTSTONET H W AI T E L N HIGH C L E R E WA Y AUDLEY END PL RIBBLE VALLEY DRSCHOONER BEACH DR HO V INGHA M D R CHAMBERBLVDS ALLEN RDMING AVE KERN R I V E R C A N A L Copyright nearmap 2015 7/30/2024 0 250 500 Feet _ AERIAL VTTM 7473 Zone Modification 24-0463 CITY OF BAKERSFIELD VTTM 7473 MOD 24-0463 !:I .......,. BAKERSFIELD R-1 R-1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 C-2 C-2 R-1/P.U.D.WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 A A A A A WM-R3 WM-R3 H A R R IN G T O N ST LOCKSLEY DR EDING AL DR OAKLEYST RALEIGHCTCROWN C R E S T D RDOWNTON CT PEMBERL EY P A SSAGE A V E BARROWBYSTDANESHILL DRTHORNWOOD DR BICKERSTAFF D RAPSLEY CT PIXTON AVE EXTON STG RA NTH AM AV E EVERSHAMDR ELBURY AVE HA ZE LW ICK D R REDMIRE STBRIXHAM DRPENT L A N D D R ORDSAL LSTMARGATE C T PEMBERLEY PASSAGE AVE LU TO NSTHA D L F A RINGF O RD LNDOCKERYSTSTONET H W AI T E L N HIGH C L E R E WA Y AUDLEY END PL RIBBLE VALLEY DRSCHOONER BEACH DR HO V INGHA M D R CHAMBERBLVDS ALLEN RDMING AVE KERN R I V E R C A N A L 7/30/2024 0 250 500 Feet _ Zoning Commercial Zone Designations C-2 Regional Commercial Resource Zone Designations A Agricultural Residential Zone Designations R-1 One Family Dwelling R-1/P.U.D. Combining WEST MING SPECIFIC PLAN WM-R1 One Family Dwelling Zone WM-R2 Limited Multiple Family Dwelling Zone - Lower to Medium Density WM-R3 Limited Multi-Family Dwelling Zone - Medium to Higher Density VTTM 7473 Zone Modification 24-0463 CITY OF BAKERSFIELD VTTM 7473 MOD 24-0463 o-~ WIT' 111 --i 1111 1111 CJ ~ CJ 1111 1111 !:I .......,. BAKERSFIELD H A R R IN G T O N ST LOCKSLEY DR EDING AL DR OAK LEYST RALEIGHCTCROWN C R E S T D RDOWNTON CT PEMBERL EY P A SSAGE A V E BARROWBYSTDANESHILL DR THORNWOOD DR BICKERSTAFF D RAPSLEY CT PIXTON AVE EXTON ST G RA N THA M AVE EVERSHAM D R ELBURY AVE HAZE LW IC K D R REDMIRE STBRIXHAM DR PENT L A N D D R ORDSAL LSTMARGATE C T LU TO NSTHA D F A RINGF O RD LNDOCKERYSTSTONET H W AI T E L N HIGH C L E R E WA Y AUDLEY END PL RIBBLE VALLEY DRSCHOONER BEACH DR HO V INGHA M D R CHAMBERBLVDS ALLEN RDMING AVE LR LR LR R-IA R-IA WM-HR WM-LMR WM-LMR GC LR WM-LR WM-LR WM-HMR KERN R I V E R C A N A L 7/30/2024 0 250 500 Feet _ Land Use RESIDENTIAL LR - Low Density Residential: ≤ 7.26 dwelling units/net acre COMMERCIAL GC - General Commercial RESOURCE R-IA - Resource - IntensiveAgriculture: 20 acreminimum parcel size WEST MING SPECIFIC PLAN WM-LR: West Ming Low Density Residential WM-LMR: West Ming Low Medium Density Residential WM-HMR: West Ming High Medium Density Residential WM-HR: West Ming High Density Residential VTTM 7473 Zone Modification 24-0463 CITY OF BAKERSFIELD VTTM 7473 MOD 24-0463 CJ 1111 1111 CJ 1111 1111 1111 !:I .......,. BAKERSFIELD VESTING TENTATIVE TRACT NO. 7 4 73 OWNER / SUBDIVIDER: BOLTHOUSE LAND COMPANY, LLC 11601 BOLTHOUSE DRIVE, STE 200 BAKERSFIELD, CA 93311 CONTACT: KATH MACNEILL PHONE: (661) 323-4005 ENGINEER: MclNTOSH & ASSOCIATES 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CA. 93311 CONTACT: SAMUEL M. WALKER, JR PHONE: (661) 834-4814 STATISTICS: APN: 524-270-30 ACREAGE: 38.46 GR AC / 19. 72 NET AC NUMBER OF LOTS: 185 BUILDABLE LOTS MINIMUM LOT AREA ALLOWED: 3,500 NET SF EXISTING USE: VACANT PROPOSED USE: RESIDENTIAL NET DENSITY: 9.38 D.U./NET AC. EXISTING/PROPOSED SPECIFIC PLAN DESIGNATION: WM-LMR EXISTING/PROPOSED ZONING: WM-R2 WATER SOURCE: CITY OF BAKERSFIELD SEWAGE DISPOSAL: CITY OF BAKERSFIELD GAS CO. -PACIFIC GAS & ELECTRIC COMPANY ELECTRICAL -PACIFIC GAS & ELECTRIC COMPANY CABLE -SPECTRUM PHONE -AT&T SCHOOL DISTRICTS: PANAMA BUENA-VISTA UNION DIST. & KERN UNION HIGH SCHOOL SCHOOLS: ELEMENTARY -HIGHGATE ELEMENTARY MIDDLE SCHOOL -EARL WARREN JR. HIGH HIGH SCHOOL -STOCKDALE HIGH SCHOOL FLOOD ZONE: X FIRM PANEL NO.: 06029C2275F EFFECTIVE 10/21/21 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. GENERAL NOTES: NOTE TO PLANNING DEPARTMENT RE: AL TERNA TE SllREET NAMES ALL ROAD IMPROVEMENTS AND DRAINAGE IN lHIS SUBDIVlSION SHALL BE IN ACCORDANCE ~lH lHE REQUIREMENTS ESTABLISHED BY lHE CITY OF BAKERSFIELD. STOCKDALE HIGHWAY IT IS ANTICIPATED lHAT lHE GRADING OF lHIS llRACT ~LL BE ~lHIN lHE AMOUNTS OUTLINED ~lHIN SECTION 16.16.030{0) OF lHE MUNICIPAL CODE. A 10' PUBLIC UTILITY EASEMENT (P.U.E.) IS PROPOSED AND IS LOCATED ON ALL FRONT AND SIDE YARDS ADJACENT TO ALL INTERNAL SllREETS. ALL RETURN RADII ARE 20' UNLESS OTHER~SE NOTED. ALL CUL-DE-SAC RETURN RADII ARE 25' UNLESS OlHER~SE NOTED. lHE PROPOSED PRIVATE SllREETS AND PRIVATE LANDSCAPE LOTS ARE TO BE PRIVATELY OWNED AND MAINTAINED BY A HOMEOWNERS ASSOCIATION. THE SUBDIVISION IS SUBJECT TO lHE ADOPTED WEST MING SPECIFIC PLAN AND DEVELOPMENT AGREEMENT NO. 07-310. THIS llRACT SHALL FOLLOW lHE "COMPLETE SllREEi POLICY PER RESOLUTION 108-2023. THERE ARE NO EXISTING SllRUCTURES ~THIN lHE BOUNDARY OF lHIS MAP. lHERE ARE NO EXISTING OIL WELLS ~lHIN lHE BOUNDARY OF lHIS MAP PER CALGEMS. THE PROPOSED REGIONAL SUMP ~LL BE LOCATED TO THE WEST IN EllHER PARCELS 2 OR 3 OF P.M. NO. 12492 PHASE 1. ,.--<£ HOVINa-lAM DRIVE • (PUBLIC) lHE FOLLO~NG SllREET NAMES ARE PROVIDED AS SUBSTITUTIONARY ALTERNATES. PLEASE CONSIDER lHESE NAMES IN lHE ORDER THEY ARE HEREBY SUBMITTED TO REPLACE NAMES ON lHE MAP lHAT MAY NOT BE ACCEPTABLE. 1. OVERHEE WAY 2. GILES LANE PHASING lHE NUMBERING OF lHE PHASES ARE FOR IDENTIFICATION PURPOSES AND DO NOT NECESSARILY IMPLY lHE ORDER OF DEVELOPMENT. lHIS llRACT ~LL BE DEVELOPED IN UP TO 6 PHASES. / ,c' -,;:::•c'>~c'::. ·::>c'~ ,,•··-' \ 31 33 20 ' ,' ,, ,'.;;;>- 20· 20· t------32 SCALE: 1" = 80' 80' 40' 0' 80' 1 60' :~-~~,-----, ____ ~; 30' or 50' BUILDING SETBACK NOTE r.7 STRUCTURES INCLUDING ACCESSORY BUILDINGS L!J AND SWIMMING POOLS ARE PROHIBITED. ABBRrnATIONS EX. EXISTING TYP. TYPICAL FD. FOUND t OENlERUNE CONC. CONCRETE A.C. ASPHALT CONCRffi DWY. CONORffi DRIVEWAY MON. MONUMENT LS LANDSCAPE AREA GR. GROSS AC. ACRES TRANS. TRANSFORMER O.H. OVERHEAD U.G. UNDERGROUND SCG SOUTHERN CALIFORNIA GAS CO. PG&E PACIFIC GAS AND ELECTRIC CO. U.S.A. UNDERGROUND SER~CE ALERT H.P. HIGH PRESSURE ELEC. ELECTRICAL TELE. TELEPHONE UTIL UTILITY SC STORM DRAIN REC. RECORD PER RECORDED TRACT LLA. LOT LINE ADJUSTMENT LS. UOENSED SURVEYOR P.M. PARCEL MAP No. NUMBER R/S RECORD OF SURVEY BK. BOOK PG. PAGE DOC. DOCUMENT O.R. OFFICIAL RECORDS B.C. BRASS CAP MKD. MARKED COR. CORNER SEC. SECTION INFO. INFORMATION W/ '111TH TOPOGRAPHY LEGEND: II • X 352.48 FOUND MONUMENT AS DESCRIBED FOUND CONC. MON. W/B.C. MKD. LS. 4383 IN LH. PER AMENDED TRACT No. 7255-UNIT 1, M. BK. 62, PGS. 9-14 FOUND CONC. MON. W/B.C. MKD. LS. 5612 IN LH. PER TRACT No. 7300-UNIT 8, M. BK. 66, PGS. 156-158 EXISTING POWER POLE EXISTING DOWN GUY EXISTING ELECTRICAL MmR or BOX EXISTING TRAFFC SIGN EXISTING STRffi NAME SIGN EXISTING WATER VALVE EXISTING FIRE HYDRANT EXISTING '111iARF HYDRANT EXISTING OIL WELL EXISTING SEWER MANHOLE EXISTING U.S.A. FLAG PER UTILITY COMPANY SURVEY ELEVATION EXISTING PIPELINE MARKER EXISTING PG&E GAS PIPELINE MARKER EXISTING PLAINS PIPELINE MARKER EXISTING TRAFFC SIGNAL PULL BOX EXISTING SEWER LINE EXISTING STORM DRAIN LINE EXISTING WATER LINE -El<1STING TELEPHONE LINE ·---------EXISTING GAS LINE o,---------EXISTING O.H. ELECTRICAL UNE(S) EXISTING EDGE OF PAVEMENT /, ----····""'' -EXISTING CHAIN LINK FENCE I I I I I I 11 11 11 I I I I 11 I I I I 11 I ~ VILLAGE CENTER PARKWAY---.. II II I I II I I I I II I I JI II JI I I _ II/ // 51• I <5' -~ -<9' J I I I II I I I I I II 6 -"----· EXISTING GROUND CONTOUR I I 0 ;;,s -a ::I -< (")~ ;o Q) :::e [Tl -::::i-0 -~ 0 C" .... ;o !!l. "' 0 0 C" (// a (I) -z '< 0 0 g :lE C. cc ,c-RQ'111UNE '--'UP EXISTING CURB AND GUTTER SHffi MATCH LINE PARCEL LINE A.LT.A. BOUNDARY ITEM NUMBER PER TITILE REPORT -----_ -L~ / ----- ii J I I I II I I I I II I I ii I I ii I I I I )I 12 13 14 ZONING: WM-R3 LAND USE: WM-HR c:;>, % 4 5 6 2 39 7 '!: __ ,:;:_ i!i AUTUMNVALE ~---c:..-;: A VENUE ~-(PUBLIC S1REET) 1 2 1 3 4 1 , i 2 20' 5 38 35 20' 20' 8 11 @ 20· ------------PHASE3 20· 4 5 20' 5 . 30' , ,i---i 'c-c-:c::--'-:_:::_:::_ -=---.... ""'.'-----,--:-/ ABBY DRIVE (PRIVATE STREET) PHASE 5 6 28 _____ ,, __ , __ _ 20· 13 34 31 30 20' 20' HEARTYALE WA'(-PHASE 4 {PRIVATE STREET) 20' 20' 12 15 16 27 20' 24 23 DAMARTS WA'( {PRIVATE STREET) -----·-•--... 20' 8 9 20' 12 6 20' 9 10 20· 14 27 19 20· 20 ---- 13 13 14 20· 17 26 20· 30' ro---; 20' 20· - 16 20' I,.:-. -'-----lL.-_ _,,.. I , __ _ 32 31 @ 20' 43 15 16 17 42 20· 39 38 ---BRAM8LEWOOD WAY {PRIVATE STREET) 18 19 20 21 --~ -·-·-···· 24 23 20· 35 34 20' 31 20' 20· 30' ; - 22 23 25 26 ,//'\_' GAS LINE ?ERMI.NENTI. Y ABANDONED ,,/ ' PEll N~llCflAL P!PEUNE WtP 19 18 24 23 22 19 18 17 16 17 18 19 30 29 27 ~ CHAMBER BOlJLEYARD -_-1;; :0,,0,::~: ,:-,~-'~:.:~F-• ------~------,.,-----" ''..., . ' ~0 i •• ' i i <-i :f ! '" ' ,) : _, -. c.-, SHEET 1 Castle & Cooke California, Inc. A PORTION OF SEC. 11, T.308., R.28E., M.D.M. WEST MING SPECIFIC PLAN VILLAGE "B" VESTING TENTATIVE TRACT NO. 7473 DATE 05 10 24 06 25 24 REVISIONS UPDATED PER C.O.B. 1ST CHECK DATED 04 19 24 UPDATED PER C.O.B. 2ND CHECK DA TED 05 29 24 BY EBT EBT 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CALIFORNIA 93311 (661) 834 -4814 ©2024 I DRA'lltll BY; EBT ! I.JOB NC: 6811.51 MCINTOSH &AssoclATES OF 4 SHEETS AutoCAD FlLE: 1151TT01 j 1ssuEC roR: I ioATE: 7 /24/24 NEW GEN ENGINEERING GROUP ;, ' ' j : '' iLl f >'. (;'>A,V/;, (l,t_\'s N.E. COR. SEC. 11, 30/26 --------------- • ' VESTING TENTATIVE TRACT NO. 7 4 73 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. NON-PLOTTABLE EASEMENT LANDSCAPE & TRACT NO. 7473 SUMMARY PRIVATE STREET LOT SUMMARY PIPELINE EASEMENT IN FAVOR OF CITY OF BAKERSFIELD RECORDED OCTOBER 10, 2023 AS DOC. NO. 223125077, O.R. (EXACT LOCATION OF EASEMENT IS NOT ASCERTAINABLE FROM RECORD) CANAL LOT SUMMARY # OF PRIVATE UNIT-LOT AREA (SF) 1-L0T "B" 2011 1-LOT •c• 1385 1-LOT "D" 19303 1-LOT "E n16 2-LOT •a• 836 2-LOT "r::' 1443 2-LOT "D" 7151 3-L0T •9• 7938 3--LOT •c• 1653 3-LOT "D" 704 3--LOT "E" 5758 4--LOT "B" 1564 4--LOT "r::' 8745 5--LOT •a• 5457 5-LOT •c• 10086 5-LOT "D" 3407 5-LOT "E" 13901 6-LOT "A" 42940 6-LOT "B" 108820 AREA UNIT LOTS ST. LOT (ACRES) 1 46 1 0.05 2 33 1 0.03 3 31 1 0.44 4 41 1 0.18 5 34 1 0.20 6 -- 0.03 TOTAL; 185 5 0.16 0.18 0.04 0,02 0.13 0.04 0.20 0.13 0.23 0.08 0.32 0.99 2.50 SCALE: 1" = 50' 50' 25' o' 50' 1 oo· .... i __ ~~---------"i \ \ \ \ \ \ HOVINGHAM DRIVE PRIVATE PUBLIC CANAL LS. LOT LS. LOT LOT UNIT LOT NAME AREA AREA (SF) (AC} 2 2 -1 LOT 'A' 73058.73 1.68 2 1 -2 LOT 'A' 45089.65 1.03 3 1 -3 LOT 'A' 43030.56 0.99 1 1 -4 LOT 'A' 62804.36 1.44 3 1 -5 LOT 'A' 19480.78 0.45 1 -1 TOTAL 243464.08 5.59 12 6 1 ';,'I :::.:1:;,::1_ Jt Cc'ii:.:~. 26 4560 SF -:'Yi~ FD. 0.04' EAST --,--.....--...l,.__....- & 0.12' SOUTH OF POSITION / / ;~;~: / ,,.. \'·· -,._" LOT •c• PRIVAlE LS. 25 4560 SF 109.00' 29 5558 SF 28 4945 SF 27 4560 SF 4&.5 -~ 59.6'/ 45.5-S ® "' 1o 33 0 d· "' <O :g 5059 SF + 5821 SF "' d "' " // ,r ~ q:f!a+"'· 6'. ·1 illl L~'r "D" PRIVAlE LS. 1o "' c-,i..;; "' -od N b 0 ,.: "' ;,, "' ., 0 - b 0 "' <O 80.27' 80.27 30 4987 SF 80.oo' 31 4560 SF 80.00' 32 4834 SF 20.00' b 0 ,.: "' b q I,; ,•' 30•· 20' FD. CONC. MON. IN LH. W/8.C. MKD. LS. 4383 PER TRACT No. 7255-UNIT I, M. BK. 61, PGS. 79-84 FD. CONC. MON. IN L.H. W/8.C. MKD. LS. 4383 PER P.M. No. 12492 PHASE 1, P.M. BK. 63, PGS. 25-28. g ill b 0 :fl 2 7582 87.64' =16.44' 23 4842 SF 84.67 22 4826 SF 84.67 21 4911 SF 84.67 20 4741 SF '84.67 25' ~ <O "' .--~-- '· .•,::~;~-::~;~:•;;' ,, . · : •• ✓:: .. : ':' ,,. -~'1tG !QP --.?}~.cl ~\.::~::;3::::,.,,:-. ~i- _,~::;/~"'5~~:>" 0 ~ ;,. '&.\ ".:::½>::.,t:::=====~=24~.6=0=' :;::====~ 57.00' 57.00' "•.,_~ L:===========::6::0::.27:::' =· ·==/::::t &±! N89~1'15"W ----~~ ~~~%-.. ··~PHASE 5 430.81' ---__ @ eff;~<r 19 4841 SF =16.14' ),t <'"" ;'.;;"': \ /:';:t1d5fii:;,.~ ,,.~,-,,,✓---a"'--+-~ \)~~ oi- } /:;;;J,ifi[!ff:/\'·.:.,:c"' 0,-<.{ d<d< ,'11\,~~<:>'l-'o :;ff!;if;i}ffP!:;:.:::·::-;··~w-, ~,~".,, ~?,.'\ 13,,•··/ 'Q~'\ ..-o- #J!ffiffi~~ ~~ 1:1if-· /ZONEX/ --~ VILLAGE CENTER PARKWAY--I \ \ \ \\ \ \ I \ \\ \ \ ·-\\ \ I I \ \\ \ \ / \V //1\ 1 I I I \ \ I I I I \ \ _,.. / / / \.o~ s~~ LOT ·s· <-<~~(\'}· N f "'"' --~¢'-1~'" ,,<o'!ii PRIVAlE LS. ~'3':""o•N· @~.----~~ - I.,,. ---~-.-'-11"'3."'3,,_o•_--"6,:,,6,:.5'--1 I <;j" .._. 41.49' 71.81' ~ ., " . -' i~ ;,, G:l • ,:--:: -0~ z 1 6328 SF 31.00' 2 4488 SF 20' L=ll.041'-, ,._=..., L=10.31' 20.98' ~ \1 .62' 54.06 =5.02' 5 "' 0 4146 SF :ii .74', 54.89' 5.66' 5.00' "' "' 6 + "' 3778 rf,,.o4' L=l0.31' J 20.98' 1 6125 SF ~ ~ ~ 0L=10.73' 4.34' 20.07 L=19.05' ,34' 2 4851 SF 3 4819 SF I I 4 4819 SF AUTUM VAL AVENUE 5 4819 SF 6 4912 SF 7.29' 'ii ~ \,, ..,_ @ 5943 SF I \ I 40 5717 SF 16.72 39 4838 SF 20' 3 4518 SF 37 3970 SF L= L=5. 38 4145 SF 5.00' 54.04' 5.66' ········ 9 4366 SF 4 3970 S 36 4366 SF .oo· .66' 54.89' 7 4366 SF 5.00' 54.04' 5.66' 9 4145 SF 5.7{ 54.89' 5.66' _______ ,, , 5.00' "' "' .. ~·10 + "' "' 0 3778 SF od ., L=ll.04' L=1031' ~ 20.98' ,.,. = 10.7 3' 20.07 L=19.05' 32 4366 SF 11 4366 SF 20' =. L=5. 30 4145 SF .66' 54.04' .00' "' r-, :.: 13 4145 SF =5.74' =1.56' 12 3970 S 54.89' 5.66' 5.00' "' "' 14 + 1,o ,,, 0 3778 SF 20' od <O L=ll.04' L=10.31' ~ 20.9 ' ' " L=l0.73' <lj 20.07' L=19.05' 28 4366 SF 15 4366 SF - ,f>' 26 4156 SF L=. L=5 ~ . ffl L=10.25 L=5. 5. L=7.3 44.50' 87.53' 17 4334 SF 18 8252 SF 16 4099 SF "' "' ,.: 20' N I =19.05' 24 7469 SF =10.73' (\ _,'!> 48.86' 20.98' " =10.31' =11.04' =21.25' =5.58' 93' <O <O od ,,, g ,.: "' 23 6720 SF 95.35' 22 6272 SF 84.69' 21 4827 SF 84.69' 20 4827 SF < ~ ·' " ;;j " w Q. <( u Ul C z ~ ~C.)~ ~_J~ "' ID .., :::, 'i-, Q. ,,, ~ • u • f-0 ...J i ': i r'" ' ; i: I' ., I c j"0 I' ., ;] I ; ; . k : c> '. ' ;--.;- I I I I ~~---------------~--(PUBLIC STREET) -- ~ "'· ": "' JI ii\-;;::;;. :• -oo•\56.50' -; \ _25_ ,,, 4366 SF i ""t!-==-==-i84;;.6;,9 =~~:.5,l!ll:-,-·r~~.. ~ ~.-- \ I ,,, ! i . I ::1 :1 ;/; ; i'! 30' WIDE CITr'OF.BAKERSFlELD SEWER LINE EASEMENT PER DOC. No. 0198089667'0~. 0::: ~...J 0::: .. w <.!) (/) z:::, z· 00 N~ ...J I I I I I ! I ' ' ::c U) ... :::, Cl) 0 "' ~ e, e, z z "' Ill Ill ~o?J z e, z Ill z Ill e, !I: Ill z n~ ... "' o~ 0 ~-I') "' <i ... I') © $ ~ OJ en<...-00 "' ~-z 00 "' ' " a:: ... 0 0 I !:: I • ~ ...J ~ C ~<v < 0 I') 0 . <O "'0 ~ ,__ 0 ...J ~ ID 0 w "' w f--LL <O en en~ o°' ' £ ow • e a:, "' ! I 0 <ii ~ ~ J >-~~ IIl ffi ffi Know what's below. Call before you dig. CITY RECORDS NO: ~----------------~--25 __ 4366 SF _21 ___ _ 4903 SF ~ VESTING TENTATIVE TRACT NO. 7473 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. SCALE: 1" = 50' 50' 25• o· 50' 1 oo' .__; ___,~~---; ___ ~; NON-PLOTTABLE EASEMENT PIPELINE EASEMENT IN FAVOR OF CITY OF BAKERSFIELD RECORDED OCTOBER 10, 2023 AS DOC. NO. 223125077, O.R. (EXACT LOCA llON OF EASEMENT IS NOT ASCERTAINABLE FROM RECORD) I I I I 11 I I I I 11 I I 11 I I I I I I ~ VILLAGE CENTER PARKWAY--- I I I I I I I I I I I I I I I I I I '5? ci 81.50' 2 4819 SF 1.50' 3 4819 SF II I I I I ::?~----..!8!!,f,§150?:_' --_j /J ..., II I I I I II 7 4645 SF 8 4646 SF 9 4645 SF 10 4646 SF ' o/ fi; ~ I 4 4819 SF 5 4819 SF , 32 5784 SF @ 6283 SF 45 ._4687 SF ··•.L=6.34' L=14.34' L=1. @=5.7 4730 SF 44 4366 SF -tr"!,l, 3 4163 SF 30 4366 SF 41 3970 SF 20.07 L=6.34' ;,j<~ L=14.34' 1>' ·,qi, ·-.. = L=5. 42 4145 SF 4 4366 SF 40 4366 SF 20.98' ..... ;~ =10.31' =11.04' 26 4366 SF 20.07 'i,o 39 ° 3778 SF :ii 37 3970 SF -. L=5. 38 4145 SF 10 4366 SF 8 4366 SF 36 4366 SF 22 4366 SF 20.07 20.98' .o,'i> =10.31' =11.04' 35 ! ~ ,.: 20· 3778 SF "' 12 4145 SF =!>./4' L=. L=5. 34 4145 SF • 12 4366 SF 21 5133 SF 14 4366 SF 32 5019 SF ~ 15 3970 SF 11 4809 SF J\<tJ, PHASE 1 BRAMBIEWOQD WAY LOT "A" ~~--------------------(PRIVA1£ S1R£Erf~-, -PRIVATE STREET -,,, in 21.50' ~ 5.00' 61.43' 5.66' '• 5.00' 54.04' 5.66' 5.00' 54.04' 5.66' .00' .66' 54.89' 13 9312 SF 12 5560 SF 21.90'" 33.51' =12.47 14 4664 SF 57.00°/ 54.00' 15 13 4485 SF :;i 54.00'• 57.00' 57.00' 57.00' 57.0Q'/ 57.00'/ 54.00' 19 13 4485 SF :;i 4.00'/ 907.88' 57.00' 57.00' 57.00' 21 . 13 4734 SF' :;i 57.00'• 57.00' 22 ~ 4734 SF ., 57.00'• , / N 54.00 57.00 ,. / ••• ✓ ,,,+' 25 "' 23 13 / //24 13 4485 SF /:;i. • 4734 SF :;i 4734 SF :;J ,/ "' " ,,/'\._ GAS LINE PERMANENTLY ABANDONED PER NATIONAL PIPELINE MAP 57.00'/ 57.00'/ 16 4335 SF 84.69' ; 18 / 4855 SF 17 8452 SF "' 15 4099 SF 7,~_41o9t-,,,--;;-:64:-i.2t:-l9,...._;,,...•W 26 =19.05' <O ... - 16 7742 SF =10.73' ~----"' 51.92' =2.47 =2.53 7.52' \ "! ~ ;;; 17 7375 SF 96.66' 18 5693 SF 89.94' 19 5053 SF 0 • l-g 1818 co 11? :Ji ~ ~--..,=---..I-"~· 86.37 30 4780 SF 81.62' 29 4564 SF 25' ~ ., w -CL. "'< ~ (..) "' en -o j ) U/ ::::f CD ::> CL. 4756 SF t 27 7119 SF <O 57.00'/ 53.98'• - '' ' I ,, l:i / J 70'~ i ' I : ., ii I r I ., ,,,-~ ,-- (';, :,:: . tl; ~-✓ I ,; ' ('.; .'1:: : 'i U) I J...,_ : i ',;? \' (} !-' . ,,,.,: ;2 a::: ~.....1 a::: Know what's below. Call before you dig. CITY RECORDS NO: -i -.; "' 0 z I-m "' Ill "' ;i: Ill z ... WEST RIW 55' G_L 55' 32' H.O.A. MAINTENANCE AREA I FL 48' I 48' I-----"'"-'-""""'-'======="--'---+------------""---------_,_,,,_,,_,_ --------,1------------~'-------FL -----·---1---------24' ----~-1 25' ' 7' 7' 11' 11' 12' 14' 12' LANDSCAPE 12,0-FT 8' BIKE TRAVEL LANE TRAVEL LANE TRAVEL LANE LANDSCAPED MEDIAN MUL Tl-PURPOSE LANDSCAPE COMBO TRAIL : 15' SIDEWALK EASEMENT TO COB NOTE: ' I ! j LANE DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FL OWL/NE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECT/ON TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS, 110-FT RIGHT-OF-WAY TYPICAL SECTION SOUTH ALLEN ROAD 12' 11' 12' 6' 7' TRAVEL LANE !RAVEL LANE TRAVEL LANE BIKE 5.5--FT I 18' LANE SW r ---- I ' I I I , NTS 32' N.O.A MAINTENANCE AREA 26' H.0.A. MAINTENANCE AREA 7' 12' LANDSCAPE 12.0-FT 8' MUL Tl-PURPOSE LANDSCAPE COMBO TRAIL 16' TRAVEL t.ANE (NO PARKING) 12' TRAVEL LANE I I I CL 56' -"i----------37-,--=-------------FL _____ /9-,------.sl 7' 18' LANDSCAPED MEDIAN 91 \ 9' 12' TRAVEL LANE 16' TRAVEL LANE (NO PARKING) 1[]-FT &FT 11' LANDSCAPE SW LANDSCAPE I ~! ~-==·=-=-_, !~ I I~ ~0:1 ISO~ (I 118-FTRIGHT-OF-WAY ii .,,i-------------------------------'-=-'--'-=-'-'----c__='_'._-------------------------1,<o NOTE: DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FLOWLINE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECT/ON TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS, TYPICAL SECTION ~ CHAMBER BOULEVARD BETWEEN VILLAGE CENTER PARKWAY AND SOUTH ALLEN ROAD NTS LANDSCAPE - NOTE: 32' H.O.A MAINTENANCE AREA 26' H 0.A. MAINTENANCE AREA . u q a· i----------------"-'--------.. ----,,-~-i.-------------'~---------------,.., 7' 25' FL f--'12,___·___,LceA:cN+D+S-"C""APc,E-~~1~2-~a-:;,F"'T=-~='8~' ---i--==~~-20' ="""-l----,---c==~1"'8~' ===--.,·-==--c-,~2"'0'====...+~~'0-ccFT~=--.,:5-ccF',T-t,-,-,...-.--..c, 1""1'==-l I MULTI-PURPOSE LANDSCAPE TRAVEL LANE /NO PARKING) LANDSCAPED MEDIAN TRAVEL LANE (NO PARKING) LANDSCAPE SW LANDSCAPE COMBO TRAIL 9' • I • 9' -----I I I I WEST RIW • VILLAGE CENTER PARKWAY NORTH RIW -CHAMBER BOULEVARD (West of VCP) WEST RIW -BOL THOUSE DRIVE 102-FT RIGHT-OF-WAY i EAST RJW -VILLAGE CENTER PARKWAY SOUTH RIW-CHAMBER BOULEVARD /WestofVCP) EAST RJW -BOL THOUSE DRIVE DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FLOWL/NE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECTION TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS. R/W I TYPICAL SECTION VILLAGE CENTER PARKWAY CHAMBER BOULEVARD (West of Village Center Parkway) 58,05' 63.42' 5' VARIES 35'-40' t ' I I I 57,99' 63.46' 35'-40' 5' I VARIES NTS I 7PROPOSED y 6" MEDIAN CURB V PROPOSED 6' HIGH PRIVATE BLOCK WALL PER SEPARATE PLANS 2.0% -.E!. 2,0% ,i.<1- 2.0% -~ 4 PROPOSED 5' SIDEWALK PER C.O.B, SID. ST-5 .J ~?c.~'Si.,._r:t/.;;, _ _,?'•' f•> .;-""--""' .,,,,,_ rs: :;;;;: ,1 ,i: ,,, . = TY = _ =. = )';;;;: &I ;;;, J0 ,{"0'.J".iJ ,-' ~--~--,__, ' ,-,, _ _, ' , __ _, ' R/W I I I ' I I I I I I I 5' I~ D I 4 ~ , '-- '---PROPOSED PAVEMENT SECTION AUTUMNVALE A VENUE SCALE: 1 '' = 10' 23' t 23' I 18' 18' 5' Rf I I ' I I I I I I 2.0% 2.0% -1,Q! I -- PROPOSED CURB & GUTTER PER C,0,8. SID, ST-1 PROPOSED 5' SIDEWAL~ PER C,O,B, SID, ST-5 •ct<':'-,'-' . P:i.o, ,;~ _:,:; -it, %7-"l;," '"E-'::-' ~1 '·UI \_ PROPOSED CURB & GUTTER PROPOSED PAVEMENT SECTION PER C.0.8. SID. ST-1 I E TYPICAL PRIVATE STREET \ 4 / SCALE: 1" = 10' - Ill "' ;i: Ill z ~ n-.. N o-0 -I') N .; "' I') © N I=' Ol -'-00 "' (/) < ... <:!, )-,'.' z 00 <O "' 'it g§ ... " z ~ Iu.l il _J ~ ~ < s:t ~ < (.) I') O • 00 "'0 ~ I-(.) _J ~ !Xl 0~ f.O w I-u. "' (/) (/) ~ t>: ~ • ow ~ 0 "' 00<{ i s o m ~ C rn -C ~ ... Plan 3 Plan 1 Plan 4Plan 2Plan 2Plan 4Plan 1 Plan 3 VESTING TENTATIVE TRACT NO. 7473 CLUSTER PLOT PLAN (TYP.) en ~--________ J_ ___________ ~ I I I ____! I I I I I I ,,., N 5' ___ l __ L_~ en -----~ ,,., N ,,., N 5' I ro __ _1 __ l __ _ en <O -----,,.., mMclNTOSH lLJl~ &AssoclATES CASTLE & COOKE CALIFORNIA, INC. NEW GEN ENGINEERING GROUP 10800 STOCKDALE HWY, STE 103 BAKERSFla.D. CA 93311 (661) 834-4814 Q: \PROJECTS\681150\X-PROJ\DWG\AL TA SURVEY\681150AL01 -DESIGN 0NL Y.DWG 40 0 10 20 40 SCALE: 1" = 40' JOB NO. 6811 .51 DATE: 07 /24/24 FILE NO. PLOT PLAN DONE BY: EBT SHEET 1 OF 1 n MclNTOSH II & AssocrATES NEW GEN ENGINEERING GROUP July 24, 2024 City of Bakersfield Development Services Department Planning Division 1715 Chester Avenue Bakersfield, CA 93301 Attention: Paul Johnson, Planning Director Reference: Zone Modification -Justification Letter Mc #6811.51 Dear Paul, On behalf of the developer, Castle & Cooke California, Inc., we hereby request a Zone Modification within Vesting Tentative Tract Map No. 7473, APN 524-270-30, to allow: 1. Reduced front, side and rear yard setbacks to those outlined in the West Ming Specific Plan in the R-2 zones where 15/20 feet, 4 feet, and 25 feet/20% of depth is required, respectively; 2. Reduced front and side yard setbacks to those outlined in the Bakersfield Municipal Code (BMC) Section 17.10.030 where 9/12/20 feet and 4 feet is required, respectively. This first request is based upon a small lot cluster design to accommodate higher density for a single-family environment. These clusters consist of 4 parcels clustered together with a shared drive aisle ending with an ellipse for common access to the lots. The reduced front, side and rear setbacks will allow this unique design. However, the proposed floor plans will encroach into the setbacks defined in the West Ming Specific Plan. The deviation request is outlined in the table below to show what is required versus being proposed. Setback WMSP Proposed Front -Main Structure 15 feet 8 feet Front -Garaqe Openinq 20 feet 18.58 feet Side 4 feet 2.93 feet Rear 25 feet or 20% lot depth 5 feet The second request is also based upon the small lot cluster design to accommodate higher density for a single-family environment, mentioned above. All of the structures will have front doors that are at least 13 feet from the front setback, in compliance with the 9 foot minimum front porch setback. The structure for Plan 1 has a room projection that is only 8 feet from the front setback. Thus, the reason for the request to reduce the front main Q:\PROJECTS\681151-TR7473\L TRS\Zone Mod\Letter of Justification.doc structure setback to 8 feet when 12 feet is required. The three other proposed structure plans (Plans 2-4) will be in compliance with the 12 foot front main structure setback. The front garage setback is 18.58 feet where 20 feet minimum is required. The reason for the request is due to the smaller lot widths and depths within the cluster configuration. All side setbacks will comply with the 4 foot minimum setback, except for a corner projection of structure Plan 1, which will be 2.93 feet from the side yard. All proposed structures will have a 5 foot minimum rear yard setback in compliance with the BMC. The deviation request is outlined in the table below to show what is required versus being proposed. Setback BMC Proposed Front -Porch 9 feet 13.48 feet Front -Main Structure 12 feet 8 feet Front -Garaqe Openinq 20 feet 18.58 feet Side 4 feet 2.93 feet Rear 5 feet 5 feet Additionally, the request is due to the tract constraints concerning street layout and design within the boundary, the canal to the north, South Allen Road, Chamber Street, and the Village Center Parkway alignment. Granting this modification will not be materially detrimental to the public's health and safety or injurious to the property or improvements in the zone or vicinity in which the subject property is located. Granting of the modifications is necessary to permit an appropriate improvement within the land division on the subject property. Thank you for your consideration in this matter. Sincerely, McIntosh & Associates };/Jiirt,w f\!J~ Whitney :a:::: (Yij Senior Planner cc: Blaine Neptune Scott Thayer Q:\PROJECTS\681151-TR7473\LTRS\Zone Mod\Letter of Justification.doc WEST MING SPECIFIC PLAN EXHIBIT 3-1 GENERAL PLAN LAND USE DESIGNATIONS November 2007 23 NOTE: 1)THESE LAND USE DESIGNATIONS ARE DEFINED IN CHAPTER 3, "LAND USE", OF THE SPECIFIC PLAN West Ming General Commercial West Ming High Medium Density West Ming High Density West Ming Low Medium Density West Ming Low Density West Ming Mixed Use West Ming Office West Ming Special Use Village Boundary Specific Plan Boundary CAMPUS PARK DRIVE UNION PACIFIC RAILROAD WM-LMRWM-LMR WM-LMR WM-LMR WM-LMR WM-LMR WM-LMR WM-LMR WM-LR WM-LR WM-LR WM-LMR WM-GC WM-HMR WM-HR WM-LMR WM-LR WM-MU WM-OC WM-SU WM-HMR WM-HMR WM-HMR WM-HMR WM-HR WM-HR WM-HMR WM-HMR WM-HMR WM-SU WM-SU WM-SU WM-OC WM-OC WM-GC KERN RI V E R C A N A L VILLAGE A VILLAGE B VILLAGE C VILLAGE D VILLAGE E VILLAGE F VILLAGE CENTER DISTRICT TOTAL 800 300 300 400 250 700 700 Not to exceed 7,450 1,403 598 740 995 652 1,995 2,323 Village DWELLING UNITS Minimum Maximum CHAMBER BOULEVARD WINDEMERE STREETVILLAGE A VILLAGE C VILLAGE D VILLAGE E VILLAGE F SPECIAL USE DISTRICT VILLAGE CENTER DISTRICT VILLAGE B WM-MUWM-MU MING AVENUE PACHECO ROAD I I I I I I I I I I I I WHITE LANE LEGEND - .-■■-■ ;_.,_J ..-••-·· ·-··..J SCALE: 1"=1200' 1200' 600' 0' 1200' 2400' A B C D E F Village CenterPublic Parks 6 6 6 6 56 ac. PUBLIC PARK SUMMARYMinimum Acres By Village*Total Public Park Acres To Be Provided *One or more of the public parks must be sized greater than the minimum in order to meet the 56 acre publicpark requirement for the project. Refer to Section 9.1 of the Specific Plan for details on this provision. CHAMBER BLVD WINDERMERE STCAMPUS PARK DR UNION PACIFIC RAILROAD MING AVE WHITE LN BUENA VISTA RDSOUTH ALLEN RDWE S T B E L TWA Y VILLAGE A VILLAGE C VILLAGE D VILLAGE E VILLAGE F SPECIAL USEDISTRICT VILLAGECENTERDISTRICT KERN RIVE R C A N A L EXHIBIT 9-1PUBLIC OPEN SPACE PLAN WEST MING SPECIFIC PLAN 1,000 0 1,000 2,000Feet ## N LEGEND PUBLIC PARKS VILLAGE BOUNDARY SPECIFIC PLAN BOUNDARY January 2024 B156 VILLAGE B . l -··-··-··-··-·· 11-11 11-11 . . ··-··-·· -··- ··-··--, I_,,_= -- A B C D E F Village CenterRecreational Centers 2 2 2 2 10 ac.Lake 5 5 ac.West Ming Central Park 20 20 ac.Total: 35 Acres PRIVATE PARK SUMMARYMinimum Acres By Village*Subtotals CHAMBER BLVD WINDERMERE STCAMPUS PARK DR UNION PACIFIC RAILROAD MING AVE WHITE LN BUENA VISTA RDSOUTH ALLEN RDWE S T B E L TWA Y VILLAGE A VILLAGE B VILLAGE C VILLAGE D VILLAGE F SPECIAL USEDISTRICT VILLAGECENTERDISTRICT KERN RIVE R C A N A L EXHIBIT 9-2PRIVATE OPEN SPACE PLAN WEST MING SPECIFIC PLAN 1,000 0 1,000 2,000Feet ## N LEGEND WEST MING CENTRAL PARK LAKE RECREATION CENTER VILLAGE BOUNDARY SPECIFIC PLAN BOUNDARY 2 AGE January 2024 VILLAGE E -CJ I .. _ .. I .. _ .. - -- - ■ Page 1 of 3 DRAFT RESOLUTION NO. ________ RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION TO APPROVE VESTING TENTATIVE TRACT MAP 7473 (PHASED) LOCATED AT THE NORTHWEST CORNER OF SOUTH ALLEN ROAD AND CHAMBER BOULEVARD IN WEST BAKERSFIELD. WHEREAS, McIntosh & Associates representing Bolthouse Land Company, LLC, filed an application with the City of Bakersfield Development Services Department requesting a Vesting Tentative Tract Map (VTTM) 7473 (the “Project”), and a modification request to allow alternate lot design, consisting of 185 residential lots, 1 canal lot, 6 public landscape lots, 5 private street lots, and 12 private landscape lots on 38.46 acres as shown on attached Exhibit “B”, in a WM-R2 (West Ming - Small Lot Single-Unit Dwelling) zone located at the northwest corner of South Allen Road and Chamber Boulevard in west Bakersfield, as shown on attached Exhibit “C; and WHEREAS, the application was deemed complete on July 25, 2024; and WHEREAS, the West Ming Specific Plan (GPA/ZC #03-1544) EIR, certified on April 29,2007, and incorporated by reference for this Project, documents that this subdivision is a later project that will not have a significant effect; based upon an initial environmental assessment, staff has determined the Project will not significantly effect the environment and, pursuant to State CEQA Guidelines Section 15162, the EIR certified for this Project is adequate and no further environmental documentation is necessary; and WHEREAS, the Secretary of the Planning Commission, did 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 Project, and notice of the public hearing was given in the manner provided in Title 16 of the Bakersfield Municipal Code; 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, the City of Bakersfield Planning 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, environmental review, and special studies (if any), 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 Page 2 of 3 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 application is a project under CEQA and noticed for public review. 3. Said Environmental Impact Review for the Project is the appropriate environmental document to accompany approval of the Project. In accordance with State CEQA Guidelines Section 15162, 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 West Ming Specific Plan (GPA/ZC #03-1544) EIR have been incorporated into the Project. 4. Urban services are available for the proposed development. The Project is within an area to be served by all necessary utilities and waste disposal systems. Improvements proposed as part of the Project will deliver utilities to the individual lots or parcels to be created. 5. The application, together with the provisions for its design and improvement, is consistent with the Metropolitan Bakersfield General Plan. (Subdivision Map Act Section 66473.5) The proposed density and intensity of development are consistent with the WM-LMR (West Ming/Low Medium Density Residential) land use classification on the property. Proposed road improvements are consistent with the Circulation Element. The overall design of the project, as conditioned, is consistent with the goals and policies of all elements of the General Plan. 6. Mineral right owners' signatures may be waived on the final map pursuant to Bakersfield Municipal Code Section 16.20.060 A.1. The applicant has provided evidence with the Project application that it is appropriate to waive mineral right owners’ signatures because in accordance with BMC Section 16.20.060 A.1., the party’s right of surface entry has been by recorded document prior to recordation of any final map. 7. In accordance with BMC 16.28.170 H, Village Center Parkway, Chamber Boulevard, South Allen Road function as a major street as shown on the Project, therefore the abutting double frontage lots are reasonable due to controlling factors as traffic, safety, appearance, and setback, and are approved with construction of a 6-foot high masonry wall separating the residential lot and the major street. Page 3 of 3 8. The request for modification(s) is consistent with sound engineering practices or subdivision design features. 9. The conditions of approval are necessary for orderly development and to provide for the public health, welfare, and safety. 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. This map pertains to the Environmental Impact Report previously approved in conjunction with the West Ming Specific Plan GPA/ZC #03-1544. 3. Vesting Tract Map 7473, is hereby approved with conditions of approval and mitigation measures shown on Exhibit "A". 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 (attached): Exhibit A: Conditions of Approval Exhibit B: Location Map Exhibit C: Tentative Map Exhibit D: Cluster Layout Site Plan By NTopete\S:\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_PC-Res.docx By NTopete \\\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx EXHIBIT “A” VESTING TENTATIVE TRACT 7473 CONDITIONS OF APPROVAL NOTE to Subdivider/Applicant: It is important that you review and comply with requirements and deadlines listed in the “FOR YOUR INFORMATION” packet that is provided separately. This packet contains existing ordinance requirements, policies, and departmental operating procedures as they may apply to this subdivision. PUBLIC WORKS 1. Approval of this tentative map does not indicate approval of grading, drainage lines and appurtenant facilities shown, or any variations from ordinance, standard, and policy requirements which have neither been requested nor specifically approved. 2. Prior to grading plan review submit the following for review and approval: 2.1. A drainage study for the entire subdivision, or a revision to the approved study. The study shall be approved, and any required retention shall be provided, and necessary easements shall be dedicated to the City. 2.2. For a private tract, the sump must be private and shall be privately maintained. 2.3. A sewer study to include providing service to the entire subdivision and showing what surrounding areas may be served by the main line extensions. 2.3.1. Pay sewer capacity mitigation fee equal to $350 per dwelling unit above the number of units allowed per the Allen Rd/Buena Vista Sewer Trunkline study. Sewer capacity mitigation fee shall be paid prior to recording of the final map for the Phase which exceeds the number of units allowed per the Trunkline study. 2.4. If the tract is discharging storm water to a canal, a channel, or the Kern River: In order to meet the requirements of the City of Bakersfield’s NPDES permit, and to prevent the introduction of sediments from construction or from storm events to the waters of the US, all storm water systems that ultimately convey drainage to the river or a canal shall have a mechanical device in the storm drain system to remove or minimize the introduction of oil, grease, trash, and sediments. This device shall be reviewed and approved by the City Engineer and shall provide the greatest benefit to the storm drain system with the least maintenance cost. 3. The following conditions must be reflected in the design of the improvement plans: 3.1. Final plan check fees shall be submitted with the first plan check submission. Exhibit “A” VTTM 7473 Page 2 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 3.2. Per Resolution 108-2023 the area within the Tract shall implement and comply with the “complete streets” policy. Complete streets will require pedestrian and bicycle access to the Tract from existing sidewalks and bike lanes. If there is a gap less than ¼ mile then construction of asphalt sidewalks and bike lanes to the tract will be required. 3.3. The subdivider shall install street lights on the interior, private streets. 3.4. Install traffic signal interconnect conduit and pull rope for the frontage in all arterials and collectors. Install conduit and pull ropes in future traffic signal locations 3.5. In addition to other paving requirements, on and off-site road improvements may be required from any collector or arterial street to provide left turn channelization into each street (or access point) within the subdivision (or development), where warranted and as directed by the City Engineer. Said channelization shall be developed to provide necessary transitions and deceleration lanes to meet the current CalTrans standards for the design speed of the roadway in question. 3.6. Off-site pavement and striping construction will be required to transition from the proposed/ultimate on-site improvements to the existing conditions at the time construction commences. Transitions must be designed in accordance with City Standards and/or the Caltrans Highway Design Manual. If existing conditions change during the period of time between street improvement plan approval and construction commencement, the street improvement plans must be revised and approved by the City Engineer. 3.7. Right turn deceleration lanes are required on arterials at all streets and access points if the 85th percentile speed is less than 45 mph and the peak hour turning volume is over 200, or if the 85th percentile speed is 45 mph or greater and the peak hour turning volume is over 25. 4. The subdivider is responsible for implementing the following: 4.1. The phasing map as submitted may be unbalanced with respect to the required improvements along the tract frontages. Therefore, in order to promote orderly development, each phase shall be responsible for an equal dollar amount of frontage improvement. Prior to recordation of each final map for any phase that does not construct its share of the improvements, the difference between the cost of the frontage improvements constructed and the phase share shall be placed into an escrow account. The money deposited in this account would be for the use of the developer of any future phase responsible for more than its share of improvements. The final per lot share will be based upon an approved engineer’s estimate. In lieu of the use of an escrow account, Exhibit “A” VTTM 7473 Page 3 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx the developer may choose to construct with each phase its proportionate share of the frontage improvements, with approval of the City Engineer. 4.2. The following conditions are based upon the premise that filing of Final Maps will occur in the order shown on the map with Phase 1 first, then Phase 2, etc. If recordation does not occur in that normal progression, then, prior to recordation of each final map, the City Engineer shall determine the extent of improvements to be done with that particular phase. 4.2.1. The following shall occur with Phase 1: 4.2.2. Construct S Allen Rd ½ width improvements according to the West Ming Specific plan for the full frontage of the tract map, from the northern tract boundary to the southern tract boundary. 4.2.3. Construct Chamber Blvd full-width improvements, excluding the landscape and multi-purpose trail on the south side, according to the West Ming Specific plan, for the full frontage of the tract map from S Allen Rd to Village Center Parkway. 4.2.4. Construct Village Center Parkway full-width improvements, excluding the landscape and multi-purpose trail on the west side, according to the West Ming Specific plan for the full frontage of the tract map from the northern tract boundary to Chamber Blvd. 4.2.5. Construct the Village Center Parkway full-width crossing of the Kern River Canal. If the number of phases or the boundaries of the phases are changed, the developer must submit to the City Engineer an exhibit showing the number and configuration of the proposed phases. The City Engineer will review the exhibit and determine the order and extent of improvements to be constructed with each new phase. The improvement plans may require revision to conform to the new conditions. 4.3. The subdivider is responsible for verifying that existing streets within the boundary of the tract are constructed to city standards and he will reconstruct streets within the boundary if not to standard. 4.4. Where streets do not have curb and gutter, construct a minimum section of 36 feet wide consisting of 2-12’ lanes, 2-4’ paved shoulders and 2 additional feet per side of either AC or other dust proof surface. 4.5. The use of interim, non-standard drainage retention areas shall be in accordance with the drainage policy adopted by letter dated January 24, 1997, and update letter dated October 20, 2000. Exhibit “A” VTTM 7473 Page 4 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 4.6. In order to preserve the permeability of the sump and to prevent the introduction of sediments from construction or from storm events, Best Management Practices for complying with the requirements of the Clean Water Act are required. 4.7. All lots with sumps and water well facilities will have wall and landscaping to the appropriate street standards, at the building setback with landscaping as approved by the Public Works and Parks Directors. Public access to public sumps for maintenance shall be provided by public streets unless otherwise approved. 4.8. Drainage basins shall be reviewed and approved by both the Public Works Department and the Water Resources Department. 4.9. Install blue markers in the street at the fire hydrants per the Fire Department requirements. 5. The following must be reflected in the final map design: 5.1. A waiver of direct access shall be required for all lots abutting any arterials and collectors. 6. Prior to recording the first final map: 6.1. The City Council must have taken final action for inclusion of this tract within the Consolidated Maintenance District. 6.2. Prior to recordation of the first final map, submit a street lighting plan for the interior streets. 6.3. The developer is required to construct an improvement which is on the facilities list for the Metropolitan Bakersfield Transportation Impact Fee: Allen Rd & Allen Rd/Chamber Blvd. The developer shall receive credit against his traffic impact fees for constructing this project. The developer must submit an appraisal, to be approved by the City Engineer, verifying the cost of the right-of-way to be acquired. This credit is not available until the improvements have been constructed by the developer and accepted for maintenance by the City. Any building permit issued prior to this acceptance shall pay the full impact fee. 6.4. If it becomes necessary to obtain any off site right of way and if the subdivider is unable to obtain the required right of way, then he shall pay to the City the up-front costs for eminent domain proceedings and enter into an agreement and post security for the purchase and improvement of said right of way. 6.5. Submit for the City’s Review and approval C.C. & R.’s and Property Owner’s Association By-Laws for the use and maintenance of all non- Exhibit “A” VTTM 7473 Page 5 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx dedicated, shared facilities. Among those non-dedicated, shared facilities will be the on-site sewer main lines and laterals and storm water retention basin(s) and associated storm drain lines and appurtenant facilities. 7. Prior to the recordation of the first final map within this project site, subdivider shall make written notification to the City Engineer of any public improvements required to be financed or constructed outside the boundaries of the tentative map(i.e., “offsite improvements”), as defined in BMC § 116.16.080(E), and the cost of such offsite improvements. The notice shall include an engineer’s estimate or other documentation as required by the City Engineer that outlines by line item the specific offsite improvements for purposes of verifying extension of time eligibility pursuant to Government Code Section 66452.6(a). The written notification and documentation are subject to approval by the City Engineer or his/her designee. 8. Prior to recording each final map: 8.1. The subdivider shall submit an enforceable, recordable document approved by the City Attorney to be recorded concurrently with the Final Map which will prohibit occupancy of any lot until all improvements have been completed by the subdivider and accepted by the City. 8.2. The subdivider shall submit an enforceable, recordable document approved by the City Attorney to be recorded concurrently with the Final Map containing information with respect to the addition of this subdivision to the consolidated maintenance district. Said covenant shall also contain information pertaining to the maximum anticipated annual cost per single family dwelling for the maintenance of landscaping associated with this tract. Said covenant shall be provided to each new property owner through escrow proceedings. If the parcel is already within a consolidated maintenance district, the owner shall update the maintenance district documents, including a Proposition 218 Ballot and Covenant, which shall be signed and notarized. 9. Prior to acceptance of the public improvements by the City: 9.1. The subdivider’s engineer shall: 9.2. Provide certification to the City Engineer that, except as otherwise provided, the private improvements have been constructed to City standards, ordinances, and policies, all in accordance with approved plans. 9.3. Submit to the City Engineer copies of the sewer video cassette, forms, and his inspection log. 9.4. Written verification shall be obtained from the Fire Department that all gates, locks, and keys have been installed or provided to their satisfaction. Exhibit “A” VTTM 7473 Page 6 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 9.5. The on-site sewer system shall be inspected with video equipment designed for this purpose and as approved by the City Engineer. The television camera shall have the capability of rotating 360°, in order to view and record the top and sides of the pipe, as required. The video inspection shall be witnessed by the subdivider’s engineer, who will also initial and date the “Chain of Custody” form. Any pipe locations revealed to be not in compliance with the plans and specifications shall be corrected. A recorded video cassette completed “Chain of Custody” form, and a written log (which included the stationing, based on the stationing of the approved plans, of all connected laterals) of the inspection shall be provided for viewing and shall be approved by the subdivider’s engineer prior to acceptance. After the subdivider’s acceptance of the system, the video cassette, forms, and logs shall be submitted to the City Engineer. 10. Prior to Notice of Completion: 10.1. The storm drain system, including the sump, shall be inspected and any debris removed. 11. Street Name Signs (SNS): 11.1. Metro Size SNS shall be installed at the intersection of local streets with Arterial and collector streets. 11.2. Standard SNS shall be installed at all other locations. 12. This subdivision is located within the Allen I Planned Sewer (Resolution 103-98 (1)) area and is subject to fees. Fees shall be paid prior to building permit issuance. 13. This subdivision is located within the West Ming Kern River Canal (Resolution 123-16) major bridge and thoroughfare area. Fees shall be paid prior to building permit issuance 14. This subdivision is located within the Ming West Beltway (Resolution 014-14) major bridge and thoroughfare area. Fees shall be paid prior to building permit issuance. SOLID WASTE 15. The Homeowners Association (HOA) shall ensure that all trash bins for residents occupying lots within the cul-de-sac of the cluster layout are placed at the sidewalk edge of the adjacent private street for Solid Waste collection. No vehicles shall be parked on the street where trash bins are located on the day of scheduled trash collection. Exhibit “A” VTTM 7473 Page 7 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx WATER RESOURCES 16. Prior to recordation of the final subdivision map the Subdivider shall: 16.1. Execute and record a Domestic Water Service Agreement with the Water Department. 16.2. Pay all applicable fees to the Water Department. 16.3. Submit a Will Serve Letter from the Water Department to the Development Services Department. 16.4. Submit water system plans to the Water Department for review and approval. Water system plans shall be prepared in accordance with the Water Department Standards and Specifications and per the Water Department’s engineering recommendations. 16.5. Drainage from this private tract shall be kept on site. Any proposed sump within the private development shall be privately maintained. FIRE SAFETY DIVISION 17. Pipeline Easements. 17.1. Concurrently with recordation of any phase that includes the pipeline easements or portions thereof, subdivider shall show the easements on the final map with a notation that structures including accessory buildings, habitable portion of a structure, garage, deck/patio, swimming pools or unoccupied permanent structure, are prohibited within the setback and record a corresponding covenant. 17.2. Prior to or concurrently with recordation of any phase that includes the pipeline easements or portions thereof, subdivider shall show on the final map that no habitable portion of a structure, garage, deck/patio, swimming pools or unoccupied permanent structure may be built within 50 feet of a gas main, or transmission line, or refined liquid product line with 36 inches of cover and record a corresponding covenant. 17.3. No structure may be within 40 feet of a hazardous liquids pipeline bearing refined product, within 48 inches or more of cover. If a pipeline meets these criteria, the 40-foot setback line shall be shown in the final map and a corresponding covenant shall be recorded prior to or concurrently with recordation of any phase that is affected. 17.4. No habitable portion of a structure may be built within thirty (30) feet of a crude oil pipeline operating at twenty percent (20%) or greater of its design strength. Exhibit “A” VTTM 7473 Page 8 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 17.5. Prior to or concurrently with recordation of any phase within 250 feet of the pipeline easements, subdivider shall record a covenant disclosing the location of the pipelines on all lots of this subdivision within 250 feet of the pipelines. American Petroleum Institute Standards and Guidelines for property development 18. Fire Apparatus Access Roads and Hydrants 18.1. When fire protection, including fire apparatus access roads and water supplies for protection, is required to be installed, such shall be installed and made serviceable prior to any building permit issuance and throughout the time of construction. 18.2. Dead-End fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4 (California Fire Code) Table D103.4 Requirments for Dead-End Fire Apparatus Access Roads Length (Feet) Width (Feet) Turnaround Required 0-150 20 None required 151-500 20 120-foot Hammerhead, 60-foot "Y" or 96-foot diameter cul-de-sac 501-750 26 120-foot Hammerhead, 60-foot "Y" or 96-foot diameter cul-de-sac Over 750 Special Approval Required 18.3. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus weighing at least 75,000 pounds and shall be surfaced with the first lift of asphalt to provide all-weather driving capabilities. RECREATION AND PARKS 19. Prior to recordation of the first final map, the subdivider shall enter into an agreement with the City, as approved by the City Attorney, to maintain the public walls and landscape areas on South Allen Road, Chambers Boulevard, and Village Center Parkway. These areas shall be maintained by an established (or annex into an existing) Homeowners Association (HOA) and CC & R’s for the subdivision. Exhibit “A” VTTM 7473 Page 9 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 20. VTTM 7473 is located within the boundary subject to the West Ming Specific Plan (WMSP) Development Agreement No. 07-310(1). This Agreement identifies Castle and Cooke, and Bolthouse, as the “Developer” required to dedicate and develop parks consistent with the WMSP. The 6-acre park located within Village B shall be required as part of the first future subdivision adjacent to this park. CITY ATTORNEY 21. 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 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 22. This subdivision shall comply with all provisions of the Bakersfield Municipal Code, and applicable resolutions, policies and standards as stated in the West Ming Specific Plan Development Agreement 07-0310. 23. The subdivision shall be recorded in no more than 7 phases. Phases shall be identified numerically and not alphabetically. Orderly development. 24. The final map shall include a statement similar to the following and as approved by the Planning Director. “The subdivision is subject to the adopted West Ming Specific Plan and Development Agreement No. 07-310. Orderly development. Exhibit “A” VTTM 7473 Page 10 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 25. The subdivider’s mitigation monitor (as approved by the Planning Director) shall submit the annual progress report in January of each year with detail information and evidence of compliance with all applicable Mitigation Measures for the West Ming Specific Plan for Village B. The report shall provide information for the previous calendar year. For orderly development in accordance with the West Ming Specific Plan EIR. 26. Prior to recordation of each final map, subdivider shall submit a “will serve” or “water availability” letter or other documentation acceptable to the Planning Director from the water purveyor stating the purveyor will provide water service to the phase to be recorded. Required for orderly development and provide for the public health, welfare and safety by ensuring water service to the subdivision at the time of final map recordation because the water purveyor has included an expiration date in the initial “will serve” letter. 27. Mineral Rights: Prior to recordation of the first final map, the following shall apply: 27.1. Subdivider shall submit written evidence that waiver(s) of surface entry has been obtained from 100% of the mineral right interest(s) for the entire area of this tract. Written evidence shall be submitted to the Planning Director in the form of a recorded document such as a grant deed or other instrument approved by the City Attorney. The proposed lots shown underlying the drill site shall be allowed to record subject all other conditions of approval of the tentative map. 27.2. Subdivider does not provide verification to the Planning Director that waiver of surface entry from all mineral rights owners have been obtained, the minimum 2-acre drill site drill site reservation as approved by the Planning Commission shall be recorded with the first final map, and prior to or concurrently with a the final map subdivider shall: 27.2.1. Record a covenant encumbering the drill site as such; 27.2.2. Record a covenant of all lots of this subdivision within 500 feet of the drill site disclosing the drill site location and possible activities; 27.2.3. Construct a six-foot high masonry wall with gate access around the drill site as shown on the tentative tract. However, upon approval by the Planning Director, wall construction may be defer until adjacent residential lots are recorded. Wall height shall be measured to the highest adjacent grade. 27.2.4. Have covenants reviewed approved by the City Attorney and Planning Director prior to recording. Exhibit “A” VTTM 7473 Page 11 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx Required to verify compliance with BMC Section 16.20.060 A. and orderly development. 28. In the event a previously undocumented well is uncovered or discovered on the project site, the subdivider is responsible to contact the Department of Conservation’s Division of Geologic Energy Management (CalGEM). The subdivider is responsible for any remedial operations on the well required by CalGEM. Subdivider shall also be subject to provisions of BMC Section 15.66.080 (B.) Police power based on public health, welfare and safety. 29. Prior to recordation of each final map on any phase, the subdivider shall construct a 6 foot high chain link fence, in accordance with City of Bakersfield Subdivision and Engineering Design Manual Standard D - 12 (aka S-10) including concrete curb, and approved by the City Engineer adjacent to the canal, as measured from highest adjacent grade, along the common property line. The concrete curb may be waived subject to Planning Director approval. The canal fence may not be bonded or secured. A temporary fencing plan may be approved by the Planning Director to facilitate project phasing. Canal fencing required to satisfy BMC Section 16.32.060 B.8.a and based on a finding to provide for the public health, safety and welfare. 30. Prior to recordation of each final map on any phase located within one-quarter mile of any concrete lined canal, the subdivider shall construct a 6 foot high chain link fence, in accordance with City of Bakersfield Subdivision and Engineering Design Manual Standard D - 12 (aka S-10) or equivalent to separate the subdivision and the unlined canal. The concrete curb for the chain link fence may be waived subject to Planning Director approval. The canal fence may not be bonded or secured. A temporary fencing plan may be approved by the Planning Director to facilitate project phasing. Requirement required to satisfy BMC Section 16.32.060 B.8.b and based on a finding to provide for the public health, safety and welfare. 31. Prior to recordation or concurrently with recordation of each final map, subdivider shall create a Homeowners Association (HOA) and CC&Rs for the subdivision, as approved by the City Attorney and Planning Director to maintain the common areas including the private street and private landscaping. Prior to recordation, subdivider shall submit HOA and CC&Rs to the City for review and approval. Orderly development. 32. For small lot subdivisions. Subdivider shall be required to comply with clear sight lines per BMC Section 17.08.175 on all corner lots. Prior to recordation of each final map, subdivider shall submit for substantial conformance, a diagram demonstrating the corner lot(s) comply with said section and have an adequate building envelop that meets required setbacks. (Note: if unable to comply, the lot(s) shall be adjusted to Exhibit “A” VTTM 7473 Page 12 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx comply with clear sight line and other applicable ordinances and be approved by the Planning Director prior to recordation of a final map.) Required for public safety. 33. Prior to recordation of Phase 1, subdivider shall have abandoned the Crimson Pipeline easement or relocated the easement as approved by the Planning Director to not obstruct the building envelop of any affected lots and comply with Fire Prevention setback regulations. (Orderly development and public safety) 34. The following Subdivision Ordinance deviations requests are approved. 34.1. Reduced lot frontage from 45 feet to 43.21 feet minimum on Phase 4, Lot 40 (BMC Section 16.28.170.B.1) 34.2. Reduced lot frontage to 20 feet minimum for lots located along an ellipse/cul-de-sac: Phase 1, Lots 32-33, 36-37, 40-41, 44-45; Phase 2 Lots 3-4, 7-8, 11-12,15-16, 21-22, 25-26, 29-30; Phase 3, Lots 2-3, 6-7, 10-11, 14-15; Phase 4, Lots 24-25, 28-29, 32-33, 36-37; Phase 5, Lots 3-4, 7-8, 11-12, 15-16 (BMC Section 16.28.170.B.3) 34.3. Reduced lot frontage from 35 feet to 27.97 feet minimum for Phase 1 Lot 26. (BMC Section 16.28.170.B.3) 34.4. Reduced lot depth to 60 feet minimum where 90 feet is required from Phases 1-5, All Lots (BMC Section 16.28.170.C) 34.5. Deviation to allow flag lots for: Phase 1, Lots 12, 13, 27; Phase 3, Lot 17; Phase 5, Lot 18 (Note: Minimum 20-foot width for lot frontage and pole portion of lot required. BMC Section 16.28.170.E) Exhibit “A” VTTM 7473 Page 13 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 34.6. Deviation from the sideline of lots being right angles to the street with the lot faces for: Phase 1, Lots 31-46; Phase 3, Lots 1-16, 20-31; Phase 4, Lots 8-19,23-41; Phase 5, Lots 1-17 (BMC Section 16.28.170.F) 34.7. Double frontage lots for: Phase 1, Lots 1-30; Phase 2, Lots 16-19; Phase 3, Lots 17-19; Phase 4, Lots 1-6, 20-24; Phase 5, Lots 18-24 (BMC 16.28.170.H) 34.8. Reverse corner/key lots for: Phase 2, Lots 1, 2, 31-33; Phase 3, Lots 16 and 17; Phase 4, Lots 7, 8, 38-40; Phase 5, Lots 17, 18, 32, 33 (BMC 16.28.170.P) Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 03-1544 MITIGATION MEASURES FROM ENVIRONMENTAL IMPACT REPORT: AGRICULTURAL RESOURCES 35. The applicant shall mitigate loss of 2,182 acres of agricultural lands (of the overall West Ming Specific Plan area), on a one-to-one basis, by selecting one or more of the items described below. The applicant shall submit written verification of the applicant’s compliance with this mitigation measure to the Planning Director’s satisfaction at the time of recordation of final tract maps and parcel maps for urban development or support facilities as contemplated in the West Ming Specific Plan. Compliance with this condition may be phased as the project is developed. The amount of agricultural land to be mitigated shall be equal to the amount of land being developed as each phase is developed. 35.1. Funding and/or purchase of agricultural conservation easements. Such easements shall be accepted or purchased and monitored and enforced by a land trust or another appropriate entity. Funds may be used for Exhibit “A” VTTM 7473 Page 14 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx easement purchases, ongoing monitoring and enforcement, transaction costs, and reasonable administrative costs. 35.2. Contribution of agricultural land or equivalent funding to an organization that provides for the preservation of farmland in California. Funds may be used for purchases, ongoing monitoring and enforcement, transaction costs, and reasonable administrative costs. 35.3. Purchase of credits from an established agricultural farmland mitigation bank approved by applicable governmental authority. 36. During the life of the project, if the City of Bakersfield or other responsible agency adopts an agricultural land mitigation program that provides equal or more effective mitigation than measures listed above, the applicant may choose to participate in that alternate program to mitigate loss of agricultural land impacts. Prior to participation in the alternate program, the applicant shall obtain written approval from the City of Bakersfield agreeing to the participation, and the applicant shall submit written verification of compliance with the alternate program at the same time described above in the first paragraph. 37. Agricultural land used for mitigation shall be of at least equal agricultural classification as the land being converted or be capable of being developed as such; that is, mitigation land shall be classified or developed as Prime Farmland, Farmland of Statewide Importance, etc., (as established by the California Department of Conservation in the Farmland Mapping and Monitoring Program), the mitigation acreage being at least equivalent in classification to the converted land, or being capable of producing the same or equivalent crops as the land being converted. 38. Completion of the selected mitigation measure, or with the Planning Director’s approval, a combination of the selected mitigation measures, can be on qualifying agricultural land within the San Joaquin Valley (San Joaquin, Stanislaus, Merced, Fresno, Madera, Kings, Tulare, Kern), or outside the San Joaquin Valley with written evidence that the same or equivalent crops can be produced on the mitigation land.” (EIR Mitigation Measure 5.1.A.1) AIR QUALITY 39. Prior to grading plan approval, the applicant shall demonstrate to the City of Bakersfield and the San Joaquin Valley Air Pollution Control District that all construction activities and operations will comply with local zoning codes, and District Regulation VIII (Rules 8011-8081) and implementation of all other control measures (BACMs) as stated in GAMAQI. (Mitigation Measure 5.2.B.1.) 40. Prior to the approval of building permits, the applicant shall comply with District Regulation II, specifically, the project will be subject to Best Available Control Exhibit “A” VTTM 7473 Page 15 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx Technology (BACT) in accordance with the District’s New Source Review (NSR) Rule. As a part of the District permitting process, any emissions exceeding the District’s offsetting thresholds would have to be offset back to the thresholds on a stationary source by stationary source basis. Accordingly, these NSR Offsets will reduce ROG net emissions by 22.92 tons per year (from 90.97 tons per year to 68.05 tons per year) and reduce NOX net emissions by 14.00 tons per year (from 33.20 tons per year to 19.20 tons per year). (Mitigation Measure 5.2.C.1.) 41. Prior to the approval of building permits, the applicant shall comply in all respects with developer’s obligations under that certain Air Quality Mitigation Agreement approved by the San Joaquin Valley Air Pollution Control District, and entered into by and between the District and developer, a copy of which is contained within the appendices of the Air Quality Assessment in Appendix C of this Draft EIR. Developer’s compliance with the Air Quality Mitigation Agreement will result in a reduction of ROG, NOX, and PM10 net emissions to zero or in quantities sufficient to fully mitigate the project’s air quality impacts to the extent that the development of the project will result in no net increase in criteria pollutant emissions over the criteria pollutant emissions which would otherwise exist without the development of the project, all as verified by the San Joaquin Valley Air Pollution Control District. Accordingly, the Air Quality Mitigation Agreement will further reduce ROG net emissions by 68.05 tons per year (from 68.05 tons per year to 0 tons per year), will further reduce NOX net emissions by 19.20 tons per year (from 19.20 tons per year to 0 tons per year), and will reduce PM10 net emissions by 38.79 tons per year (from 38.79 tons per year to 0 tons per year). It should be restated that approximately 39.42 tons per year of ROG, 28.22 tons per year of NOx, and 43.28 tons per year of PM10, from onsite agricultural emissions will be subtracted from the proposed project emissions since they will be phased out as the project is developed. (Mitigation Measure 5.2.C.2.) BIOLOGICAL RESOURCES 42. Prior to grading plan approval, the project applicant shall pay a Habitat Mitigation Fee in accordance with Section 15.78.030 of the City of Bakersfield Municipal Code and MBHCP. (Mitigation Measure 5.3.A.1.) 43. Prior to grading plan approval, the project proponent shall comply with all appropriate terms and conditions of the MBHCP to the City regarding San Joaquin kit fox. The MBHCP requires certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall be followed to prevent entrapment of kit fox in dens. Specific measures during the construction phase of the project shall be implemented and include the following: 43.1. A pre-construction survey shall be conducted prior to site grading to search for active kit fox dens. The survey shall be conducted not more than 30 days prior to the onset of construction activities in areas subject to development to determine the necessity of den excavation. Exhibit “A” VTTM 7473 Page 16 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 43.2. Monitoring and excavation of each known San Joaquin kit fox den which cannot be avoided by construction activities. 43.3. Notification of wildlife agencies of relocation opportunity prior to ground disturbance in areas of known kit fox dens. 43.4. Excavations shall either be constructed with escape ramps or covered to prevent kit fox entrapment. All trenches or steep-walled excavations greater than three feet deep shall include escape ramps to allow wildlife to escape. Each excavation shall contain at least one ramp, with long trenches containing at least one ramp every 0.25 mile. Slope of ramps shall be no steeper than 1:1. 43.5. All pipes, culverts or similar structures with a diameter of four inches or greater shall be kept capped to prevent entry of kit fox. If they are not capped or otherwise covered, they will be inspected prior to burial or closure to ensure no kit foxes, or other protected species, become entrapped. 43.6. All employees, contractors, or other persons involved in the construction of the project shall attend a “tailgate” session informing them of the biological resource protection measures that will be implemented for the project. The orientation shall be conducted by a qualified biologist and shall include information regarding the life history of the protected species, reasons for special-status, a summary of applicable environmental law, and measures intended to reduce impacts. A report summarizing the date, time, and topics of the “tailgate” session, list of attendees and identification of qualified biologist conducting session shall be submitted to the Planning Director within 10 days of the “tailgate” session. 43.7. All food, garbage, and plastic shall be disposed of in closed containers and regularly removed from the site to minimize attracting kit fox or other animals. (Mitigation Measure 5.3.A.2.) 44. Since kit foxes are known to exist in the general area, it is recommended that all construction personnel involved in initial ground disturbance receive sensitive species instruction prior to initial ground phases of construction. Any evidence, such as dens, should be avoided and reported to the reviewing agencies for resolution. (Mitigation Measure 5.3.A.3.) 44.1. Prior to grading plan approval, the project applicant shall comply with the following raptor nest mitigation: 44.1.1. If site grading is proposed during the avian nesting season (February to September), a focused survey for avian nests shall be conducted by a qualified biologist prior to grading activities in order to identify active nests in areas potentially impacted by project implementation. Exhibit “A” VTTM 7473 Page 17 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 44.1.2. If construction is proposed to take place during the nesting season (February to September), no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified biologist). Habitat containing nests that must be removed as a result of project implementation shall be removed during the non-breeding season (October to January). 44.1.3. Preconstruction surveys shall include a survey for burrowing owl. If active burrowing owl burrows are detected outside of breeding season (September 1 through January 31), passive and/or active relocation efforts may be undertaken if approved by CDFG and USFWS. If active burrowing owl burrows are detected during breeding season (February 1 through August 31), no disturbance to these burrows shall occur in accordance with the Migratory Bird Treaty Act. (Mitigation Measure 5.3.A.4.) Although the following conditions of approval are not required to reduce potential environmental impacts that are currently known to be less than significant, they are included to ensure these conditions are implemented with the West Ming EIR/West Ming Specific Plan: 45. The applicant shall be required to survey for nesting raptors following the survey methodology developed by the Swainson’s hawk Technical Advisory Committee (SWHATAC, 2000), prior to any disturbance on the project site that is within 5 miles of a potential nest tree (CDFG, 1994) to ensure that the findings in the EIR are still applicable and no new measures are required. However, if new information is found that detects an active nest of a Swainson’s hawk within 5 miles of the project site and a potential significant impact could occur, additional CEQA documentation would be required as outlined in Section 15162 of the CEQA Guidelines. This additional environmental documentation may involve consultation with CDFG. 46. The applicant shall be required to conduct trapping prior to ground disturbance activities to confirm that the Tipton kangaroo rat (Dipodomys nitratoides nitratoides) is not located on the project site. However, if new information is found that detects the Tipton kangaroo rat (Dipodomys nitratoides nitratoides) on the project site, potential significant impact could occur and additional CEQA documentation would be required as outlined in Section 15162 of the CEQA Guidelines. This additional environmental documentation may involve consultation with CDFG and United States Fish and Wildlife Service (USFWS). 47. The applicant shall be required to implement a no construction buffer zone of a minimum distance of 250 feet, unless a qualified biologist approved by CDFG verifies through non-invasive methods that either: 1) the birds have not begun egg laying and incubation; or 2) that juveniles from the occupied burrows are foraging independently and are capable of independent survival, and that in the event burrowing owls are detected within the area of ground disturbance, passive and/or Exhibit “A” VTTM 7473 Page 18 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx active relocation efforts may be undertaken subject to approval by CDFG and USFWS. 48. The applicant shall consult with USFWS and CDFG, where applicable, prior to any ground disturbance activities. This consultation is to ensure that the findings in the EIR are still applicable and no new measures are required. However, if new information is found that identifies a potential significant impact, additional CEQA documentation would be required as outlined in Section 15162 of the State CEQA Guidelines. This additional CEQA documentation may involve obtaining a USFWS 10(a)1(b) Incidental Take Permit and/or a State Incidental Take Permit pursuant to Section 2181(b) of the Fish and Game Code. CULTURAL RESOURCES 49. Prior to grading plan approval within the project site, a qualified archaeologist shall attempt to find evidence of the previously recorded sites. If the qualified archaeologist finds evidence of the previous recorded sites, the resources shall be evaluated for significance and integrity using the criteria established in the CEQA Guidelines for unique cultural resources and/or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places. If the resources are found to be significant, specific measures shall be recommended. In addition, the grading plans shall state that archaeological monitoring by a qualified archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of the 10 cultural sites and 26 isolates that were previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring. If the qualified archaeologist does not find evidence of the previous recorded sites, the grading plans shall state that archaeological monitoring by a qualified archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of the 10 cultural sites and 26 isolates that were previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring. Following are the specific measures. 49.1. The archaeological monitor shall attend a pre-grade meeting to explain the role of the monitor during grading activities. 49.2. If cultural resources are detected within the project area, the cultural resources must be recorded using appropriate State record forms (DPR523 series) and following guidelines in the California Office of Historic Preservation’s handbook “Instructions for Recording Historical Resources.” Exhibit “A” VTTM 7473 Page 19 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx The archaeologist will then submit two (2) copies of the completed DPR523 forms to the Southern San Joaquin Valley Information Center for the assignment of trinomials. 49.3. If cultural resources are detected within the survey areas, they must be evaluated for significance and integrity using criteria established in the CEQA Guidelines for unique cultural resources and/or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places. 49.4. If cultural resources are found within the project footprint, appropriate mitigation measures and recommended conditions of approval must be developed to eliminate adverse project effects on significant, important, and unique historical resources, following appropriate CEQA and/or National Historic Preservation Act Section 106 guidelines. 49.5. A technical resources management report is required. The report must document the inventory, evaluation, conclusions and mitigation recommendations. Submit two copies of the completed report, with original illustrations, to the Southern San Joaquin Valley Information Center for permanent archiving. (Mitigation Measure 5.4.A.1.) 50. Prior to grading plan approval, the grading plans shall state that paleontological monitoring shall take place during construction excavation activities that result in excavations of six feet below ground surface or greater within the project site. Following are the specific measures. (Mitigation Measure 5.4.C.1.) 50.1. Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. 50.2. Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. 50.3. Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository. 50.4. Submit a summary report to the City of Bakersfield. Transfer collected specimens with copy of report to the repository. 51. Prior to grading plan approval, the grading plans shall state that if human remains are encountered on the project site, the Kern County Coroner’s Office shall be contacted within 24 hours of the find, and all work in the immediate vicinity shall be halted until a clearance is given by that office and any other involved agencies. (Mitigation Measure 5.4.D.1) Exhibit “A” VTTM 7473 Page 20 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx GEOLOGY AND SOILS 52. Prior to grading plan approval, an erosion control plan for construction activities that describe the best management practices (BMPs) that will be used to reduce the potential for soil erosion and loss of top soil. The erosion control plan shall be submitted to the City of Bakersfield Public Works Department for review and approval. The BMPs could include soil stabilizers and silt fencing as well as other measures. (Mitigation Measure 5.5.B.1.) HAZARDOUS AND HAZARDOUS MATERIALS 53. Prior to site plan approval, applicant shall provide evidence that future active oil wells and associated equipment will meet the California Division of Oil, Gas and Geothermal Resources regulations and public health and safety regulations, or provide other assurances that residents and visitors will not be exposed to health hazards from the routine transport, use, or disposal of hazardous materials, prior to development of affected portions of the project. (Mitigation Measure 5.6.F.1) 54. Prior to grading plan approval where there is an existing drilling and/or production operations of exploration oil wells and including disposal wells, the project applicant shall have the locations surveyed, located, and marked by a licensed land surveyor or civil engineer authorized to practice land surveying. A map shall be furnished to the Office of Environmental Services showing how all existing petroleum related facilities will be protected and integrated into the proposed development. The California Division of Oil, Gas and Geothermal Resources and the City of Bakersfield development standards shall be met. (Mitigation Measure 5.6.F.2.) 55. Before grading plan approval, all drilling and production activities shall be subject to all fire and safety regulations as required by the Bakersfield City Fire Department. The City Code 15.66.040 and 15.66.080 Well Site Development Standards Setback states that no petroleum well shall be drilled nor shall any storage tank and other production related structures be located within: 55.1. 75 Feet of the right-of way of any dedicated public street, highway, railroad or private street, or adopted specific plan line of any street or highway; 55.2. No streets may be constructed within 75 feet of any oil well unless it has been properly abandoned; 55.3. 100 Feet of any building including dwellings, except buildings incidental to the operation of the well; 55.4. 1,000 feet of sensitive receptors which include residential area, schools, daycare centers, hospital, convalescent homes and other large immobile populations; 55.5. 300 Feet of any public assembly; Exhibit “A” VTTM 7473 Page 21 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 55.6. 25 Feet of a storage tank or boilers, fired heaters, open flame devices or other sources of ignition; 55.7. A solid masonry wall 8 feet high shall encompass the entire well site. Two gates, as nearly opposite as possible to each other shall be installed; 55.8. Pipelines utilized for all petroleum related operations shall be buried a minimum of 3 feet below grade. (Mitigation Measure 5.6.F.3) 56. The Pipeline Development Policy of the City of Bakersfield Fire Department is as follows: 56.1. No habitable portion of a structure may be built within 50 Feet of a gas main, or transmission line, or refined liquid product line with 36 inches of cover; 56.2. No structure may be within 40 Feet of a hazardous liquids pipeline bearing refined product, with 48 inches or more of cover; 56.3. No habitable portion of a structure may be built within 30 Feet of a crude oil pipeline operation at 20% of its design strength; 56.4. Prior to or concurrently with filing of a final map, a covenant shall be recorded on all lots of this tract, or portion thereof, which are within 250 Feet of any gas transmission lines. Covenant shall acknowledge proximity of pipeline easement to said property and describe the name, type and dimension of the pipeline. Prior to recordation, the subdivider shall submit and obtain approval of covenant wording with the City Attorney, Office of Environmental Services and City Engineer. (Mitigation Measure 5.6.F.4) Prior to recordation of a final map, any abandoned wells within the grading envelope shall have the surface area returned to its natural condition including but not limited to cleaning all oil, oil residues, drilling fluids, mud and other substances; leveling, grading or filling of sumps, ditches, and cellars including removal of all lining material to the satisfaction of the Department of Oil, Gas and Geothermal Resources. (Mitigation Measure 5.6.G.1.) 57. Prior to recordation of a final map, all stained soils observed within the grading envelope near the active water wells, idle water wells, and former water wells shall be shall be tested. If the soils are found to be hazardous, the soils shall be disposed of in accordance with applicable federal, state and local regulations. The applicant shall provide the City with evidence that any hazardous soils found onsite have been disposed of in accordance with federal, state, and local laws. (Mitigation Measure 5.6.G.2) 58. Prior to recordation of a final map, a written verification shall be obtained from the Department of Oil, Gas and Geothermal Resources that abandoned wells within the Exhibit “A” VTTM 7473 Page 22 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx grading envelope were properly abandoned pursuant to their regulations. The written verification shall be submitted to the City. (Mitigation Measure 5.6.G.3.) 59. Prior to recordation of final map, any lot or parcel within the grading envelope containing an abandoned well shall be encumbered with a deed restriction specifying the exact location of said well and prohibiting any construction within said 10 feet of an abandoned oil well. This is required by the City Municipal Code 15.66.080, Development encroachment in petroleum areas. (Mitigation Measure 5.6.G.4.) 60. Prior to recordation of a final map, information on the location of the pipelines and any information regarding safety concerns of these pipelines shall be provided to the Bakersfield City Fire Department. Prior to grading activities, Pacific Gas and Electric Company and/or any other company with pipelines running through the affected portions of the project site shall be notified of the construction activity within the corresponding easement. If any pipelines have any problems or if a pipeline is ruptured during development, the Bakersfield City Fire Department shall be notified. (Mitigation Measure 5.6.G.5.) 61. If during grading and construction, a pipeline accident occurs or potential unknown buried hazardous materials are found, and/or if unidentified materials are discovered in the testing of the soil, health and safety procedures shall be implemented. These procedures shall include, at a minimum, emergency medical, evacuation of the site and/or threatened area, and notification action. Notification shall include but not be limited to the following agencies: The City of Bakersfield, Department of Toxic Substance Control (DTSC), Bakersfield City and/or County Fire Department, and the Regional Water Quality Control Board (RWQCB). Evacuation and determination regarding the type of contamination encountered and best course of action would be determined by the ranking official and the required mediation measures shall be implemented.(Mitigation Measure 5.6.G.6.) 62. Prior to grading and building plan approvals, the grading and building plans shall state that all work will stop immediately if any unknown odorous or discolored soil or other possible hazardous materials arise during any part of the testing, grading, or construction on the project site. (Mitigation Measure 5.6.G.7.) 63. Prior to grading plan approval, the handling and storage of hazardous and acutely hazardous materials shall be restricted to less than threshold planning quantities within 1,000 feet of sensitive receptors which include residential areas, schools, daycare centers, hospital, convalescent homes and other large immobile populations. Sensitive receptors shall not be approved within zones of cancer risk identified by a health risk assessment of greater than 10 in 1,000,000. (Mitigation Measure 5.6.K.1.) 64. Prior to recordation of a final map, or as otherwise determined by the City of Bakersfield Building Director in writing, for onsite areas that are currently in 100-year flood hazard area, the project applicant is required to obtain a Letter of Map Exhibit “A” VTTM 7473 Page 23 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx Revision (LOMR) from the Federal Emergency Management Agency (FEMA). The LOMR shall identify that the area of the proposed development has been removed from the Zone A FEMA designation and submitted to the City of Bakersfield Building Department. Developer shall provide to the City all documentation regarding the LOMR. 65. If the City of Bakersfield Building Director defers compliance of determine the location of within Federal Emergency Management Agency (FEMA) Flood Zone this condition to a time after recordation of a final map, the subdivider shall depict the Zone A FEMA designation boundaries on the final map, or concurrently with recordation of each final map, a covenant shall be recorded on all lots affected by Flood Zone A which discloses Flood Zone A, as designated by the Federal Emergency Management Agency (FEMA). The covenant shall be submitted to the Planning Director for review and approval by the Planning Director and City Attorney prior to recordation. If FEMA approves removal or change to this flood zone designation, the developer may request that the Planning Director approve the recordation of a covenant to reflect the designation change. HYDROLOGY AND WATER QUALITY 66. Prior to grading plan approval, the project applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP) that conforms to the State Water Resources Control Board NPDES permit in which the City of Bakersfield is a co-permitee. The SWPPP shall specify Best Management Practices (BMPs) to prevent construction- related pollutants from reaching storm water and all products of erosion from moving off-site. The SWPPP shall require approval by the State Water Resources Control Board and verification of approval provided to the City of Bakersfield Planning Department. (Mitigation Measure 5.7.A.1.) NOISE 67. Prior to site plan approval for commercial and industrial uses adjacent to residential uses, the project applicant shall conduct a noise study to determine the appropriate measures to reduce potential noise levels to meet the City’s noise level performance standards. If commercial and industrial uses are proposed adjacent to residential uses, appropriate measures would include setbacks, sound barrier, or a combination of both. (Mitigation Measure 5.8.C.1) 68. Prior to City approval (conditional use permit, site plan, building permit, fire department permit, etc.) for the construction of an oil well adjacent to sensitive land uses, the project applicant shall conduct a noise study to determine the appropriate measures to reduce potential noise levels to meet the City’s noise level performance standards. If sensitive land uses are proposed to adjacent existing oil wells, appropriate measures would include setbacks, sound barrier, or a combination of both. If oil wells are proposed adjacent to existing sensitive land uses, the engines associated with the oil wells could be converted to electric motors, Exhibit “A” VTTM 7473 Page 24 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx sound barriers could be used, or setbacks could be established. (Mitigation Measure 5.8.C.2) 69. Prior to grading plan approval, the grading plans shall state that construction activities associated with development of the project site would be required to be in conformance with Section 9.22.050 of the City of Bakersfield Municipal Code which limits construction to the hours of 6 a.m. to 9 p.m. on weekdays, and between 8 a.m. and 9 p.m. on weekends, where construction occurs less than 1,000 feet from residences. (Mitigation Measure 5.8.E.1) 70. Prior to grading plan approval, the grading plans shall state that construction equipment shall be equipped with mufflers and maintained in accordance with the equipment’s’ factory specifications. During construction activities, the construction equipment muffler and maintenance records shall be onsite. (Mitigation Measure 5.8.E.2) TRANSPORTATION 71. Prior to the issuance of building permits, the project applicant shall participate in the Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local mitigation improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with the proposed project are as follows. The timing of these improvements is estimated below; however, all of these improvements shall be completed as the significance thresholds are reached. (Mitigation Measure 5.11.A.1) Measures 5.11.A.11 and 6.3.11.A.1 (Regional Transportation Impact Fee – Regional Mitigation) Prior to the issuance of building permits, the project applicant shall a) participate in the current, full RTIF program as modified by the Construction Cost Index (CCI) or b) mitigate everything to Level of Service C through the payment of their calculated Regional Impact Fee AND pay a local transportation impact mitigation fee. For the calculated Regional Impact Fee, the applicant shall submit revised funding calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated based upon the adopted RTIF at time of further subdivision. Measure 5.11.A.11 and 6.3.11.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project traffic study), prior to subdivision updated estimates shall be submitted and approved. The local mitigation fee shall be based upon the proponent’s share of the cost to upgrade the affected facilities to Level of Service C, and shall be adjusted annually by the CCI in the same manner as the Regional Transportation Impact Fee. The cost of the upgrade shall be the City’s costs and shall include, but not be limited to, all costs of obtaining and clearing right-of-way, all utility relocations, and all construction. Construction shall include but not limited to: curb, gutter, sidewalk, pavement, signal modification, landscape and wall replacement, Exhibit “A” VTTM 7473 Page 25 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx drive approaches, catch basin replacement, additional storm drain where necessary, streetlights, striping and signing. Unit costs used in the traffic study may be outdated due to recent rises in construction costs and shall be updated as appropriate. Applicant shall participate in the improvements required on a pro-rata fair share basis, prior to the issuance of building permits, based upon the approved estimates. It is the Public Works Department’s decision as to which methodology adequately mitigates the cumulative traffic impacts associated with the project to a level of less than significant. Year 2015 Intersection • Allen Road and Westside Parkway Westbound Ramps - Construct one southbound through lane. • Allen Road and Westside Parkway Eastbound Ramps - Install signal and construct two southbound left turn lanes. • Ming Avenue and Project Entrance No. 1 - Provide all-way-stop. • Ming Avenue and South Allen Road - Install signal. • Ming Avenue and Ashe Road - Construct one southbound right turn lane. • South Allen Road and Chamber Boulevard - Install signal. • South Allen Road and Project Entrance No. 2 - Install signal. • White Lane and Campus Park Drive - Install signal. • White Lane and South Allen Road - Construct one eastbound left turn lane, one eastbound right turn lane, one westbound left turn lane, one southbound right turn lane, one eastbound through lane, two westbound through lanes, one southbound through lane, and provide overlapping phase for westbound and northbound right turn lane. • White Lane and Windermere Street - Install signal. • White Lane and Buena Vista Road - Construct two eastbound though lanes and one northbound left turn lane. • South Allen Road and Campus Park Drive - Install signal. • Buena Vista Road and Campus Park Drive - Construct one southbound through lane, one eastbound left turn lane, and one eastbound through lane. • Panama Lane and Northbound Ramps West Beltway - Construct one eastbound through lane and one northbound left turn lane. • Panama Lane and South Allen Road - Construct one westbound right turn lane and one southbound right turn lane. • Panama Lane and Buena Vista Road - Construct one southbound left turn lane. • Panama Lane and Ashe Road - Construct one northbound through lane. Roadway Segment • Stockdale Highway - Gosford Road to Ashe Road - Add two lanes. • Allen Road - Stockdale Highway to Ming Avenue - Add two lanes. • South Allen Road - Ming Avenue to Chamber Boulevard - Add two lanes. Exhibit “A” VTTM 7473 Page 26 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • South Allen Road - Chamber Boulevard to White Lane - Add two lanes. • South Allen Road - White Lane to Campus Park Drive - Add two lanes. • South Allen Road - Campus Park Drive to Pacheco - Add two lanes. • South Allen Road - Harris Road to Panama Lane - Add two lanes. • Buena Vista Road - White Lane to Campus Park Drive - Add two lanes. • Buena Vista Road - Campus Park Drive to South Project Entrance - Add two lanes. • Buena Vista Road - South Project Entrance to Panama Lane - Add two lanes. Year 2030 Intersection • Calloway Drive and Westside Parkway Westbound Ramps - Construct one southbound right turn lane. • Calloway Drive and Westside Parkway Eastbound Ramps - Construct one northbound right turn lane. • Stockdale Highway and Buena Vista Road - Construct one eastbound right turn lane. • Stockdale Highway and Old River - Provide overlapping phase for westbound right turn lane. • Ming Avenue and Project Entrance No. 1 - Install signal and construct one eastbound right turn lane, one westbound left turn lane, one northbound right turn lane, and one eastbound through lane. • Ming Avenue and South Allen Road - Construct one northbound left turn lane, one southbound left turn lane, one eastbound through lane, one westbound through lane, one northbound through lane, one southbound through lane, and provide overlapping phase for northbound right turn lane and eastbound right turn lane. • Ming Avenue and Buena Vista Road - Construct one eastbound through lane. • Ming Avenue and Gosford Road - Provide overlapping phase for eastbound right turn lane. • South Allen Road and Chamber Boulevard - Construct one eastbound left turn lane, one westbound left turn lane, two northbound left turn lanes, one southbound left turn lane, one southbound right turn lane, one northbound through lane, and one southbound through lane. • South Allen Road and Project Entrance No. 2 - Construct one northbound left turn lane, one northbound through lane, and one southbound through lane. • White Lane and Campus Park Drive - Construct one eastbound right turn lane, one eastbound through lane, two westbound through lanes, and one southbound through lane. • White Lane and South Allen Road - Construct one northbound left turn lane, one southbound left turn lane, one eastbound through lane, one southbound through lane, one northbound through lanes, and provide overlapping phase for southbound right turn lane. Exhibit “A” VTTM 7473 Page 27 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • White Lane and Windermere Street - Construct one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one northbound right turn lane, one southbound right turn lane, one eastbound through lane, and one westbound through lane. • White Lane and Buena Vista Road - Construct one westbound left turn lane, one northbound through lane, and one southbound through lane. • White Lane and Gosford Road - Construct one westbound through lane. • South Allen Road and Campus Park Drive - Construct two eastbound left turn lanes, one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one northbound right turn lane, one southbound left turn lane, one southbound right turn lane, and one northbound through lane. • Buena Vista Road and Campus Park Drive - Construct one westbound right turn lane, one northbound left turn lane, and one southbound right turn lane. • South Allen Road and South Allen Entrance - Install signal. • Old River Road and Harris Road - Construct one eastbound left turn lane and one westbound left turn lane. • Buena Vista Road and South Project Entrance - Install signal. • South Allen Road and Harris/Pensinger Road - Construct one northbound through lane. • Gosford Road and Harris Road - Construct one northbound through lane. • Panama Lane and Buena Vista Road - Construct one westbound left turn lane and one southbound through lane. Roadway Segment • Stockdale Highway - Buena Vista Road to Old River Road - Add two lanes. • Ming Avenue - Ming Avenue Project Entrance to South Allen Road - Add two lanes. • Ming Avenue - South Allen Road to Buena Vista Road - Add two lanes. • Ming Avenue - Old River Road to Ashe Road - Add two lanes. • Ming Avenue - New Stine Road to Old Stine Road - Add two lanes. • White Lane - West Beltway to Allen Road - Add two lanes. • Allen Road - Rosedale Highway to Brimhall Road - Provide for divided roadway. • Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Allen Road - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes. • Allen Road - Stockdale Highway to Ming Avenue - Provide for divided roadway. • South Allen Road - Ming Avenue to Chamber Boulevard - Provide for divided roadway. • South Allen Road - Chamber Boulevard to White Lane - Add two lanes and provide for divided roadway. • South Allen Road - White Lane to Campus Park Drive - Add two lanes. Exhibit “A” VTTM 7473 Page 28 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • South Allen Road - Campus Park Drive to Pacheco - Add two lanes. • Buena Vista Road - Ming Avenue to Chamber Boulevard - Add two lanes. • Buena Vista Road - Chamber Boulevard to White Lane - Add two lanes. • Buena Vista Road - White Lane to Campus Park Drive - Add two lanes and provide for divided roadway. • Buena Vista Road - Campus Park Drive to South Project Entrance - Provide for divided roadway. • Buena Vista Road - South Project Entrance to Panama Lane - Provide for divided roadway. • Coffee Road - Rosedale Highway to Brimhall Road - Add two lanes. • Gosford Road - Harris Road to Panama Lane - Add two lanes. UTILITIES AND SERVICE SYSTEMS 72. Prior to the issuance of building permits for the onsite water facilities (i.e., water lines and water wells), the construction and operational impacts such as noise, traffic, and air emissions on adjacent land uses need to be adequately addressed in accordance with the CEQA Guidelines. Construction activities are required to occur at times specified in the Municipal Code as well as ensure that mufflers are on the construction equipment. Operational noise levels associated with the water wells are required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District Guidelines and long term emissions associated with the water well pump would require an air permit from the District. (Mitigation Measure 5.12.B.1) 73. Prior to the recordation of final maps, the project applicant shall demonstrate to the City of Bakersfield Public Works Department that the existing sewer trunk lines and the existing sewer lift station on White Lane are adequate to accommodate project flows. If the development of the individual tracts results in the exceedance of the capacities of the existing facilities, the existing facilities shall be expanded or new facilities shall be constructed to adequately serve the proposed tract. (Mitigation Measure 5.12.C.1) 74. Prior to the issuance of building permits, the project applicant shall pay sewer connection fees to the City of Bakersfield Public Works Department. The fees would be used to provide adequate sewer facilities to convey wastewater from the project site to Wastewater Treatment Plan No. 3 as well as contribute to the cost to increase the capacity of the treatment plant. (Mitigation Measure 5.12.C.2) 75. Prior to the issuance of building permits for the onsite and offsite sewer facilities, the construction and operational impacts such as noise, traffic, and air emissions on adjacent land USES need to be adequately addressed in accordance with the Exhibit “A” VTTM 7473 Page 29 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx CEQA Guidelines. Construction activities are required to occur at times specified in the Municipal Code as well as ensure that mufflers are on the construction equipment. Operational noise levels associated with any sewer lift stations are required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District Guidelines and long term emissions associated with the lift station would require an air permit from the District. (Mitigation Measure 5.12.C.3) 76. Prior to the issuance of building permits for the onsite drainage facilities, the construction and operational impacts such as noise, traffic, and air emissions on adjacent land uses need to be adequately addressed in accordance with the CEQA Guidelines. Construction activities are required to occur at times specified in the Municipal Code as well as ensure that mufflers ARE on the construction equipment. Operational noise levels associated with the drainage pumps are required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District Guidelines and long term emissions associated with the drainage pumps would require an air permit from the District. (Mitigation Measure 5.12.E.1) CUMULATIVE IMPACTS Transportation and Traffic 77. Prior to the issuance of building permits, the project applicant shall participate in the Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local MITIGATION improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with cumulative development (i.e., the cumulative growth of “background-related” traffic with the addition and contribution of project-generated traffic) in the years 2015 and 2030 are as follows (Note: All project-generated impacts and corresponding mitigation measures/improvements are included in both Section 5.11 and Section 6.3.11): (Mitigation Measure 6.3.11.A.1.) Measures 5.11.A.11 and 6.3.11.A.1 (Regional Transportation Impact Fee – Regional Mitigation) Prior to the issuance of building permits, the project applicant shall participate in the RTIF program. The applicant shall submit revised funding calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated based upon the adopted RTIF at time of further subdivision. Measure 5.11.A.11 and 6.3.11.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project traffic study), prior to the issuance of building permits, updated estimates shall be Exhibit “A” VTTM 7473 Page 30 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx submitted and approved. Unit costs used in the traffic study may be outdated due to recent rises in construction costs and shall be updated as appropriate. Applicant shall participate in the improvements required on a pro-rata, fair share basis, prior to the issuance of building permits, based upon the approved estimates. Year 2015 Intersections • Rosedale Hwy & Allen Road - Construct one northbound through lane. • Rosedale Highway and Calloway Drive - Construct one northbound left turn lane, one northbound right turn lane, and one eastbound through lane. • Rosedale Highway and Coffee Road - Construct one eastbound through lane and one westbound through lane. • Brimhall Road and Allen Road - Construct one southbound through lane • Allen Roadway and Westside Parkway Westbound Ramps - Install signal. • Allen Road and Westside Parkway Eastbound Ramps - Install signal. • Calloway Drive and Westside Parkway Westbound Ramps - Install signal. • Calloway Drive and Westside Parkway Eastbound Ramps - Install signal. • Coffee Road and Westside Parkway Westbound Ramps - Install signal. • Coffee Road and Westside Parkway Eastbound Ramps - Install signal. • Ming Avenue and South Allen Road - Provide all-way-stop. • Ming Avenue and Gosford Road - Construct one westbound right turn lane and one northbound right turn lane - “Providing Full expansion per COB Std. Det. T-4.” • Ming Avenue and Ashe Road - Construct one eastbound right turn lane and one northbound right turn lane. • Ming Avenue and New Stine Road - Construct one southbound right turn lane. • Buena Vista Road and Chamber Blvd. - Install signal. • White Lane and South Allen Road - Install signal. • White Lane and Buena Vista Road - Construct one southbound left turn lane and one southbound through lane. • White Lane and Ashe Road - Construct one eastbound left turn lane and one westbound left turn lane. • White Lane and Wilson Road - Construct one southbound right turn lane. • White Lane and Wible Road - Construct one westbound through lane. • Buena Vista Road and Campus Park Drive - Install signal. • South Allen Road and Harris/Pensinger Road - Install signal. • Panama Lane and West Beltway Southbound Ramps - Install signal and construct one westbound left turn lane, two southbound right turn lanes, and one eastbound through lane. • Panama Lane and West Beltway Northbound Ramps - Install signal and construct two eastbound left turn lanes, one westbound right turn lane, one northbound right turn lane, and one westbound through lane. Exhibit “A” VTTM 7473 Page 31 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Panama Lane and South Allen Road - Install signal and construct two eastbound left turn lanes, one westbound left turn lane, one northbound left turn lane, two southbound left turn lanes, one westbound through lane, and one eastbound through lane. • Panama Lane and Windermere Street - Construct one eastbound through lane and one westbound through lane. • Panama Lane and Buena Vista Road - Install signal and construct one eastbound left turn lane, one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one southbound left turn lane, and one eastbound through lane. • Panama Lane and Mountain Vista Drive - Construct one eastbound through lane and one westbound through lane. • Panama Lane and Gosford Road - Construct one northbound through lane and one southbound left turn lane. • Panama Lane and Reliance Drive - Install signal. • Panama Lane and Ashe Road - Install signal and construct one southbound left turn lane. • Panama Lane and Wible Road - Construct one westbound through lane, one southbound through lane, and provide overlapping phase for northbound right turn lane. • McCutchen Road and Buena Vista Road - Provide all-way-stop. Roadway Segments • Buena Vista Road - Panama Lane to McCutchen Road - Add two lanes. • Calloway Drive - Brimhall Road to WB Westside Parkway - Add two lanes • Calloway Drive -Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes • Calloway Drive - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes • Coffee Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Coffee Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Gosford Road - Panama Lane to McCutchen Road - Add two lanes. • Rosedale Highway - Calloway Drive to Coffee Road - Add two lanes. • Stockdale Highway - Enos Road to Nord Avenue - Construct divided roadway. • Stockdale Highway - Nord Avenue to Wegis Road - Add two lanes. • Stockdale Highway - Wegis Road to Heath Road - Add two lanes • Stockdale Highway - East of New Stine Road - Add two lanes. • Ming Avenue - West Beltway to Ming Project Entrance - Construct two lane roadway • Ming Avenue - Ming Project Entrance to South Allen Road - Construct two lane roadway • Ming Avenue - South Allen Road to Buena Vista Road - Construct two lane roadway. Exhibit “A” VTTM 7473 Page 32 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Ming Avenue - Ashe Road to New Stine Road - Add two lanes. • White Lane - West Beltway to South Allen Road - Construct two lane roadway. • White Lane - South Allen Road to White Lane Project Entrance - Construct two lane roadway. • White Lane - White Lane Entrance to Buena Vista Road - Construct two lane roadway. • White Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes. • Panama Lane -Gosford Road to Ashe Road - Add two lanes, construct as divided roadway. • Panama Lane - Stine Road to Wible Road - Add two lanes. • Allen Road - Rosedale Highway to Brimhall Road - Add two lanes • Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Allen Road -Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes. • South Allen Road - Ming Avenue to Chamber Boulevard - Construct two lane roadway • South Allen Road - Chamber Boulevard to White Lane - Construct two lane roadway • South Allen Road - White Lane to Campus Park Drive - Construct two lane divided roadway • South Allen Road - Campus Park Drive to Pacheco - Construct two lane divided roadway • South Allen Road - Pacheco Road to Harris Road - Construct four lane roadway • South Allen Road - Harris Road to Panama Lane - Construct two lane divided roadway • South Allen Road - Panama Lane to McCutchen Road - Construct two lane roadway. • Year 2030 Intersections • Buena Vista Road and Harris/Pensinger Road - Install signal. • Hageman Road and Calloway Drive - Construct one northbound through lane and one southbound through lane. • Rosedale Highway and Calloway Drive - Construct one eastbound left turn lane and one westbound left turn lane. • Rosedale Highway and Coffee Road - Construct one eastbound right turn lane, one westbound left turn lane, one northbound left turn lane, and provide overlapping phase for northbound right turn lane. • Rosedale Highway & Allen Road - Construct one southbound left turn lane. • Brimhall Road and Allen Road - Construct one southbound left turn lane. • Brimhall Road and Jewetta Avenue - Construct one southbound through lane. Exhibit “A” VTTM 7473 Page 33 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Brimhall Road and Calloway Drive - Construct one southbound through lane. • Brimhall Road and Coffee Road - Construct one northbound left turn lane. • Allen Roadway and Westside Parkway Westbound Ramps - Construct one westbound left turn lane and one westbound right turn lane. • Calloway Drive and Westside Parkway Westbound Ramps - Construct two northbound left turn lanes, one northbound through lane, and one southbound through lane. • Calloway Drive and EB Westside Parkway - Channelize eastbound right turn lane; and construct one southbound left turn lane, one northbound through lane, and one southbound through lane. • Coffee Road and Westside Parkway Eastbound Ramps - Construct one eastbound right turn lane, one southbound through lane, one northbound through lane, one northbound right turn lane, and southbound left turn lane. • Coffee Road and Westside Parkway Westbound Ramps - Construct one northbound left turn lane, one southbound right turn lane, one westbound left turn lane, and one southbound through lane. • Truxtun Avenue and Coffee Road - Construct one northbound through lane. • Stockdale Highway and Allen Road - Construct one eastbound left turn lane and provide overlapping phase for westbound right turn lane. • Stockdale Highway and Old River Road - Construct one westbound through lane “for Full expansion per COB Std. Det. T-4. • Stockdale Highway and Gosford Road - Construct one westbound right turn lane and one northbound right turn lane. • Stockdale Highway and New Stine Road - Construct one eastbound right turn lane, one eastbound left turn lane, one northbound right turn lane, and one southbound through lane. • Ming Avenue and Buena Vista Road - Construct one westbound right turn lane, one northbound through lane, and one southbound through lane. • Ming Avenue and Gosford Road - Construct one eastbound through lane, one westbound through lane, one northbound through lane, and one southbound through lane. • Ming Avenue and Ashe Road - Construct one westbound right turn lane. • Ming Avenue and New Stine Road - Construct one eastbound right turn lane and one westbound right turn lane. • Ming Avenue and Old Stine Road - Construct one eastbound left turn lane. • White Lane and South Allen Road - Construct one northbound through lane. • White Lane and Buena Vista - Construct one westbound right turn lane. • White Lane and Old River - Construct one northbound through lane and provide overlapping phase for westbound right turn lane. • White Lane and Gosford Road - Construct one westbound left turn lane, one southbound left turn lane, one northbound left turn lane, and one northbound through lane. Exhibit “A” VTTM 7473 Page 34 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • White Lane and Ashe Road - Construct one southbound left turn lane and one northbound left turn lane. • White Lane and Wilson Road - Construct one eastbound left turn lane. • White Lane and Stine Road - Construct one westbound right turn lane and one southbound right turn lane. • White Lane and Wible Road - Construct one eastbound right turn lane, one northbound through lane, southbound through lane, and provide overlapping phase for northbound right turn lane. • South Allen Road and Harris/Pensinger Road - Construct one eastbound left turn lane, two eastbound right turn lanes, one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one southbound left turn lane, one southbound right turn lane, one southbound through lane, and provide overlapping phase for southbound right turn lane. • Harris Road and Old River Road - Construct one northbound through lane and one southbound through lane. • Harris Road and Gosford Road - Construct one southbound left turn lane. • Panama Lane and West Beltway Southbound Ramps - Channelize southbound right turn lane; and construct one eastbound right turn lane, one westbound through lane, and one eastbound through lane. • Panama Lane and West Beltway Northbound Ramps - Construct one westbound right turn lane, one northbound right turn lane, one eastbound left turn lane and one westbound through lane. • Panama Lane and South Allen Road - Construct one eastbound right turn lane, one northbound right turn lane, one westbound through lane, and provide overlapping phases for westbound right turn lane and southbound right lane. • Panama Lane and Buena Vista Road - One eastbound left turn lane, one northbound right turn lane, one southbound right turn lane, one eastbound through lane, one southbound through lane, two northbound through lanes, two westbound through lanes, and provide overlapping phase for westbound right turn lane. • Panama Lane and Gosford Road - Construct one eastbound left turn lane, two eastbound through lanes, one eastbound right turn lane, one westbound left turn lane, two westbound through lanes, one northbound left turn lane, one northbound through lane, one northbound right turn lane, one southbound left turn lane, two southbound through lanes, and provide overlapping phase for westbound right turn lane. • Panama Lane and Mountain Vista Drive - Install signal. • Panama Lane and Reliance Drive - Construct two eastbound through lanes, one westbound through lane, and one westbound left turn lane. • Panama Lane and Ashe Road - Construct one eastbound left turn lane, one westbound left turn lane, one northbound left turn lane, two eastbound through lanes, one westbound through lane, and one southbound through lane. • Panama Lane and Golden Gate/Mountain Ridge Drive - Install signal. • Panama Lane and Stine Road - Construct one eastbound through lane. Exhibit “A” VTTM 7473 Page 35 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Panama Lane and Wible Road - Construct one westbound left turn lane. • McCutchen Road and Buena Vista Road - Install signal and construct one eastbound left turn lane, one northbound left turn lane, one southbound left turn lane, and one southbound right turn lane. • McCutchen Road and Old River Road - Install signal. • McCutchen Road and Gosford Road - Install signal. Roadway Segments • Buena Vista Road - Stockdale Highway to Ming Avenue - Add two lanes. • Buena Vista Road - Panama Lane to McCutchen Road - Construct as divided roadway. • Calloway Drive - Hageman Road to Rosedale Highway - Add two lanes. • Calloway Drive - Rosedale Highway to Brimhall Road - Add two lanes. • Calloway Drive - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Calloway Drive -Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Calloway Drive - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes. • Old River Road - South of Taft Avenue - Add two lanes. • Gosford Road - Panama Lane to McCutchen Road - Add two lanes, construct as divided roadway. • Gosford Road - McCutchen Road to Taft Highway - Construct as divided roadway. • Stockdale Highway - Enos Road to Nord Avenue - Add two lanes. • Ming Avenue - South Allen Road to Buena Vista Road - Construct as divided roadway. • Ming Avenue - Old Stine Road to Real Road - Add two lanes. • White Lane - West Beltway to South Allen Road - Construct as divided roadway. • White Lane - South Allen Road to White Lane Project Entrance - Add two lanes • White Lane - White Lane Entrance to Buena Vista Road - Add two lanes roadway. • White Lane - Gosford Road to Ashe Road - Add two lanes. • White Lane - Stine Road to Wible Road - Add two lanes. • White Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes. • Panama Lane - Gosford Road to Ashe Road - Add four lanes. • Panama Lane - Ashe Road to Stine Road - Add four lanes. • Panama Lane - Stine Road to Wible Road - Add two lanes. • Panama Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes. • Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Construct as divided roadway. • Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Construct as divided roadway. Exhibit “A” VTTM 7473 Page 36 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Allen Road -Westside Parkway Eastbound Ramps to Stockdale Highway -Construct as divided roadway. • South Allen Road - White Lane to Campus Park Drive - Construct as divided roadway. • South Allen Road - Campus Park Drive to Pacheco Road - Construct as divided roadway. • South Allen Road - Pacheco Road to Harris Road - Add two lanes, construct as divided roadway. • South Allen Road - Harris Road to Panama Lane - Construct as divided roadway. Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 18-0452 RECREATION AND PARKS 78. Prior to recordation of the first final map within the project site, subdivider shall have entered into a Park Development Agreement with the City of Bakersfield concerning development, park land, trail plans and specifications, and improvement requirements pursuant to the West Ming Specific Plan for Village A. Orderly development. 79. Prior to recordation of each final map, the subdivider shall construct a 6-foot masonry wall along the park boundary adjacent to residential lots as shown on the tentative tract. Wall to be measured from the highest adjacent grade. 80. Subdivider shall be responsible for improving streets adjacent to the park site to City standards and the West Ming Specific Plan. Orderly development. 81. A portion of the linear park located south of Ming Avenue, along the west side of Highgate Park Boulevard is a private park and shall be accessible to the public and maintained by the HOA to City standards and the West Ming Specific Plan. 82. During the design planning process, the applicant will collaborate with Recreation and Parks staff to ensure an open fence/wall is constructed along the linear park for visual openness, safety, and aesthetics, thereby avoiding a ‘tunnel-feel’ or effect. Orderly development. WATER RESOURCES 83. Prior to recordation of the first final map within the project site, the subdivider shall submit a letter from the Kern County Water Agency verifying the accessibility of the parcel located at the southeast corner of Ming Avenue and future West Beltway. Orderly development. Exhibit “A” VTTM 7473 Page 37 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx R-1 R-1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 C-2 C-2 R-1/P.U.D.WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 A A A A A WM-R3 WM-R3 H A R R IN G T O N ST LOCKSLEY DR EDING AL DR OAKLEYST RALEIGHCTCROWN C R E S T D RDOWNTON CT PEMBERL EY P A SSAGE A V E BARROWBYSTDANESHILL DRTHORNWOOD DR BICKERSTAFF D RAPSLEY CT PIXTON AVE EXTON STG RANTH AM AVE EVERSHAMDR ELBURY AVE HA ZE LW ICK D R REDMIRE STBRIXHAM DRPENT L A N D D R ORDSAL LSTMARGATE C T PEMBERLEY PASSAGE AVE LU TO NSTHA D L F A RINGF O RD LNDOCKERYSTSTONET H W AI T E L N HIGH C L E R E WA Y AUDLEY END PL RIBBLE VALLEY DRSCHOONER BEACH DR HO V INGHA M D R CHAMBERBLVDS ALLEN RDMING AVE KERN R I V E R C A N A L 7/30/2024 0 250 500 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 7473 Zone Modification 24-0463 CITY OF BAKERSFIELD VTTM 7473 MOD 24-0463 Exhibit B !:I .......,. BAKERSFIELD Exhibit C VESTING TENTATIVE TRACT NO. 7 4 73 OWNER / SUBDIVIDER: BOLTHOUSE LAND COMPANY, LLC 11601 BOLTHOUSE DRIVE, STE 200 BAKERSFIELD, CA 93311 CONTACT: KATH MACNEILL PHONE: (661) 323-4005 ENGINEER: MclNTOSH & ASSOCIATES 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CA. 93311 CONTACT: SAMUEL M. WALKER, JR PHONE: (661) 834-4814 STATISTICS: APN: 524-270-30 ACREAGE: 38.46 GR AC / 19. 72 NET AC NUMBER OF LOTS: 185 BUILDABLE LOTS MINIMUM LOT AREA ALLOWED: 3,500 NET SF EXISTING USE: VACANT PROPOSED USE: RESIDENTIAL NET DENSITY: 9.38 D.U./NET AC. EXISTING/PROPOSED SPECIFIC PLAN DESIGNATION: WM-LMR EXISTING/PROPOSED ZONING: WM-R2 WATER SOURCE: CITY OF BAKERSFIELD SEWAGE DISPOSAL: CITY OF BAKERSFIELD GAS CO. -PACIFIC GAS & ELECTRIC COMPANY ELECTRICAL -PACIFIC GAS & ELECTRIC COMPANY CABLE -SPECTRUM PHONE -AT&T SCHOOL DISTRICTS: PANAMA BUENA-VISTA UNION DIST. & KERN UNION HIGH SCHOOL SCHOOLS: ELEMENTARY -HIGHGATE ELEMENTARY MIDDLE SCHOOL -EARL WARREN JR. HIGH HIGH SCHOOL -STOCKDALE HIGH SCHOOL FLOOD ZONE: X FIRM PANEL NO.: 06029C2275F EFFECTIVE 10/21/21 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. GENERAL NOTES: NOTE TO PLANNING DEPARTMENT RE: AL TERNA TE SllREET NAMES ALL ROAD IMPROVEMENTS AND DRAINAGE IN lHIS SUBDIVlSION SHALL BE IN ACCORDANCE ~lH lHE REQUIREMENTS ESTABLISHED BY lHE CITY OF BAKERSFIELD. STOCKDALE HIGHWAY IT IS ANTICIPATED lHAT lHE GRADING OF lHIS llRACT ~LL BE ~lHIN lHE AMOUNTS OUTLINED ~lHIN SECTION 16.16.030{0) OF lHE MUNICIPAL CODE. A 10' PUBLIC UTILITY EASEMENT (P.U.E.) IS PROPOSED AND IS LOCATED ON ALL FRONT AND SIDE YARDS ADJACENT TO ALL INTERNAL SllREETS. ALL RETURN RADII ARE 20' UNLESS OTHER~SE NOTED. ALL CUL-DE-SAC RETURN RADII ARE 25' UNLESS OlHER~SE NOTED. lHE PROPOSED PRIVATE SllREETS AND PRIVATE LANDSCAPE LOTS ARE TO BE PRIVATELY OWNED AND MAINTAINED BY A HOMEOWNERS ASSOCIATION. THE SUBDIVISION IS SUBJECT TO lHE ADOPTED WEST MING SPECIFIC PLAN AND DEVELOPMENT AGREEMENT NO. 07-310. THIS llRACT SHALL FOLLOW lHE "COMPLETE SllREEi POLICY PER RESOLUTION 108-2023. THERE ARE NO EXISTING SllRUCTURES ~THIN lHE BOUNDARY OF lHIS MAP. lHERE ARE NO EXISTING OIL WELLS ~lHIN lHE BOUNDARY OF lHIS MAP PER CALGEMS. THE PROPOSED REGIONAL SUMP ~LL BE LOCATED TO THE WEST IN EllHER PARCELS 2 OR 3 OF P.M. NO. 12492 PHASE 1. ,.--<£ HOVINa-lAM DRIVE • (PUBLIC) lHE FOLLO~NG SllREET NAMES ARE PROVIDED AS SUBSTITUTIONARY ALTERNATES. PLEASE CONSIDER lHESE NAMES IN lHE ORDER THEY ARE HEREBY SUBMITTED TO REPLACE NAMES ON lHE MAP lHAT MAY NOT BE ACCEPTABLE. 1. OVERHEE WAY 2. GILES LANE PHASING lHE NUMBERING OF lHE PHASES ARE FOR IDENTIFICATION PURPOSES AND DO NOT NECESSARILY IMPLY lHE ORDER OF DEVELOPMENT. lHIS llRACT ~LL BE DEVELOPED IN UP TO 6 PHASES. / ,c' -,;:::•c'>~c'::. ·::>c'~ ,,•··-' \ 31 33 20 ' ,' ,, ,'.;;;>- 20· 20· t------32 SCALE: 1" = 80' 80' 40' 0' 80' 1 60' :~-~~,-----, ____ ~; 30' or 50' BUILDING SETBACK NOTE r.7 STRUCTURES INCLUDING ACCESSORY BUILDINGS L!J AND SWIMMING POOLS ARE PROHIBITED. ABBRrnATIONS EX. EXISTING TYP. TYPICAL FD. FOUND t OENlERUNE CONC. CONCRETE A.C. ASPHALT CONCRffi DWY. CONORffi DRIVEWAY MON. MONUMENT LS LANDSCAPE AREA GR. GROSS AC. ACRES TRANS. TRANSFORMER O.H. OVERHEAD U.G. UNDERGROUND SCG SOUTHERN CALIFORNIA GAS CO. PG&E PACIFIC GAS AND ELECTRIC CO. U.S.A. UNDERGROUND SER~CE ALERT H.P. HIGH PRESSURE ELEC. ELECTRICAL TELE. TELEPHONE UTIL UTILITY SC STORM DRAIN REC. RECORD PER RECORDED TRACT LLA. LOT LINE ADJUSTMENT LS. UOENSED SURVEYOR P.M. PARCEL MAP No. NUMBER R/S RECORD OF SURVEY BK. BOOK PG. PAGE DOC. DOCUMENT O.R. OFFICIAL RECORDS B.C. BRASS CAP MKD. MARKED COR. CORNER SEC. SECTION INFO. INFORMATION W/ '111TH TOPOGRAPHY LEGEND: II • X 352.48 FOUND MONUMENT AS DESCRIBED FOUND CONC. MON. W/B.C. MKD. LS. 4383 IN LH. PER AMENDED TRACT No. 7255-UNIT 1, M. BK. 62, PGS. 9-14 FOUND CONC. MON. W/B.C. MKD. LS. 5612 IN LH. PER TRACT No. 7300-UNIT 8, M. BK. 66, PGS. 156-158 EXISTING POWER POLE EXISTING DOWN GUY EXISTING ELECTRICAL MmR or BOX EXISTING TRAFFC SIGN EXISTING STRffi NAME SIGN EXISTING WATER VALVE EXISTING FIRE HYDRANT EXISTING '111iARF HYDRANT EXISTING OIL WELL EXISTING SEWER MANHOLE EXISTING U.S.A. FLAG PER UTILITY COMPANY SURVEY ELEVATION EXISTING PIPELINE MARKER EXISTING PG&E GAS PIPELINE MARKER EXISTING PLAINS PIPELINE MARKER EXISTING TRAFFC SIGNAL PULL BOX EXISTING SEWER LINE EXISTING STORM DRAIN LINE EXISTING WATER LINE -El<1STING TELEPHONE LINE ·---------EXISTING GAS LINE o,---------EXISTING O.H. ELECTRICAL UNE(S) EXISTING EDGE OF PAVEMENT /, ----····""'' -EXISTING CHAIN LINK FENCE I I I I I I 11 11 11 I I I I 11 I I I I 11 I ~ VILLAGE CENTER PARKWAY---.. II II I I II I I I I II I I JI II JI I I _ II/ // 51• I <5' -~ -<9' J I I I II I I I I I II 6 -"----· EXISTING GROUND CONTOUR I I 0 ;;,s -a ::I -< (")~ ;o Q) :::e [Tl -::::i-0 -~ 0 C" .... ;o !!l. "' 0 0 C" (// a (I) -z '< 0 0 g :lE C. cc ,c-RQ'111UNE '--'UP EXISTING CURB AND GUTTER SHffi MATCH LINE PARCEL LINE A.LT.A. BOUNDARY ITEM NUMBER PER TITILE REPORT -----_ -L~ / ----- ii J I I I II I I I I II I I ii I I ii I I I I )I 12 13 14 ZONING: WM-R3 LAND USE: WM-HR c:;>, % 4 5 6 2 39 7 '!: __ ,:;:_ i!i AUTUMNVALE ~---c:..-;: A VENUE ~-(PUBLIC S1REET) 1 2 1 3 4 1 , i 2 20' 5 38 35 20' 20' 8 11 @ 20· - - ----------PHASE3 20· 4 5 20' 5 . 30' , ,i---i 'c-c-:c::--'-:_:::_:::_ -=---.... ""'.'-----,--:-/ ABBY DRIVE (PRIVATE STREET) PHASE 5 6 28 _____ ,, __ , __ _ 20· 13 34 31 30 20' 20' HEARTYALE WA'(-PHASE 4 {PRIVATE STREET) 20' 20' 12 15 16 27 20' 24 23 DAMARTS WA'( {PRIVATE STREET) -----·-•--... 20' 8 9 20' 12 6 20' 9 10 20· 14 27 19 20· 20 ---- 13 13 14 20· 17 26 20· 30' ro---; 20' 20· - 16 20' I,.:-. -'-----lL.-_ _,,.. I , __ _ 32 31 @ 20' 43 15 16 17 42 20· 39 38 ---BRAM8LEWOOD WAY {PRIVATE STREET) 18 19 20 21 --~ -·-·-···· 24 23 20· 35 34 20' 31 20' 20· 30' ; - 22 23 25 26 ,//'\_' GAS LINE ?ERMI.NENTI. Y ABANDONED ,,/ ' PEll N~llCflAL P!PEUNE WtP 19 18 24 23 22 19 18 17 16 17 18 19 30 29 27 ~ CHAMBER BOlJLEYARD -_-1;; :0,,0,::~: ,:-,~-'~:.:~F-• ------~------,.,-----" ''..., . ' ~0 i •• ' i i <-i :f ! '" ' ,) : _, -. c.-, SHEET 1 Castle & Cooke California, Inc. A PORTION OF SEC. 11, T.308., R.28E., M.D.M. WEST MING SPECIFIC PLAN VILLAGE "B" VESTING TENTATIVE TRACT NO. 7473 DATE 05 10 24 06 25 24 REVISIONS UPDATED PER C.O.B. 1ST CHECK DATED 04 19 24 UPDATED PER C.O.B. 2ND CHECK DA TED 05 29 24 BY EBT EBT 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CALIFORNIA 93311 (661) 834 -4814 ©2024 I DRA'lltll BY; EBT ! I.JOB NC: 6811.51 MCINTOSH &AssoclATES OF 4 SHEETS AutoCAD FlLE: 1151TT01 j 1ssuEC roR: I ioATE: 7 /24/24 NEW GEN ENGINEERING GROUP ;, ' ' j : '' iLl f >'. (;'>A,V/;, (l,t_\'s N.E. COR. SEC. 11, 30/26 --------------- • ' VESTING TENTATIVE TRACT NO. 7 4 73 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. NON-PLOTTABLE EASEMENT LANDSCAPE & TRACT NO. 7473 SUMMARY PRIVATE STREET LOT SUMMARY PIPELINE EASEMENT IN FAVOR OF CITY OF BAKERSFIELD RECORDED OCTOBER 10, 2023 AS DOC. NO. 223125077, O.R. (EXACT LOCATION OF EASEMENT IS NOT ASCERTAINABLE FROM RECORD) CANAL LOT SUMMARY # OF PRIVATE UNIT-LOT AREA (SF) 1-L0T "B" 2011 1-LOT •c• 1385 1-LOT "D" 19303 1-LOT "E n16 2-LOT •a• 836 2-LOT "r::' 1443 2-LOT "D" 7151 3-L0T •9• 7938 3--LOT •c• 1653 3-LOT "D" 704 3--LOT "E" 5758 4--LOT "B" 1564 4--LOT "r::' 8745 5--LOT •a• 5457 5-LOT •c• 10086 5-LOT "D" 3407 5-LOT "E" 13901 6-LOT "A" 42940 6-LOT "B" 108820 AREA UNIT LOTS ST. LOT (ACRES) 1 46 1 0.05 2 33 1 0.03 3 31 1 0.44 4 41 1 0.18 5 34 1 0.20 6 -- 0.03 TOTAL; 185 5 0.16 0.18 0.04 0,02 0.13 0.04 0.20 0.13 0.23 0.08 0.32 0.99 2.50 SCALE: 1" = 50' 50' 25' o' 50' 1 oo· .... i __ ~~---------"i \ \ \ \ \ \ HOVINGHAM DRIVE PRIVATE PUBLIC CANAL LS. LOT LS. LOT LOT UNIT LOT NAME AREA AREA (SF) (AC} 2 2 -1 LOT 'A' 73058.73 1.68 2 1 -2 LOT 'A' 45089.65 1.03 3 1 -3 LOT 'A' 43030.56 0.99 1 1 -4 LOT 'A' 62804.36 1.44 3 1 -5 LOT 'A' 19480.78 0.45 1 -1 TOTAL 243464.08 5.59 12 6 1 ';,'I :::.:1:;,::1_ Jt Cc'ii:.:~. 26 4560 SF -:'Yi~ FD. 0.04' EAST --,--.....--...l,.__....- & 0.12' SOUTH OF POSITION / / ;~;~: / ,,.. \'·· -,._" LOT •c• PRIVAlE LS. 25 4560 SF 109.00' 29 5558 SF 28 4945 SF 27 4560 SF 4&.5 -~ 59.6'/ 45.5-S ® "' 1o 33 0 d· "' <O :g 5059 SF + 5821 SF "' d "' " // ,r ~ q:f!a+"'· 6'. ·1 illl L~'r "D" PRIVAlE LS. 1o "' c-,i..;; "' -od N b 0 ,.: "' ;,, "' ., 0 - b 0 "' <O 80.27' 80.27 30 4987 SF 80.oo' 31 4560 SF 80.00' 32 4834 SF 20.00' b 0 ,.: "' b q I,; ,•' 30•· 20' FD. CONC. MON. IN LH. W/8.C. MKD. LS. 4383 PER TRACT No. 7255-UNIT I, M. BK. 61, PGS. 79-84 FD. CONC. MON. IN L.H. W/8.C. MKD. LS. 4383 PER P.M. No. 12492 PHASE 1, P.M. BK. 63, PGS. 25-28. g ill b 0 :fl 2 7582 87.64' =16.44' 23 4842 SF 84.67 22 4826 SF 84.67 21 4911 SF 84.67 20 4741 SF '84.67 25' ~ <O "' .--~-- '· .•,::~;~-::~;~:•;;' ,, . · : •• ✓:: .. : ':' ,,. -~'1tG !QP --.?}~.cl ~\.::~::;3::::,.,,:-. ~i- _,~::;/~"'5~~:>" 0 ~ ;,. '&.\ ".:::½>::.,t:::=====~=24~.6=0=' :;::====~ 57.00' 57.00' "•.,_~ L:===========::6::0::.27:::' =· ·==/::::t &±! N89~1'15"W ----~~ ~~~%-.. ··~PHASE 5 430.81' ---__ @ eff;~<r 19 4841 SF =16.14' ),t <'"" ;'.;;"': \ /:';:t1d5fii:;,.~ ,,.~,-,,,✓---a"'--+-~ \)~~ oi- } /:;;;J,ifi[!ff:/\'·.:.,:c"' 0,-<.{ d<d< ,'11\,~~<:>'l-'o :;ff!;if;i}ffP!:;:.:::·::-;··~w-, ~,~".,, ~?,.'\ 13,,•··/ 'Q~'\ ..-o- #J!ffiffi~~ ~~ 1:1if-· /ZONEX/ --~ VILLAGE CENTER PARKWAY--I \ \ \ \\ \ \ I \ \\ \ \ ·-\\ \ I I \ \\ \ \ / \V //1\ 1 I I I \ \ I I I I \ \ _,.. / / / \.o~ s~~ LOT ·s· <-<~~(\'}· N f "'"' --~¢'-1~'" ,,<o'!ii PRIVAlE LS. ~'3':""o•N· @~.----~~ - I.,,. ---~-.-'-11"'3."'3,,_o•_--"6,:,,6,:.5'--1 I <;j" .._. 41.49' 71.81' ~ ., " . -' i~ ;,, G:l • ,:--:: -0~ z 1 6328 SF 31.00' 2 4488 SF 20' L=ll.041'-, ,._=..., L=10.31' 20.98' ~ \1 .62' 54.06 =5.02' 5 "' 0 4146 SF :ii .74', 54.89' 5.66' 5.00' "' "' 6 + "' 3778 rf,,.o4' L=l0.31' J 20.98' 1 6125 SF ~ ~ ~ 0L=10.73' 4.34' 20.07 L=19.05' ,34' 2 4851 SF 3 4819 SF I I 4 4819 SF AUTUM VAL AVENUE 5 4819 SF 6 4912 SF 7.29' 'ii ~ \,, ..,_ @ 5943 SF I \ I 40 5717 SF 16.72 39 4838 SF 20' 3 4518 SF 37 3970 SF L= L=5. 38 4145 SF 5.00' 54.04' 5.66' ········ 9 4366 SF 4 3970 S 36 4366 SF .oo· .66' 54.89' 7 4366 SF 5.00' 54.04' 5.66' 9 4145 SF 5.7{ 54.89' 5.66' _______ ,, , 5.00' "' "' .. ~·10 + "' "' 0 3778 SF od ., L=ll.04' L=1031' ~ 20.98' ,.,. = 10.7 3' 20.07 L=19.05' 32 4366 SF 11 4366 SF 20' =. L=5. 30 4145 SF .66' 54.04' .00' "' r-, :.: 13 4145 SF =5.74' =1.56' 12 3970 S 54.89' 5.66' 5.00' "' "' 14 + 1,o ,,, 0 3778 SF 20' od <O L=ll.04' L=10.31' ~ 20.9 ' ' " L=l0.73' <lj 20.07' L=19.05' 28 4366 SF 15 4366 SF - ,f>' 26 4156 SF L=. L=5 ~ . ffl L=10.25 L=5. 5. L=7.3 44.50' 87.53' 17 4334 SF 18 8252 SF 16 4099 SF "' "' ,.: 20' N I =19.05' 24 7469 SF =10.73' (\ _,'!> 48.86' 20.98' " =10.31' =11.04' =21.25' =5.58' 93' <O <O od ,,, g ,.: "' 23 6720 SF 95.35' 22 6272 SF 84.69' 21 4827 SF 84.69' 20 4827 SF < ~ ·' " ;;j " w Q. <( u Ul C z ~ ~C.)~ ~_J~ "' ID .., :::, 'i-, Q. ,,, ~ • u • f-0 ...J i ': i r'" ' ; i: I' ., I c j"0 I' ., ;] I ; ; . k : c> '. ' ;--.;- I I I I ~~---------------~--(PUBLIC STREET) -- ~ "'· ": "' JI ii\-;;::;;. :• -oo•\56.50' -; \ _25_ ,,, 4366 SF i ""t!-==-==-i84;;.6;,9 =~~:.5,l!ll:-,-·r~~.. ~ ~.-- \ I ,,, ! i . I ::1 :1 ;/; ; i'! 30' WIDE CITr'OF.BAKERSFlELD SEWER LINE EASEMENT PER DOC. No. 0198089667'0~. 0::: ~...J 0::: .. w <.!) (/) z:::, z· 00 N~ ...J I I I I I ! I ' ' ::c U) ... :::, Cl) 0 "' ~ e, e, z z "' Ill Ill ~o?J z e, z Ill z Ill e, !I: Ill z n~ ... "' o~ 0 ~-I') "' <i ... I') © $ ~ OJ en<...-00 "' ~-z 00 "' ' " a:: ... 0 0 I !:: I • ~ ...J ~ C ~<v < 0 I') 0 . <O "'0 ~ ,__ 0 ...J ~ ID 0 w "' w f--LL <O en en~ o°' ' £ ow • e a:, "' ! I 0 <ii ~ ~ J >-~~ IIl ffi ffi Know what's below. Call before you dig. CITY RECORDS NO: ~----------------~--25 __ 4366 SF _21 ___ _ 4903 SF ~ VESTING TENTATIVE TRACT NO. 7473 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. SCALE: 1" = 50' 50' 25• o· 50' 1 oo' .__; ___,~~---; ___ ~; NON-PLOTTABLE EASEMENT PIPELINE EASEMENT IN FAVOR OF CITY OF BAKERSFIELD RECORDED OCTOBER 10, 2023 AS DOC. NO. 223125077, O.R. (EXACT LOCA llON OF EASEMENT IS NOT ASCERTAINABLE FROM RECORD) I I I I 11 I I I I 11 I I 11 I I I I I I ~ VILLAGE CENTER PARKWAY--- I I I I I I I I I I I I I I I I I I '5? ci 81.50' 2 4819 SF 1.50' 3 4819 SF II I I I I ::?~----..!8!!,f,§150?:_' --_j /J ..., II I I I I II 7 4645 SF 8 4646 SF 9 4645 SF 10 4646 SF ' o/ fi; ~ I 4 4819 SF 5 4819 SF , 32 5784 SF @ 6283 SF 45 ._4687 SF ··•.L=6.34' L=14.34' L=1. @=5.7 4730 SF 44 4366 SF -tr"!,l, 3 4163 SF 30 4366 SF 41 3970 SF 20.07 L=6.34' ;,j<~ L=14.34' 1>' ·,qi, ·-.. = L=5. 42 4145 SF 4 4366 SF 40 4366 SF 20.98' ..... ;~ =10.31' =11.04' 26 4366 SF 20.07 'i,o 39 ° 3778 SF :ii 37 3970 SF -. L=5. 38 4145 SF 10 4366 SF 8 4366 SF 36 4366 SF 22 4366 SF 20.07 20.98' .o,'i> =10.31' =11.04' 35 ! ~ ,.: 20· 3778 SF "' 12 4145 SF =!>./4' L=. L=5. 34 4145 SF • 12 4366 SF 21 5133 SF 14 4366 SF 32 5019 SF ~ 15 3970 SF 11 4809 SF J\<tJ, PHASE 1 BRAMBIEWOQD WAY LOT "A" ~~--------------------(PRIVA1£ S1R£Erf~-, -PRIVATE STREET -,,, in 21.50' ~ 5.00' 61.43' 5.66' '• 5.00' 54.04' 5.66' 5.00' 54.04' 5.66' .00' .66' 54.89' 13 9312 SF 12 5560 SF 21.90'" 33.51' =12.47 14 4664 SF 57.00°/ 54.00' 15 13 4485 SF :;i 54.00'• 57.00' 57.00' 57.00' 57.0Q'/ 57.00'/ 54.00' 19 13 4485 SF :;i 4.00'/ 907.88' 57.00' 57.00' 57.00' 21 . 13 4734 SF' :;i 57.00'• 57.00' 22 ~ 4734 SF ., 57.00'• , / N 54.00 57.00 ,. / ••• ✓ ,,,+' 25 "' 23 13 / //24 13 4485 SF /:;i. • 4734 SF :;i 4734 SF :;J ,/ "' " ,,/'\._ GAS LINE PERMANENTLY ABANDONED PER NATIONAL PIPELINE MAP 57.00'/ 57.00'/ 16 4335 SF 84.69' ; 18 / 4855 SF 17 8452 SF "' 15 4099 SF 7,~_41o9t-,,,--;;-:64:-i.2t:-l9,...._;,,...•W 26 =19.05' <O ... - 16 7742 SF =10.73' ~----"' 51.92' =2.47 =2.53 7.52' \ "! ~ ;;; 17 7375 SF 96.66' 18 5693 SF 89.94' 19 5053 SF 0 • l-g 1818 co 11? :Ji ~ ~--..,=---..I-"~· 86.37 30 4780 SF 81.62' 29 4564 SF 25' ~ ., w -CL. "'< ~ (..) "' en -o j ) U/ ::::f CD ::> CL. 4756 SF t 27 7119 SF <O 57.00'/ 53.98'• - '' ' I ,, l:i / J 70'~ i ' I : ., ii I r I ., ,,,-~ ,-- (';, :,:: . tl; ~-✓ I ,; ' ('.; .'1:: : 'i U) I J...,_ : i ',;? \' (} !-' . ,,,.,: ;2 a::: ~.....1 a::: Know what's below. Call before you dig. CITY RECORDS NO: -i -.; "' 0 z I-m "' Ill "' ;i: Ill z ... WEST RIW 55' G_L 55' 32' H.O.A. MAINTENANCE AREA I FL 48' I 48' I-----"'"-'-""""'-'======="--'---+------------""---------_,_,,,_,,_,_ --------,1------------~'-------FL -----·---1---------24' ----~-1 25' ' 7' 7' 11' 11' 12' 14' 12' LANDSCAPE 12,0-FT 8' BIKE TRAVEL LANE TRAVEL LANE TRAVEL LANE LANDSCAPED MEDIAN MUL Tl-PURPOSE LANDSCAPE COMBO TRAIL : 15' SIDEWALK EASEMENT TO COB NOTE: ' I ! j LANE DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FL OWL/NE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECT/ON TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS, 110-FT RIGHT-OF-WAY TYPICAL SECTION SOUTH ALLEN ROAD 12' 11' 12' 6' 7' TRAVEL LANE !RAVEL LANE TRAVEL LANE BIKE 5.5--FT I 18' LANE SW r ---- I ' I I I , NTS 32' N.O.A MAINTENANCE AREA 26' H.0.A. MAINTENANCE AREA 7' 12' LANDSCAPE 12.0-FT 8' MUL Tl-PURPOSE LANDSCAPE COMBO TRAIL 16' TRAVEL t.ANE (NO PARKING) 12' TRAVEL LANE I I I CL 56' -"i----------37-,--=-------------FL _____ /9-,------.sl 7' 18' LANDSCAPED MEDIAN 91 \ 9' 12' TRAVEL LANE 16' TRAVEL LANE (NO PARKING) 1[]-FT &FT 11' LANDSCAPE SW LANDSCAPE I ~! ~-==·=-=-_, !~ I I~ ~0:1 ISO~ (I 118-FTRIGHT-OF-WAY ii .,,i-------------------------------'-=-'--'-=-'-'----c__='_'._-------------------------1,<o NOTE: DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FLOWLINE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECT/ON TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS, TYPICAL SECTION ~ CHAMBER BOULEVARD BETWEEN VILLAGE CENTER PARKWAY AND SOUTH ALLEN ROAD NTS LANDSCAPE - NOTE: 32' H.O.A MAINTENANCE AREA 26' H 0.A. MAINTENANCE AREA . u q a· i----------------"-'--------.. ----,,-~-i.-------------'~---------------,.., 7' 25' FL f--'12,___·___,LceA:cN+D+S-"C""APc,E-~~1~2-~a-:;,F"'T=-~='8~' ---i--==~~-20' ="""-l----,---c==~1"'8~' ===--.,·-==--c-,~2"'0'====...+~~'0-ccFT~=--.,:5-ccF',T-t,-,-,...-.--..c, 1""1'==-l I MULTI-PURPOSE LANDSCAPE TRAVEL LANE /NO PARKING) LANDSCAPED MEDIAN TRAVEL LANE (NO PARKING) LANDSCAPE SW LANDSCAPE COMBO TRAIL 9' • I • 9' -----I I I I WEST RIW • VILLAGE CENTER PARKWAY NORTH RIW -CHAMBER BOULEVARD (West of VCP) WEST RIW -BOL THOUSE DRIVE 102-FT RIGHT-OF-WAY i EAST RJW -VILLAGE CENTER PARKWAY SOUTH RIW-CHAMBER BOULEVARD /WestofVCP) EAST RJW -BOL THOUSE DRIVE DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FLOWL/NE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECTION TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS. R/W I TYPICAL SECTION VILLAGE CENTER PARKWAY CHAMBER BOULEVARD (West of Village Center Parkway) 58,05' 63.42' 5' VARIES 35'-40' t ' I I I 57,99' 63.46' 35'-40' 5' I VARIES NTS I 7PROPOSED y 6" MEDIAN CURB V PROPOSED 6' HIGH PRIVATE BLOCK WALL PER SEPARATE PLANS 2.0% -.E!. 2,0% ,i.<1- 2.0% -~ 4 PROPOSED 5' SIDEWALK PER C.O.B, SID. ST-5 .J ~?c.~'Si.,._r:t/.;;, _ _,?'•' f•> .;-""--""' .,,,,,_ rs: :;;;;: ,1 ,i: ,,, . = TY = _ =. = )';;;;: &I ;;;, J0 ,{"0'.J".iJ ,-' ~--~--,__, ' ,-,, _ _, ' , __ _, ' R/W I I I ' I I I I I I I 5' I~ D I 4 ~ , '-- '---PROPOSED PAVEMENT SECTION AUTUMNVALE A VENUE SCALE: 1 '' = 10' 23' t 23' I 18' 18' 5' Rf I I ' I I I I I I 2.0% 2.0% -1,Q! I -- PROPOSED CURB & GUTTER PER C,0,8. SID, ST-1 PROPOSED 5' SIDEWAL~ PER C,O,B, SID, ST-5 •ct<':'-,'-' . P:i.o, ,;~ _:,:; -it, %7-"l;," '"E-'::-' ~1 '·UI \_ PROPOSED CURB & GUTTER PROPOSED PAVEMENT SECTION PER C.0.8. SID. ST-1 I E TYPICAL PRIVATE STREET \ 4 / SCALE: 1" = 10' - Ill "' ;i: Ill z ~ n-.. N o-0 -I') N .; "' I') © N I=' Ol -'-00 "' (/) < ... <:!, )-,'.' z 00 <O "' 'it g§ ... " z ~ Iu.l il _J ~ ~ < s:t ~ < (.) I') O • 00 "'0 ~ I-(.) _J ~ !Xl 0~ f.O w I-u. "' (/) (/) ~ t>: ~ • ow ~ 0 "' 00<{ i s o m ~ C rn -C ~ ... Plan 3 Plan 1 Plan 4Plan 2Plan 2Plan 4Plan 1 Plan 3 VESTING TENTATIVE TRACT NO. 7473 CLUSTER PLOT PLAN (TYP.) Exhibit D en ~--________ J_ ___________ ~ I I I ____! I I I I I I ,,., N 5' ___ l __ L_~ en -----~ ,,., N ,,., N 5' I ro __ _1 __ l __ _ en <O -----,,.., mMclNTOSH lLJl~ &AssoclATES CASTLE & COOKE CALIFORNIA, INC. NEW GEN ENGINEERING GROUP 10800 STOCKDALE HWY, STE 103 BAKERSFla.D. CA 93311 (661) 834-4814 Q: \PROJECTS\681150\X-PROJ\DWG\AL TA SURVEY\681150AL01 -DESIGN 0NL Y.DWG 40 0 10 20 40 SCALE: 1" = 40' JOB NO. 6811 .51 DATE: 07 /24/24 FILE NO. PLOT PLAN DONE BY: EBT SHEET 1 OF 1 Page 1 of 4 DRAFT RESOLUTION NO. ________ RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION TO APPROVE A ZONE MODIFICATION CONSISTING OF REDUCTION TO VARIOUS STRUCTURE SETBACKS IN THE WM-R2 (WEST MING - SMALL LOT SINGLE-UNIT DWELLING) ZONE LOCATED AT THE NORTHWEST CORNER OF SOUTH ALLEN ROAD AND CHAMBER BOULEVARD IN WEST BAKERSFIELD (MOD 24-0463). WHEREAS, McIntosh & Associates representing Bolthouse Land Company, LLC, filed an application with the City of Bakersfield Development Services Department requesting a zone modification(the “Project”) to allow a reduction to various structure setbacks outlined in the West Ming Specific Plan (WMSP) and Bakersfield Municipal Code Section 17.10.030 for VTTM 7473 located at the northwest corner of South Allen Road and Chamber Boulevard in west Bakersfield, as shown on attached Exhibit “C; and WHEREAS, The applicant is also requesting a zone modification to allow reduction in setback distance for: (1) front yard to main structure; (2) front yard to garage opening; (3) side yard; and (4) rear yard. The zone modification request includes the following: 1. To allow 8-foot front yard setback to main structure where the minimum is 15 feet - Phases 1 thru 5, all lots with Plan 1 option as shown on the Product Cluster Layout; 2. To allow 14.39-foot front yard setback to main structure where the minimum is 15 feet - Phases 1 thru 5, all lots with Plan 2 option as shown on the Product Cluster Layout; 3. To allow 17.72-foot front yard setback to main structure where the minimum is 15 feet - Phases 1 thru 5, all lots with Plan 3 option as shown on the Product Cluster Layout; 4. To allow 18.58-foot front yard setback to garage opening where the minimum is 20 feet - Phases 1 thru 5, all lots with Plan 1 option as shown on the Product Cluster Layout; 5. To allow 2.93-foot side yard setback where the minimum is 5 feet - Phases 1 thru 5, all lots with Plan 1 option as shown on the Product Cluster Layout; 6. To allow 5-foot rear yard setback where the minimum is 25 feet or 20% (16.6 feet for VTTM 7473) of the depth of lot, whichever is less - Phases 1 thru 5, all lots with Plan 1 and 3 option as shown on the Product Cluster Layout; 7. To allow 7.14-foot rear yard setback where the minimum is 25 feet or 20% (16.6 feet for VTTM 7473) of the depth of lot, whichever is less - Phases 1 thru 5, all lots with Plan 2 option as shown on the Product Cluster Layout Page 2 of 4 8. To allow 10-foot rear yard setback where the minimum is 25 feet or 20% (16.6 feet for VTTM 7473) of the depth of lot, whichever is less - Phases 1 thru 5, all lots with Plan 4 option as shown on the Product Cluster Layout. WHEREAS, the modification request is in conjunction with Vesting Tentative Tract Map 7473 which is an atypical subdivision which includes a cluster of four small single-family lots sharing a common drive aisle access; and WHEREAS, the application was deemed complete on July 25, 2024; and WHEREAS, the West Ming Specific Plan (GPA/ZC #03-1544) EIR, certified on April 29,2007, and incorporated by reference for this Project, documents that this subdivision is a later project that will not have a significant effect; based upon an initial environmental assessment, staff has determined the Project will not significantly effect the environment and, pursuant to State CEQA Guidelines Section 15162, the EIR certified for this Project is adequate and no further environmental documentation is necessary; and WHEREAS, the Secretary of the Planning Commission, did 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 Project, and notice of the public hearing was given in the manner provided in Title 16 of the Bakersfield Municipal Code; 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, the City of Bakersfield Planning 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, environmental review, and special studies (if any), 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 application is a project under CEQA and noticed for public review. 3. Said Environmental Impact Review for the Project is the appropriate environmental document to accompany approval of the Project. In Page 3 of 4 accordance with State CEQA Guidelines Section 15162, 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 West Ming Specific Plan (GPA/ZC #03-1544) EIR have been incorporated into the Project. 4. The granting of the modification will not be materially detrimental to the public’s health and safety, or injurious to the property or improvements in the zone or vicinity in which the subject property is located. 5. The granting of the modification is necessary to permit an appropriate improvement or improvements on a lot or lots, including but not limited to, modification of such regulations for some or all lots within a subdivision to facilitate zero lot line or other atypical subdivision development. 6. The granting of the modification would not be inconsistent with the purposes and intent of Title 17 of this code and the West Ming Specific Plan. 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. This project pertains to the Environmental Impact Report previously approved in conjunction with the West Ming Specific Plan GPA/ZC #03-1544. 3. Zoning Modification 24-0463 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 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 Page 4 of 4 Exhibits (attached): Exhibit A: Conditions of Approval Exhibit B: Location Map Exhibit C: VTTM 7473 Exhibit D: Cluster Layout Site Plan By Ntopete\S:\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\ZM 24 -0463_PC-Res.docx By NTopete \\\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx EXHIBIT “A” VESTING TENTATIVE TRACT 7473 CONDITIONS OF APPROVAL NOTE to Subdivider/Applicant: It is important that you review and comply with requirements and deadlines listed in the “FOR YOUR INFORMATION” packet that is provided separately. This packet contains existing ordinance requirements, policies, and departmental operating procedures as they may apply to this subdivision. PUBLIC WORKS 1. Approval of this tentative map does not indicate approval of grading, drainage lines and appurtenant facilities shown, or any variations from ordinance, standard, and policy requirements which have neither been requested nor specifically approved. 2. Prior to grading plan review submit the following for review and approval: 2.1. A drainage study for the entire subdivision, or a revision to the approved study. The study shall be approved, and any required retention shall be provided, and necessary easements shall be dedicated to the City. 2.2. For a private tract, the sump must be private and shall be privately maintained. 2.3. A sewer study to include providing service to the entire subdivision and showing what surrounding areas may be served by the main line extensions. 2.3.1. Pay sewer capacity mitigation fee equal to $350 per dwelling unit above the number of units allowed per the Allen Rd/Buena Vista Sewer Trunkline study. Sewer capacity mitigation fee shall be paid prior to recording of the final map for the Phase which exceeds the number of units allowed per the Trunkline study. 2.4. If the tract is discharging storm water to a canal, a channel, or the Kern River: In order to meet the requirements of the City of Bakersfield’s NPDES permit, and to prevent the introduction of sediments from construction or from storm events to the waters of the US, all storm water systems that ultimately convey drainage to the river or a canal shall have a mechanical device in the storm drain system to remove or minimize the introduction of oil, grease, trash, and sediments. This device shall be reviewed and approved by the City Engineer and shall provide the greatest benefit to the storm drain system with the least maintenance cost. 3. The following conditions must be reflected in the design of the improvement plans: 3.1. Final plan check fees shall be submitted with the first plan check submission. Exhibit “A” VTTM 7473 Page 2 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 3.2. Per Resolution 108-2023 the area within the Tract shall implement and comply with the “complete streets” policy. Complete streets will require pedestrian and bicycle access to the Tract from existing sidewalks and bike lanes. If there is a gap less than ¼ mile then construction of asphalt sidewalks and bike lanes to the tract will be required. 3.3. The subdivider shall install street lights on the interior, private streets. 3.4. Install traffic signal interconnect conduit and pull rope for the frontage in all arterials and collectors. Install conduit and pull ropes in future traffic signal locations 3.5. In addition to other paving requirements, on and off-site road improvements may be required from any collector or arterial street to provide left turn channelization into each street (or access point) within the subdivision (or development), where warranted and as directed by the City Engineer. Said channelization shall be developed to provide necessary transitions and deceleration lanes to meet the current CalTrans standards for the design speed of the roadway in question. 3.6. Off-site pavement and striping construction will be required to transition from the proposed/ultimate on-site improvements to the existing conditions at the time construction commences. Transitions must be designed in accordance with City Standards and/or the Caltrans Highway Design Manual. If existing conditions change during the period of time between street improvement plan approval and construction commencement, the street improvement plans must be revised and approved by the City Engineer. 3.7. Right turn deceleration lanes are required on arterials at all streets and access points if the 85th percentile speed is less than 45 mph and the peak hour turning volume is over 200, or if the 85th percentile speed is 45 mph or greater and the peak hour turning volume is over 25. 4. The subdivider is responsible for implementing the following: 4.1. The phasing map as submitted may be unbalanced with respect to the required improvements along the tract frontages. Therefore, in order to promote orderly development, each phase shall be responsible for an equal dollar amount of frontage improvement. Prior to recordation of each final map for any phase that does not construct its share of the improvements, the difference between the cost of the frontage improvements constructed and the phase share shall be placed into an escrow account. The money deposited in this account would be for the use of the developer of any future phase responsible for more than its share of improvements. The final per lot share will be based upon an approved engineer’s estimate. In lieu of the use of an escrow account, Exhibit “A” VTTM 7473 Page 3 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx the developer may choose to construct with each phase its proportionate share of the frontage improvements, with approval of the City Engineer. 4.2. The following conditions are based upon the premise that filing of Final Maps will occur in the order shown on the map with Phase 1 first, then Phase 2, etc. If recordation does not occur in that normal progression, then, prior to recordation of each final map, the City Engineer shall determine the extent of improvements to be done with that particular phase. 4.2.1. The following shall occur with Phase 1: 4.2.2. Construct S Allen Rd ½ width improvements according to the West Ming Specific plan for the full frontage of the tract map, from the northern tract boundary to the southern tract boundary. 4.2.3. Construct Chamber Blvd full-width improvements, excluding the landscape and multi-purpose trail on the south side, according to the West Ming Specific plan, for the full frontage of the tract map from S Allen Rd to Village Center Parkway. 4.2.4. Construct Village Center Parkway full-width improvements, excluding the landscape and multi-purpose trail on the west side, according to the West Ming Specific plan for the full frontage of the tract map from the northern tract boundary to Chamber Blvd. 4.2.5. Construct the Village Center Parkway full-width crossing of the Kern River Canal. If the number of phases or the boundaries of the phases are changed, the developer must submit to the City Engineer an exhibit showing the number and configuration of the proposed phases. The City Engineer will review the exhibit and determine the order and extent of improvements to be constructed with each new phase. The improvement plans may require revision to conform to the new conditions. 4.3. The subdivider is responsible for verifying that existing streets within the boundary of the tract are constructed to city standards and he will reconstruct streets within the boundary if not to standard. 4.4. Where streets do not have curb and gutter, construct a minimum section of 36 feet wide consisting of 2-12’ lanes, 2-4’ paved shoulders and 2 additional feet per side of either AC or other dust proof surface. 4.5. The use of interim, non-standard drainage retention areas shall be in accordance with the drainage policy adopted by letter dated January 24, 1997, and update letter dated October 20, 2000. Exhibit “A” VTTM 7473 Page 4 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 4.6. In order to preserve the permeability of the sump and to prevent the introduction of sediments from construction or from storm events, Best Management Practices for complying with the requirements of the Clean Water Act are required. 4.7. All lots with sumps and water well facilities will have wall and landscaping to the appropriate street standards, at the building setback with landscaping as approved by the Public Works and Parks Directors. Public access to public sumps for maintenance shall be provided by public streets unless otherwise approved. 4.8. Drainage basins shall be reviewed and approved by both the Public Works Department and the Water Resources Department. 4.9. Install blue markers in the street at the fire hydrants per the Fire Department requirements. 5. The following must be reflected in the final map design: 5.1. A waiver of direct access shall be required for all lots abutting any arterials and collectors. 6. Prior to recording the first final map: 6.1. The City Council must have taken final action for inclusion of this tract within the Consolidated Maintenance District. 6.2. Prior to recordation of the first final map, submit a street lighting plan for the interior streets. 6.3. The developer is required to construct an improvement which is on the facilities list for the Metropolitan Bakersfield Transportation Impact Fee: Allen Rd & Allen Rd/Chamber Blvd. The developer shall receive credit against his traffic impact fees for constructing this project. The developer must submit an appraisal, to be approved by the City Engineer, verifying the cost of the right-of-way to be acquired. This credit is not available until the improvements have been constructed by the developer and accepted for maintenance by the City. Any building permit issued prior to this acceptance shall pay the full impact fee. 6.4. If it becomes necessary to obtain any off site right of way and if the subdivider is unable to obtain the required right of way, then he shall pay to the City the up-front costs for eminent domain proceedings and enter into an agreement and post security for the purchase and improvement of said right of way. 6.5. Submit for the City’s Review and approval C.C. & R.’s and Property Owner’s Association By-Laws for the use and maintenance of all non- Exhibit “A” VTTM 7473 Page 5 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx dedicated, shared facilities. Among those non-dedicated, shared facilities will be the on-site sewer main lines and laterals and storm water retention basin(s) and associated storm drain lines and appurtenant facilities. 7. Prior to the recordation of the first final map within this project site, subdivider shall make written notification to the City Engineer of any public improvements required to be financed or constructed outside the boundaries of the tentative map(i.e., “offsite improvements”), as defined in BMC § 116.16.080(E), and the cost of such offsite improvements. The notice shall include an engineer’s estimate or other documentation as required by the City Engineer that outlines by line item the specific offsite improvements for purposes of verifying extension of time eligibility pursuant to Government Code Section 66452.6(a). The written notification and documentation are subject to approval by the City Engineer or his/her designee. 8. Prior to recording each final map: 8.1. The subdivider shall submit an enforceable, recordable document approved by the City Attorney to be recorded concurrently with the Final Map which will prohibit occupancy of any lot until all improvements have been completed by the subdivider and accepted by the City. 8.2. The subdivider shall submit an enforceable, recordable document approved by the City Attorney to be recorded concurrently with the Final Map containing information with respect to the addition of this subdivision to the consolidated maintenance district. Said covenant shall also contain information pertaining to the maximum anticipated annual cost per single family dwelling for the maintenance of landscaping associated with this tract. Said covenant shall be provided to each new property owner through escrow proceedings. If the parcel is already within a consolidated maintenance district, the owner shall update the maintenance district documents, including a Proposition 218 Ballot and Covenant, which shall be signed and notarized. 9. Prior to acceptance of the public improvements by the City: 9.1. The subdivider’s engineer shall: 9.2. Provide certification to the City Engineer that, except as otherwise provided, the private improvements have been constructed to City standards, ordinances, and policies, all in accordance with approved plans. 9.3. Submit to the City Engineer copies of the sewer video cassette, forms, and his inspection log. 9.4. Written verification shall be obtained from the Fire Department that all gates, locks, and keys have been installed or provided to their satisfaction. Exhibit “A” VTTM 7473 Page 6 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 9.5. The on-site sewer system shall be inspected with video equipment designed for this purpose and as approved by the City Engineer. The television camera shall have the capability of rotating 360°, in order to view and record the top and sides of the pipe, as required. The video inspection shall be witnessed by the subdivider’s engineer, who will also initial and date the “Chain of Custody” form. Any pipe locations revealed to be not in compliance with the plans and specifications shall be corrected. A recorded video cassette completed “Chain of Custody” form, and a written log (which included the stationing, based on the stationing of the approved plans, of all connected laterals) of the inspection shall be provided for viewing and shall be approved by the subdivider’s engineer prior to acceptance. After the subdivider’s acceptance of the system, the video cassette, forms, and logs shall be submitted to the City Engineer. 10. Prior to Notice of Completion: 10.1. The storm drain system, including the sump, shall be inspected and any debris removed. 11. Street Name Signs (SNS): 11.1. Metro Size SNS shall be installed at the intersection of local streets with Arterial and collector streets. 11.2. Standard SNS shall be installed at all other locations. 12. This subdivision is located within the Allen I Planned Sewer (Resolution 103-98 (1)) area and is subject to fees. Fees shall be paid prior to building permit issuance. 13. This subdivision is located within the West Ming Kern River Canal (Resolution 123-16) major bridge and thoroughfare area. Fees shall be paid prior to building permit issuance 14. This subdivision is located within the Ming West Beltway (Resolution 014-14) major bridge and thoroughfare area. Fees shall be paid prior to building permit issuance. SOLID WASTE 15. The Homeowners Association (HOA) shall ensure that all trash bins for residents occupying lots within the cul-de-sac of the cluster layout are placed at the sidewalk edge of the adjacent private street for Solid Waste collection. No vehicles shall be parked on the street where trash bins are located on the day of scheduled trash collection. Exhibit “A” VTTM 7473 Page 7 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx WATER RESOURCES 16. Prior to recordation of the final subdivision map the Subdivider shall: 16.1. Execute and record a Domestic Water Service Agreement with the Water Department. 16.2. Pay all applicable fees to the Water Department. 16.3. Submit a Will Serve Letter from the Water Department to the Development Services Department. 16.4. Submit water system plans to the Water Department for review and approval. Water system plans shall be prepared in accordance with the Water Department Standards and Specifications and per the Water Department’s engineering recommendations. 16.5. Drainage from this private tract shall be kept on site. Any proposed sump within the private development shall be privately maintained. FIRE SAFETY DIVISION 17. Pipeline Easements. 17.1. Concurrently with recordation of any phase that includes the pipeline easements or portions thereof, subdivider shall show the easements on the final map with a notation that structures including accessory buildings, habitable portion of a structure, garage, deck/patio, swimming pools or unoccupied permanent structure, are prohibited within the setback and record a corresponding covenant. 17.2. Prior to or concurrently with recordation of any phase that includes the pipeline easements or portions thereof, subdivider shall show on the final map that no habitable portion of a structure, garage, deck/patio, swimming pools or unoccupied permanent structure may be built within 50 feet of a gas main, or transmission line, or refined liquid product line with 36 inches of cover and record a corresponding covenant. 17.3. No structure may be within 40 feet of a hazardous liquids pipeline bearing refined product, within 48 inches or more of cover. If a pipeline meets these criteria, the 40-foot setback line shall be shown in the final map and a corresponding covenant shall be recorded prior to or concurrently with recordation of any phase that is affected. 17.4. No habitable portion of a structure may be built within thirty (30) feet of a crude oil pipeline operating at twenty percent (20%) or greater of its design strength. Exhibit “A” VTTM 7473 Page 8 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 17.5. Prior to or concurrently with recordation of any phase within 250 feet of the pipeline easements, subdivider shall record a covenant disclosing the location of the pipelines on all lots of this subdivision within 250 feet of the pipelines. American Petroleum Institute Standards and Guidelines for property development 18. Fire Apparatus Access Roads and Hydrants 18.1. When fire protection, including fire apparatus access roads and water supplies for protection, is required to be installed, such shall be installed and made serviceable prior to any building permit issuance and throughout the time of construction. 18.2. Dead-End fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4 (California Fire Code) Table D103.4 Requirments for Dead-End Fire Apparatus Access Roads Length (Feet) Width (Feet) Turnaround Required 0-150 20 None required 151-500 20 120-foot Hammerhead, 60-foot "Y" or 96-foot diameter cul-de-sac 501-750 26 120-foot Hammerhead, 60-foot "Y" or 96-foot diameter cul-de-sac Over 750 Special Approval Required 18.3. Fire Apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus weighing at least 75,000 pounds and shall be surfaced with the first lift of asphalt to provide all-weather driving capabilities. RECREATION AND PARKS 19. Prior to recordation of the first final map, the subdivider shall enter into an agreement with the City, as approved by the City Attorney, to maintain the public walls and landscape areas on South Allen Road, Chambers Boulevard, and Village Center Parkway. These areas shall be maintained by an established (or annex into an existing) Homeowners Association (HOA) and CC & R’s for the subdivision. Exhibit “A” VTTM 7473 Page 9 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 20. VTTM 7473 is located within the boundary subject to the West Ming Specific Plan (WMSP) Development Agreement No. 07-310(1). This Agreement identifies Castle and Cooke, and Bolthouse, as the “Developer” required to dedicate and develop parks consistent with the WMSP. The 6-acre park located within Village B shall be required as part of the first future subdivision adjacent to this park. CITY ATTORNEY 21. 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 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 22. This subdivision shall comply with all provisions of the Bakersfield Municipal Code, and applicable resolutions, policies and standards as stated in the West Ming Specific Plan Development Agreement 07-0310. 23. The subdivision shall be recorded in no more than 7 phases. Phases shall be identified numerically and not alphabetically. Orderly development. 24. The final map shall include a statement similar to the following and as approved by the Planning Director. “The subdivision is subject to the adopted West Ming Specific Plan and Development Agreement No. 07-310. Orderly development. Exhibit “A” VTTM 7473 Page 10 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 25. The subdivider’s mitigation monitor (as approved by the Planning Director) shall submit the annual progress report in January of each year with detail information and evidence of compliance with all applicable Mitigation Measures for the West Ming Specific Plan for Village B. The report shall provide information for the previous calendar year. For orderly development in accordance with the West Ming Specific Plan EIR. 26. Prior to recordation of each final map, subdivider shall submit a “will serve” or “water availability” letter or other documentation acceptable to the Planning Director from the water purveyor stating the purveyor will provide water service to the phase to be recorded. Required for orderly development and provide for the public health, welfare and safety by ensuring water service to the subdivision at the time of final map recordation because the water purveyor has included an expiration date in the initial “will serve” letter. 27. Mineral Rights: Prior to recordation of the first final map, the following shall apply: 27.1. Subdivider shall submit written evidence that waiver(s) of surface entry has been obtained from 100% of the mineral right interest(s) for the entire area of this tract. Written evidence shall be submitted to the Planning Director in the form of a recorded document such as a grant deed or other instrument approved by the City Attorney. The proposed lots shown underlying the drill site shall be allowed to record subject all other conditions of approval of the tentative map. 27.2. Subdivider does not provide verification to the Planning Director that waiver of surface entry from all mineral rights owners have been obtained, the minimum 2-acre drill site drill site reservation as approved by the Planning Commission shall be recorded with the first final map, and prior to or concurrently with a the final map subdivider shall: 27.2.1. Record a covenant encumbering the drill site as such; 27.2.2. Record a covenant of all lots of this subdivision within 500 feet of the drill site disclosing the drill site location and possible activities; 27.2.3. Construct a six-foot high masonry wall with gate access around the drill site as shown on the tentative tract. However, upon approval by the Planning Director, wall construction may be defer until adjacent residential lots are recorded. Wall height shall be measured to the highest adjacent grade. 27.2.4. Have covenants reviewed approved by the City Attorney and Planning Director prior to recording. Exhibit “A” VTTM 7473 Page 11 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx Required to verify compliance with BMC Section 16.20.060 A. and orderly development. 28. In the event a previously undocumented well is uncovered or discovered on the project site, the subdivider is responsible to contact the Department of Conservation’s Division of Geologic Energy Management (CalGEM). The subdivider is responsible for any remedial operations on the well required by CalGEM. Subdivider shall also be subject to provisions of BMC Section 15.66.080 (B.) Police power based on public health, welfare and safety. 29. Prior to recordation of each final map on any phase, the subdivider shall construct a 6 foot high chain link fence, in accordance with City of Bakersfield Subdivision and Engineering Design Manual Standard D - 12 (aka S-10) including concrete curb, and approved by the City Engineer adjacent to the canal, as measured from highest adjacent grade, along the common property line. The concrete curb may be waived subject to Planning Director approval. The canal fence may not be bonded or secured. A temporary fencing plan may be approved by the Planning Director to facilitate project phasing. Canal fencing required to satisfy BMC Section 16.32.060 B.8.a and based on a finding to provide for the public health, safety and welfare. 30. Prior to recordation of each final map on any phase located within one-quarter mile of any concrete lined canal, the subdivider shall construct a 6 foot high chain link fence, in accordance with City of Bakersfield Subdivision and Engineering Design Manual Standard D - 12 (aka S-10) or equivalent to separate the subdivision and the unlined canal. The concrete curb for the chain link fence may be waived subject to Planning Director approval. The canal fence may not be bonded or secured. A temporary fencing plan may be approved by the Planning Director to facilitate project phasing. Requirement required to satisfy BMC Section 16.32.060 B.8.b and based on a finding to provide for the public health, safety and welfare. 31. Prior to recordation or concurrently with recordation of each final map, subdivider shall create a Homeowners Association (HOA) and CC&Rs for the subdivision, as approved by the City Attorney and Planning Director to maintain the common areas including the private street and private landscaping. Prior to recordation, subdivider shall submit HOA and CC&Rs to the City for review and approval. Orderly development. 32. For small lot subdivisions. Subdivider shall be required to comply with clear sight lines per BMC Section 17.08.175 on all corner lots. Prior to recordation of each final map, subdivider shall submit for substantial conformance, a diagram demonstrating the corner lot(s) comply with said section and have an adequate building envelop that meets required setbacks. (Note: if unable to comply, the lot(s) shall be adjusted to Exhibit “A” VTTM 7473 Page 12 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx comply with clear sight line and other applicable ordinances and be approved by the Planning Director prior to recordation of a final map.) Required for public safety. 33. Prior to recordation of Phase 1, subdivider shall have abandoned the Crimson Pipeline easement or relocated the easement as approved by the Planning Director to not obstruct the building envelop of any affected lots and comply with Fire Prevention setback regulations. (Orderly development and public safety) 34. The following Subdivision Ordinance deviations requests are approved. 34.1. Reduced lot frontage from 45 feet to 43.21 feet minimum on Phase 4, Lot 40 (BMC Section 16.28.170.B.1) 34.2. Reduced lot frontage to 20 feet minimum for lots located along an ellipse/cul-de-sac: Phase 1, Lots 32-33, 36-37, 40-41, 44-45; Phase 2 Lots 3-4, 7-8, 11-12,15-16, 21-22, 25-26, 29-30; Phase 3, Lots 2-3, 6-7, 10-11, 14-15; Phase 4, Lots 24-25, 28-29, 32-33, 36-37; Phase 5, Lots 3-4, 7-8, 11-12, 15-16 (BMC Section 16.28.170.B.3) 34.3. Reduced lot frontage from 35 feet to 27.97 feet minimum for Phase 1 Lot 26. (BMC Section 16.28.170.B.3) 34.4. Reduced lot depth to 60 feet minimum where 90 feet is required from Phases 1-5, All Lots (BMC Section 16.28.170.C) 34.5. Deviation to allow flag lots for: Phase 1, Lots 12, 13, 27; Phase 3, Lot 17; Phase 5, Lot 18 (Note: Minimum 20-foot width for lot frontage and pole portion of lot required. BMC Section 16.28.170.E) Exhibit “A” VTTM 7473 Page 13 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 34.6. Deviation from the sideline of lots being right angles to the street with the lot faces for: Phase 1, Lots 31-46; Phase 3, Lots 1-16, 20-31; Phase 4, Lots 8-19,23-41; Phase 5, Lots 1-17 (BMC Section 16.28.170.F) 34.7. Double frontage lots for: Phase 1, Lots 1-30; Phase 2, Lots 16-19; Phase 3, Lots 17-19; Phase 4, Lots 1-6, 20-24; Phase 5, Lots 18-24 (BMC 16.28.170.H) 34.8. Reverse corner/key lots for: Phase 2, Lots 1, 2, 31-33; Phase 3, Lots 16 and 17; Phase 4, Lots 7, 8, 38-40; Phase 5, Lots 17, 18, 32, 33 (BMC 16.28.170.P) Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 03-1544 MITIGATION MEASURES FROM ENVIRONMENTAL IMPACT REPORT: AGRICULTURAL RESOURCES 35. The applicant shall mitigate loss of 2,182 acres of agricultural lands (of the overall West Ming Specific Plan area), on a one-to-one basis, by selecting one or more of the items described below. The applicant shall submit written verification of the applicant’s compliance with this mitigation measure to the Planning Director’s satisfaction at the time of recordation of final tract maps and parcel maps for urban development or support facilities as contemplated in the West Ming Specific Plan. Compliance with this condition may be phased as the project is developed. The amount of agricultural land to be mitigated shall be equal to the amount of land being developed as each phase is developed. 35.1. Funding and/or purchase of agricultural conservation easements. Such easements shall be accepted or purchased and monitored and enforced by a land trust or another appropriate entity. Funds may be used for Exhibit “A” VTTM 7473 Page 14 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx easement purchases, ongoing monitoring and enforcement, transaction costs, and reasonable administrative costs. 35.2. Contribution of agricultural land or equivalent funding to an organization that provides for the preservation of farmland in California. Funds may be used for purchases, ongoing monitoring and enforcement, transaction costs, and reasonable administrative costs. 35.3. Purchase of credits from an established agricultural farmland mitigation bank approved by applicable governmental authority. 36. During the life of the project, if the City of Bakersfield or other responsible agency adopts an agricultural land mitigation program that provides equal or more effective mitigation than measures listed above, the applicant may choose to participate in that alternate program to mitigate loss of agricultural land impacts. Prior to participation in the alternate program, the applicant shall obtain written approval from the City of Bakersfield agreeing to the participation, and the applicant shall submit written verification of compliance with the alternate program at the same time described above in the first paragraph. 37. Agricultural land used for mitigation shall be of at least equal agricultural classification as the land being converted or be capable of being developed as such; that is, mitigation land shall be classified or developed as Prime Farmland, Farmland of Statewide Importance, etc., (as established by the California Department of Conservation in the Farmland Mapping and Monitoring Program), the mitigation acreage being at least equivalent in classification to the converted land, or being capable of producing the same or equivalent crops as the land being converted. 38. Completion of the selected mitigation measure, or with the Planning Director’s approval, a combination of the selected mitigation measures, can be on qualifying agricultural land within the San Joaquin Valley (San Joaquin, Stanislaus, Merced, Fresno, Madera, Kings, Tulare, Kern), or outside the San Joaquin Valley with written evidence that the same or equivalent crops can be produced on the mitigation land.” (EIR Mitigation Measure 5.1.A.1) AIR QUALITY 39. Prior to grading plan approval, the applicant shall demonstrate to the City of Bakersfield and the San Joaquin Valley Air Pollution Control District that all construction activities and operations will comply with local zoning codes, and District Regulation VIII (Rules 8011-8081) and implementation of all other control measures (BACMs) as stated in GAMAQI. (Mitigation Measure 5.2.B.1.) 40. Prior to the approval of building permits, the applicant shall comply with District Regulation II, specifically, the project will be subject to Best Available Control Exhibit “A” VTTM 7473 Page 15 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx Technology (BACT) in accordance with the District’s New Source Review (NSR) Rule. As a part of the District permitting process, any emissions exceeding the District’s offsetting thresholds would have to be offset back to the thresholds on a stationary source by stationary source basis. Accordingly, these NSR Offsets will reduce ROG net emissions by 22.92 tons per year (from 90.97 tons per year to 68.05 tons per year) and reduce NOX net emissions by 14.00 tons per year (from 33.20 tons per year to 19.20 tons per year). (Mitigation Measure 5.2.C.1.) 41. Prior to the approval of building permits, the applicant shall comply in all respects with developer’s obligations under that certain Air Quality Mitigation Agreement approved by the San Joaquin Valley Air Pollution Control District, and entered into by and between the District and developer, a copy of which is contained within the appendices of the Air Quality Assessment in Appendix C of this Draft EIR. Developer’s compliance with the Air Quality Mitigation Agreement will result in a reduction of ROG, NOX, and PM10 net emissions to zero or in quantities sufficient to fully mitigate the project’s air quality impacts to the extent that the development of the project will result in no net increase in criteria pollutant emissions over the criteria pollutant emissions which would otherwise exist without the development of the project, all as verified by the San Joaquin Valley Air Pollution Control District. Accordingly, the Air Quality Mitigation Agreement will further reduce ROG net emissions by 68.05 tons per year (from 68.05 tons per year to 0 tons per year), will further reduce NOX net emissions by 19.20 tons per year (from 19.20 tons per year to 0 tons per year), and will reduce PM10 net emissions by 38.79 tons per year (from 38.79 tons per year to 0 tons per year). It should be restated that approximately 39.42 tons per year of ROG, 28.22 tons per year of NOx, and 43.28 tons per year of PM10, from onsite agricultural emissions will be subtracted from the proposed project emissions since they will be phased out as the project is developed. (Mitigation Measure 5.2.C.2.) BIOLOGICAL RESOURCES 42. Prior to grading plan approval, the project applicant shall pay a Habitat Mitigation Fee in accordance with Section 15.78.030 of the City of Bakersfield Municipal Code and MBHCP. (Mitigation Measure 5.3.A.1.) 43. Prior to grading plan approval, the project proponent shall comply with all appropriate terms and conditions of the MBHCP to the City regarding San Joaquin kit fox. The MBHCP requires certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall be followed to prevent entrapment of kit fox in dens. Specific measures during the construction phase of the project shall be implemented and include the following: 43.1. A pre-construction survey shall be conducted prior to site grading to search for active kit fox dens. The survey shall be conducted not more than 30 days prior to the onset of construction activities in areas subject to development to determine the necessity of den excavation. Exhibit “A” VTTM 7473 Page 16 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 43.2. Monitoring and excavation of each known San Joaquin kit fox den which cannot be avoided by construction activities. 43.3. Notification of wildlife agencies of relocation opportunity prior to ground disturbance in areas of known kit fox dens. 43.4. Excavations shall either be constructed with escape ramps or covered to prevent kit fox entrapment. All trenches or steep-walled excavations greater than three feet deep shall include escape ramps to allow wildlife to escape. Each excavation shall contain at least one ramp, with long trenches containing at least one ramp every 0.25 mile. Slope of ramps shall be no steeper than 1:1. 43.5. All pipes, culverts or similar structures with a diameter of four inches or greater shall be kept capped to prevent entry of kit fox. If they are not capped or otherwise covered, they will be inspected prior to burial or closure to ensure no kit foxes, or other protected species, become entrapped. 43.6. All employees, contractors, or other persons involved in the construction of the project shall attend a “tailgate” session informing them of the biological resource protection measures that will be implemented for the project. The orientation shall be conducted by a qualified biologist and shall include information regarding the life history of the protected species, reasons for special-status, a summary of applicable environmental law, and measures intended to reduce impacts. A report summarizing the date, time, and topics of the “tailgate” session, list of attendees and identification of qualified biologist conducting session shall be submitted to the Planning Director within 10 days of the “tailgate” session. 43.7. All food, garbage, and plastic shall be disposed of in closed containers and regularly removed from the site to minimize attracting kit fox or other animals. (Mitigation Measure 5.3.A.2.) 44. Since kit foxes are known to exist in the general area, it is recommended that all construction personnel involved in initial ground disturbance receive sensitive species instruction prior to initial ground phases of construction. Any evidence, such as dens, should be avoided and reported to the reviewing agencies for resolution. (Mitigation Measure 5.3.A.3.) 44.1. Prior to grading plan approval, the project applicant shall comply with the following raptor nest mitigation: 44.1.1. If site grading is proposed during the avian nesting season (February to September), a focused survey for avian nests shall be conducted by a qualified biologist prior to grading activities in order to identify active nests in areas potentially impacted by project implementation. Exhibit “A” VTTM 7473 Page 17 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 44.1.2. If construction is proposed to take place during the nesting season (February to September), no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified biologist). Habitat containing nests that must be removed as a result of project implementation shall be removed during the non-breeding season (October to January). 44.1.3. Preconstruction surveys shall include a survey for burrowing owl. If active burrowing owl burrows are detected outside of breeding season (September 1 through January 31), passive and/or active relocation efforts may be undertaken if approved by CDFG and USFWS. If active burrowing owl burrows are detected during breeding season (February 1 through August 31), no disturbance to these burrows shall occur in accordance with the Migratory Bird Treaty Act. (Mitigation Measure 5.3.A.4.) Although the following conditions of approval are not required to reduce potential environmental impacts that are currently known to be less than significant, they are included to ensure these conditions are implemented with the West Ming EIR/West Ming Specific Plan: 45. The applicant shall be required to survey for nesting raptors following the survey methodology developed by the Swainson’s hawk Technical Advisory Committee (SWHATAC, 2000), prior to any disturbance on the project site that is within 5 miles of a potential nest tree (CDFG, 1994) to ensure that the findings in the EIR are still applicable and no new measures are required. However, if new information is found that detects an active nest of a Swainson’s hawk within 5 miles of the project site and a potential significant impact could occur, additional CEQA documentation would be required as outlined in Section 15162 of the CEQA Guidelines. This additional environmental documentation may involve consultation with CDFG. 46. The applicant shall be required to conduct trapping prior to ground disturbance activities to confirm that the Tipton kangaroo rat (Dipodomys nitratoides nitratoides) is not located on the project site. However, if new information is found that detects the Tipton kangaroo rat (Dipodomys nitratoides nitratoides) on the project site, potential significant impact could occur and additional CEQA documentation would be required as outlined in Section 15162 of the CEQA Guidelines. This additional environmental documentation may involve consultation with CDFG and United States Fish and Wildlife Service (USFWS). 47. The applicant shall be required to implement a no construction buffer zone of a minimum distance of 250 feet, unless a qualified biologist approved by CDFG verifies through non-invasive methods that either: 1) the birds have not begun egg laying and incubation; or 2) that juveniles from the occupied burrows are foraging independently and are capable of independent survival, and that in the event burrowing owls are detected within the area of ground disturbance, passive and/or Exhibit “A” VTTM 7473 Page 18 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx active relocation efforts may be undertaken subject to approval by CDFG and USFWS. 48. The applicant shall consult with USFWS and CDFG, where applicable, prior to any ground disturbance activities. This consultation is to ensure that the findings in the EIR are still applicable and no new measures are required. However, if new information is found that identifies a potential significant impact, additional CEQA documentation would be required as outlined in Section 15162 of the State CEQA Guidelines. This additional CEQA documentation may involve obtaining a USFWS 10(a)1(b) Incidental Take Permit and/or a State Incidental Take Permit pursuant to Section 2181(b) of the Fish and Game Code. CULTURAL RESOURCES 49. Prior to grading plan approval within the project site, a qualified archaeologist shall attempt to find evidence of the previously recorded sites. If the qualified archaeologist finds evidence of the previous recorded sites, the resources shall be evaluated for significance and integrity using the criteria established in the CEQA Guidelines for unique cultural resources and/or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places. If the resources are found to be significant, specific measures shall be recommended. In addition, the grading plans shall state that archaeological monitoring by a qualified archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of the 10 cultural sites and 26 isolates that were previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring. If the qualified archaeologist does not find evidence of the previous recorded sites, the grading plans shall state that archaeological monitoring by a qualified archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of the 10 cultural sites and 26 isolates that were previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring. Following are the specific measures. 49.1. The archaeological monitor shall attend a pre-grade meeting to explain the role of the monitor during grading activities. 49.2. If cultural resources are detected within the project area, the cultural resources must be recorded using appropriate State record forms (DPR523 series) and following guidelines in the California Office of Historic Preservation’s handbook “Instructions for Recording Historical Resources.” Exhibit “A” VTTM 7473 Page 19 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx The archaeologist will then submit two (2) copies of the completed DPR523 forms to the Southern San Joaquin Valley Information Center for the assignment of trinomials. 49.3. If cultural resources are detected within the survey areas, they must be evaluated for significance and integrity using criteria established in the CEQA Guidelines for unique cultural resources and/or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places. 49.4. If cultural resources are found within the project footprint, appropriate mitigation measures and recommended conditions of approval must be developed to eliminate adverse project effects on significant, important, and unique historical resources, following appropriate CEQA and/or National Historic Preservation Act Section 106 guidelines. 49.5. A technical resources management report is required. The report must document the inventory, evaluation, conclusions and mitigation recommendations. Submit two copies of the completed report, with original illustrations, to the Southern San Joaquin Valley Information Center for permanent archiving. (Mitigation Measure 5.4.A.1.) 50. Prior to grading plan approval, the grading plans shall state that paleontological monitoring shall take place during construction excavation activities that result in excavations of six feet below ground surface or greater within the project site. Following are the specific measures. (Mitigation Measure 5.4.C.1.) 50.1. Assign a paleontological monitor, trained and equipped to allow the rapid removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities. 50.2. Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage. If construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find. 50.3. Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository. 50.4. Submit a summary report to the City of Bakersfield. Transfer collected specimens with copy of report to the repository. 51. Prior to grading plan approval, the grading plans shall state that if human remains are encountered on the project site, the Kern County Coroner’s Office shall be contacted within 24 hours of the find, and all work in the immediate vicinity shall be halted until a clearance is given by that office and any other involved agencies. (Mitigation Measure 5.4.D.1) Exhibit “A” VTTM 7473 Page 20 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx GEOLOGY AND SOILS 52. Prior to grading plan approval, an erosion control plan for construction activities that describe the best management practices (BMPs) that will be used to reduce the potential for soil erosion and loss of top soil. The erosion control plan shall be submitted to the City of Bakersfield Public Works Department for review and approval. The BMPs could include soil stabilizers and silt fencing as well as other measures. (Mitigation Measure 5.5.B.1.) HAZARDOUS AND HAZARDOUS MATERIALS 53. Prior to site plan approval, applicant shall provide evidence that future active oil wells and associated equipment will meet the California Division of Oil, Gas and Geothermal Resources regulations and public health and safety regulations, or provide other assurances that residents and visitors will not be exposed to health hazards from the routine transport, use, or disposal of hazardous materials, prior to development of affected portions of the project. (Mitigation Measure 5.6.F.1) 54. Prior to grading plan approval where there is an existing drilling and/or production operations of exploration oil wells and including disposal wells, the project applicant shall have the locations surveyed, located, and marked by a licensed land surveyor or civil engineer authorized to practice land surveying. A map shall be furnished to the Office of Environmental Services showing how all existing petroleum related facilities will be protected and integrated into the proposed development. The California Division of Oil, Gas and Geothermal Resources and the City of Bakersfield development standards shall be met. (Mitigation Measure 5.6.F.2.) 55. Before grading plan approval, all drilling and production activities shall be subject to all fire and safety regulations as required by the Bakersfield City Fire Department. The City Code 15.66.040 and 15.66.080 Well Site Development Standards Setback states that no petroleum well shall be drilled nor shall any storage tank and other production related structures be located within: 55.1. 75 Feet of the right-of way of any dedicated public street, highway, railroad or private street, or adopted specific plan line of any street or highway; 55.2. No streets may be constructed within 75 feet of any oil well unless it has been properly abandoned; 55.3. 100 Feet of any building including dwellings, except buildings incidental to the operation of the well; 55.4. 1,000 feet of sensitive receptors which include residential area, schools, daycare centers, hospital, convalescent homes and other large immobile populations; 55.5. 300 Feet of any public assembly; Exhibit “A” VTTM 7473 Page 21 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx 55.6. 25 Feet of a storage tank or boilers, fired heaters, open flame devices or other sources of ignition; 55.7. A solid masonry wall 8 feet high shall encompass the entire well site. Two gates, as nearly opposite as possible to each other shall be installed; 55.8. Pipelines utilized for all petroleum related operations shall be buried a minimum of 3 feet below grade. (Mitigation Measure 5.6.F.3) 56. The Pipeline Development Policy of the City of Bakersfield Fire Department is as follows: 56.1. No habitable portion of a structure may be built within 50 Feet of a gas main, or transmission line, or refined liquid product line with 36 inches of cover; 56.2. No structure may be within 40 Feet of a hazardous liquids pipeline bearing refined product, with 48 inches or more of cover; 56.3. No habitable portion of a structure may be built within 30 Feet of a crude oil pipeline operation at 20% of its design strength; 56.4. Prior to or concurrently with filing of a final map, a covenant shall be recorded on all lots of this tract, or portion thereof, which are within 250 Feet of any gas transmission lines. Covenant shall acknowledge proximity of pipeline easement to said property and describe the name, type and dimension of the pipeline. Prior to recordation, the subdivider shall submit and obtain approval of covenant wording with the City Attorney, Office of Environmental Services and City Engineer. (Mitigation Measure 5.6.F.4) Prior to recordation of a final map, any abandoned wells within the grading envelope shall have the surface area returned to its natural condition including but not limited to cleaning all oil, oil residues, drilling fluids, mud and other substances; leveling, grading or filling of sumps, ditches, and cellars including removal of all lining material to the satisfaction of the Department of Oil, Gas and Geothermal Resources. (Mitigation Measure 5.6.G.1.) 57. Prior to recordation of a final map, all stained soils observed within the grading envelope near the active water wells, idle water wells, and former water wells shall be shall be tested. If the soils are found to be hazardous, the soils shall be disposed of in accordance with applicable federal, state and local regulations. The applicant shall provide the City with evidence that any hazardous soils found onsite have been disposed of in accordance with federal, state, and local laws. (Mitigation Measure 5.6.G.2) 58. Prior to recordation of a final map, a written verification shall be obtained from the Department of Oil, Gas and Geothermal Resources that abandoned wells within the Exhibit “A” VTTM 7473 Page 22 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx grading envelope were properly abandoned pursuant to their regulations. The written verification shall be submitted to the City. (Mitigation Measure 5.6.G.3.) 59. Prior to recordation of final map, any lot or parcel within the grading envelope containing an abandoned well shall be encumbered with a deed restriction specifying the exact location of said well and prohibiting any construction within said 10 feet of an abandoned oil well. This is required by the City Municipal Code 15.66.080, Development encroachment in petroleum areas. (Mitigation Measure 5.6.G.4.) 60. Prior to recordation of a final map, information on the location of the pipelines and any information regarding safety concerns of these pipelines shall be provided to the Bakersfield City Fire Department. Prior to grading activities, Pacific Gas and Electric Company and/or any other company with pipelines running through the affected portions of the project site shall be notified of the construction activity within the corresponding easement. If any pipelines have any problems or if a pipeline is ruptured during development, the Bakersfield City Fire Department shall be notified. (Mitigation Measure 5.6.G.5.) 61. If during grading and construction, a pipeline accident occurs or potential unknown buried hazardous materials are found, and/or if unidentified materials are discovered in the testing of the soil, health and safety procedures shall be implemented. These procedures shall include, at a minimum, emergency medical, evacuation of the site and/or threatened area, and notification action. Notification shall include but not be limited to the following agencies: The City of Bakersfield, Department of Toxic Substance Control (DTSC), Bakersfield City and/or County Fire Department, and the Regional Water Quality Control Board (RWQCB). Evacuation and determination regarding the type of contamination encountered and best course of action would be determined by the ranking official and the required mediation measures shall be implemented.(Mitigation Measure 5.6.G.6.) 62. Prior to grading and building plan approvals, the grading and building plans shall state that all work will stop immediately if any unknown odorous or discolored soil or other possible hazardous materials arise during any part of the testing, grading, or construction on the project site. (Mitigation Measure 5.6.G.7.) 63. Prior to grading plan approval, the handling and storage of hazardous and acutely hazardous materials shall be restricted to less than threshold planning quantities within 1,000 feet of sensitive receptors which include residential areas, schools, daycare centers, hospital, convalescent homes and other large immobile populations. Sensitive receptors shall not be approved within zones of cancer risk identified by a health risk assessment of greater than 10 in 1,000,000. (Mitigation Measure 5.6.K.1.) 64. Prior to recordation of a final map, or as otherwise determined by the City of Bakersfield Building Director in writing, for onsite areas that are currently in 100-year flood hazard area, the project applicant is required to obtain a Letter of Map Exhibit “A” VTTM 7473 Page 23 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx Revision (LOMR) from the Federal Emergency Management Agency (FEMA). The LOMR shall identify that the area of the proposed development has been removed from the Zone A FEMA designation and submitted to the City of Bakersfield Building Department. Developer shall provide to the City all documentation regarding the LOMR. 65. If the City of Bakersfield Building Director defers compliance of determine the location of within Federal Emergency Management Agency (FEMA) Flood Zone this condition to a time after recordation of a final map, the subdivider shall depict the Zone A FEMA designation boundaries on the final map, or concurrently with recordation of each final map, a covenant shall be recorded on all lots affected by Flood Zone A which discloses Flood Zone A, as designated by the Federal Emergency Management Agency (FEMA). The covenant shall be submitted to the Planning Director for review and approval by the Planning Director and City Attorney prior to recordation. If FEMA approves removal or change to this flood zone designation, the developer may request that the Planning Director approve the recordation of a covenant to reflect the designation change. HYDROLOGY AND WATER QUALITY 66. Prior to grading plan approval, the project applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP) that conforms to the State Water Resources Control Board NPDES permit in which the City of Bakersfield is a co-permitee. The SWPPP shall specify Best Management Practices (BMPs) to prevent construction- related pollutants from reaching storm water and all products of erosion from moving off-site. The SWPPP shall require approval by the State Water Resources Control Board and verification of approval provided to the City of Bakersfield Planning Department. (Mitigation Measure 5.7.A.1.) NOISE 67. Prior to site plan approval for commercial and industrial uses adjacent to residential uses, the project applicant shall conduct a noise study to determine the appropriate measures to reduce potential noise levels to meet the City’s noise level performance standards. If commercial and industrial uses are proposed adjacent to residential uses, appropriate measures would include setbacks, sound barrier, or a combination of both. (Mitigation Measure 5.8.C.1) 68. Prior to City approval (conditional use permit, site plan, building permit, fire department permit, etc.) for the construction of an oil well adjacent to sensitive land uses, the project applicant shall conduct a noise study to determine the appropriate measures to reduce potential noise levels to meet the City’s noise level performance standards. If sensitive land uses are proposed to adjacent existing oil wells, appropriate measures would include setbacks, sound barrier, or a combination of both. If oil wells are proposed adjacent to existing sensitive land uses, the engines associated with the oil wells could be converted to electric motors, Exhibit “A” VTTM 7473 Page 24 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx sound barriers could be used, or setbacks could be established. (Mitigation Measure 5.8.C.2) 69. Prior to grading plan approval, the grading plans shall state that construction activities associated with development of the project site would be required to be in conformance with Section 9.22.050 of the City of Bakersfield Municipal Code which limits construction to the hours of 6 a.m. to 9 p.m. on weekdays, and between 8 a.m. and 9 p.m. on weekends, where construction occurs less than 1,000 feet from residences. (Mitigation Measure 5.8.E.1) 70. Prior to grading plan approval, the grading plans shall state that construction equipment shall be equipped with mufflers and maintained in accordance with the equipment’s’ factory specifications. During construction activities, the construction equipment muffler and maintenance records shall be onsite. (Mitigation Measure 5.8.E.2) TRANSPORTATION 71. Prior to the issuance of building permits, the project applicant shall participate in the Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local mitigation improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with the proposed project are as follows. The timing of these improvements is estimated below; however, all of these improvements shall be completed as the significance thresholds are reached. (Mitigation Measure 5.11.A.1) Measures 5.11.A.11 and 6.3.11.A.1 (Regional Transportation Impact Fee – Regional Mitigation) Prior to the issuance of building permits, the project applicant shall a) participate in the current, full RTIF program as modified by the Construction Cost Index (CCI) or b) mitigate everything to Level of Service C through the payment of their calculated Regional Impact Fee AND pay a local transportation impact mitigation fee. For the calculated Regional Impact Fee, the applicant shall submit revised funding calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated based upon the adopted RTIF at time of further subdivision. Measure 5.11.A.11 and 6.3.11.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project traffic study), prior to subdivision updated estimates shall be submitted and approved. The local mitigation fee shall be based upon the proponent’s share of the cost to upgrade the affected facilities to Level of Service C, and shall be adjusted annually by the CCI in the same manner as the Regional Transportation Impact Fee. The cost of the upgrade shall be the City’s costs and shall include, but not be limited to, all costs of obtaining and clearing right-of-way, all utility relocations, and all construction. Construction shall include but not limited to: curb, gutter, sidewalk, pavement, signal modification, landscape and wall replacement, Exhibit “A” VTTM 7473 Page 25 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx drive approaches, catch basin replacement, additional storm drain where necessary, streetlights, striping and signing. Unit costs used in the traffic study may be outdated due to recent rises in construction costs and shall be updated as appropriate. Applicant shall participate in the improvements required on a pro-rata fair share basis, prior to the issuance of building permits, based upon the approved estimates. It is the Public Works Department’s decision as to which methodology adequately mitigates the cumulative traffic impacts associated with the project to a level of less than significant. Year 2015 Intersection • Allen Road and Westside Parkway Westbound Ramps - Construct one southbound through lane. • Allen Road and Westside Parkway Eastbound Ramps - Install signal and construct two southbound left turn lanes. • Ming Avenue and Project Entrance No. 1 - Provide all-way-stop. • Ming Avenue and South Allen Road - Install signal. • Ming Avenue and Ashe Road - Construct one southbound right turn lane. • South Allen Road and Chamber Boulevard - Install signal. • South Allen Road and Project Entrance No. 2 - Install signal. • White Lane and Campus Park Drive - Install signal. • White Lane and South Allen Road - Construct one eastbound left turn lane, one eastbound right turn lane, one westbound left turn lane, one southbound right turn lane, one eastbound through lane, two westbound through lanes, one southbound through lane, and provide overlapping phase for westbound and northbound right turn lane. • White Lane and Windermere Street - Install signal. • White Lane and Buena Vista Road - Construct two eastbound though lanes and one northbound left turn lane. • South Allen Road and Campus Park Drive - Install signal. • Buena Vista Road and Campus Park Drive - Construct one southbound through lane, one eastbound left turn lane, and one eastbound through lane. • Panama Lane and Northbound Ramps West Beltway - Construct one eastbound through lane and one northbound left turn lane. • Panama Lane and South Allen Road - Construct one westbound right turn lane and one southbound right turn lane. • Panama Lane and Buena Vista Road - Construct one southbound left turn lane. • Panama Lane and Ashe Road - Construct one northbound through lane. Roadway Segment • Stockdale Highway - Gosford Road to Ashe Road - Add two lanes. • Allen Road - Stockdale Highway to Ming Avenue - Add two lanes. • South Allen Road - Ming Avenue to Chamber Boulevard - Add two lanes. Exhibit “A” VTTM 7473 Page 26 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • South Allen Road - Chamber Boulevard to White Lane - Add two lanes. • South Allen Road - White Lane to Campus Park Drive - Add two lanes. • South Allen Road - Campus Park Drive to Pacheco - Add two lanes. • South Allen Road - Harris Road to Panama Lane - Add two lanes. • Buena Vista Road - White Lane to Campus Park Drive - Add two lanes. • Buena Vista Road - Campus Park Drive to South Project Entrance - Add two lanes. • Buena Vista Road - South Project Entrance to Panama Lane - Add two lanes. Year 2030 Intersection • Calloway Drive and Westside Parkway Westbound Ramps - Construct one southbound right turn lane. • Calloway Drive and Westside Parkway Eastbound Ramps - Construct one northbound right turn lane. • Stockdale Highway and Buena Vista Road - Construct one eastbound right turn lane. • Stockdale Highway and Old River - Provide overlapping phase for westbound right turn lane. • Ming Avenue and Project Entrance No. 1 - Install signal and construct one eastbound right turn lane, one westbound left turn lane, one northbound right turn lane, and one eastbound through lane. • Ming Avenue and South Allen Road - Construct one northbound left turn lane, one southbound left turn lane, one eastbound through lane, one westbound through lane, one northbound through lane, one southbound through lane, and provide overlapping phase for northbound right turn lane and eastbound right turn lane. • Ming Avenue and Buena Vista Road - Construct one eastbound through lane. • Ming Avenue and Gosford Road - Provide overlapping phase for eastbound right turn lane. • South Allen Road and Chamber Boulevard - Construct one eastbound left turn lane, one westbound left turn lane, two northbound left turn lanes, one southbound left turn lane, one southbound right turn lane, one northbound through lane, and one southbound through lane. • South Allen Road and Project Entrance No. 2 - Construct one northbound left turn lane, one northbound through lane, and one southbound through lane. • White Lane and Campus Park Drive - Construct one eastbound right turn lane, one eastbound through lane, two westbound through lanes, and one southbound through lane. • White Lane and South Allen Road - Construct one northbound left turn lane, one southbound left turn lane, one eastbound through lane, one southbound through lane, one northbound through lanes, and provide overlapping phase for southbound right turn lane. Exhibit “A” VTTM 7473 Page 27 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • White Lane and Windermere Street - Construct one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one northbound right turn lane, one southbound right turn lane, one eastbound through lane, and one westbound through lane. • White Lane and Buena Vista Road - Construct one westbound left turn lane, one northbound through lane, and one southbound through lane. • White Lane and Gosford Road - Construct one westbound through lane. • South Allen Road and Campus Park Drive - Construct two eastbound left turn lanes, one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one northbound right turn lane, one southbound left turn lane, one southbound right turn lane, and one northbound through lane. • Buena Vista Road and Campus Park Drive - Construct one westbound right turn lane, one northbound left turn lane, and one southbound right turn lane. • South Allen Road and South Allen Entrance - Install signal. • Old River Road and Harris Road - Construct one eastbound left turn lane and one westbound left turn lane. • Buena Vista Road and South Project Entrance - Install signal. • South Allen Road and Harris/Pensinger Road - Construct one northbound through lane. • Gosford Road and Harris Road - Construct one northbound through lane. • Panama Lane and Buena Vista Road - Construct one westbound left turn lane and one southbound through lane. Roadway Segment • Stockdale Highway - Buena Vista Road to Old River Road - Add two lanes. • Ming Avenue - Ming Avenue Project Entrance to South Allen Road - Add two lanes. • Ming Avenue - South Allen Road to Buena Vista Road - Add two lanes. • Ming Avenue - Old River Road to Ashe Road - Add two lanes. • Ming Avenue - New Stine Road to Old Stine Road - Add two lanes. • White Lane - West Beltway to Allen Road - Add two lanes. • Allen Road - Rosedale Highway to Brimhall Road - Provide for divided roadway. • Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Allen Road - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes. • Allen Road - Stockdale Highway to Ming Avenue - Provide for divided roadway. • South Allen Road - Ming Avenue to Chamber Boulevard - Provide for divided roadway. • South Allen Road - Chamber Boulevard to White Lane - Add two lanes and provide for divided roadway. • South Allen Road - White Lane to Campus Park Drive - Add two lanes. Exhibit “A” VTTM 7473 Page 28 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • South Allen Road - Campus Park Drive to Pacheco - Add two lanes. • Buena Vista Road - Ming Avenue to Chamber Boulevard - Add two lanes. • Buena Vista Road - Chamber Boulevard to White Lane - Add two lanes. • Buena Vista Road - White Lane to Campus Park Drive - Add two lanes and provide for divided roadway. • Buena Vista Road - Campus Park Drive to South Project Entrance - Provide for divided roadway. • Buena Vista Road - South Project Entrance to Panama Lane - Provide for divided roadway. • Coffee Road - Rosedale Highway to Brimhall Road - Add two lanes. • Gosford Road - Harris Road to Panama Lane - Add two lanes. UTILITIES AND SERVICE SYSTEMS 72. Prior to the issuance of building permits for the onsite water facilities (i.e., water lines and water wells), the construction and operational impacts such as noise, traffic, and air emissions on adjacent land uses need to be adequately addressed in accordance with the CEQA Guidelines. Construction activities are required to occur at times specified in the Municipal Code as well as ensure that mufflers are on the construction equipment. Operational noise levels associated with the water wells are required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District Guidelines and long term emissions associated with the water well pump would require an air permit from the District. (Mitigation Measure 5.12.B.1) 73. Prior to the recordation of final maps, the project applicant shall demonstrate to the City of Bakersfield Public Works Department that the existing sewer trunk lines and the existing sewer lift station on White Lane are adequate to accommodate project flows. If the development of the individual tracts results in the exceedance of the capacities of the existing facilities, the existing facilities shall be expanded or new facilities shall be constructed to adequately serve the proposed tract. (Mitigation Measure 5.12.C.1) 74. Prior to the issuance of building permits, the project applicant shall pay sewer connection fees to the City of Bakersfield Public Works Department. The fees would be used to provide adequate sewer facilities to convey wastewater from the project site to Wastewater Treatment Plan No. 3 as well as contribute to the cost to increase the capacity of the treatment plant. (Mitigation Measure 5.12.C.2) 75. Prior to the issuance of building permits for the onsite and offsite sewer facilities, the construction and operational impacts such as noise, traffic, and air emissions on adjacent land USES need to be adequately addressed in accordance with the Exhibit “A” VTTM 7473 Page 29 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx CEQA Guidelines. Construction activities are required to occur at times specified in the Municipal Code as well as ensure that mufflers are on the construction equipment. Operational noise levels associated with any sewer lift stations are required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District Guidelines and long term emissions associated with the lift station would require an air permit from the District. (Mitigation Measure 5.12.C.3) 76. Prior to the issuance of building permits for the onsite drainage facilities, the construction and operational impacts such as noise, traffic, and air emissions on adjacent land uses need to be adequately addressed in accordance with the CEQA Guidelines. Construction activities are required to occur at times specified in the Municipal Code as well as ensure that mufflers ARE on the construction equipment. Operational noise levels associated with the drainage pumps are required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District Guidelines and long term emissions associated with the drainage pumps would require an air permit from the District. (Mitigation Measure 5.12.E.1) CUMULATIVE IMPACTS Transportation and Traffic 77. Prior to the issuance of building permits, the project applicant shall participate in the Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local MITIGATION improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with cumulative development (i.e., the cumulative growth of “background-related” traffic with the addition and contribution of project-generated traffic) in the years 2015 and 2030 are as follows (Note: All project-generated impacts and corresponding mitigation measures/improvements are included in both Section 5.11 and Section 6.3.11): (Mitigation Measure 6.3.11.A.1.) Measures 5.11.A.11 and 6.3.11.A.1 (Regional Transportation Impact Fee – Regional Mitigation) Prior to the issuance of building permits, the project applicant shall participate in the RTIF program. The applicant shall submit revised funding calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated based upon the adopted RTIF at time of further subdivision. Measure 5.11.A.11 and 6.3.11.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project traffic study), prior to the issuance of building permits, updated estimates shall be Exhibit “A” VTTM 7473 Page 30 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx submitted and approved. Unit costs used in the traffic study may be outdated due to recent rises in construction costs and shall be updated as appropriate. Applicant shall participate in the improvements required on a pro-rata, fair share basis, prior to the issuance of building permits, based upon the approved estimates. Year 2015 Intersections • Rosedale Hwy & Allen Road - Construct one northbound through lane. • Rosedale Highway and Calloway Drive - Construct one northbound left turn lane, one northbound right turn lane, and one eastbound through lane. • Rosedale Highway and Coffee Road - Construct one eastbound through lane and one westbound through lane. • Brimhall Road and Allen Road - Construct one southbound through lane • Allen Roadway and Westside Parkway Westbound Ramps - Install signal. • Allen Road and Westside Parkway Eastbound Ramps - Install signal. • Calloway Drive and Westside Parkway Westbound Ramps - Install signal. • Calloway Drive and Westside Parkway Eastbound Ramps - Install signal. • Coffee Road and Westside Parkway Westbound Ramps - Install signal. • Coffee Road and Westside Parkway Eastbound Ramps - Install signal. • Ming Avenue and South Allen Road - Provide all-way-stop. • Ming Avenue and Gosford Road - Construct one westbound right turn lane and one northbound right turn lane - “Providing Full expansion per COB Std. Det. T-4.” • Ming Avenue and Ashe Road - Construct one eastbound right turn lane and one northbound right turn lane. • Ming Avenue and New Stine Road - Construct one southbound right turn lane. • Buena Vista Road and Chamber Blvd. - Install signal. • White Lane and South Allen Road - Install signal. • White Lane and Buena Vista Road - Construct one southbound left turn lane and one southbound through lane. • White Lane and Ashe Road - Construct one eastbound left turn lane and one westbound left turn lane. • White Lane and Wilson Road - Construct one southbound right turn lane. • White Lane and Wible Road - Construct one westbound through lane. • Buena Vista Road and Campus Park Drive - Install signal. • South Allen Road and Harris/Pensinger Road - Install signal. • Panama Lane and West Beltway Southbound Ramps - Install signal and construct one westbound left turn lane, two southbound right turn lanes, and one eastbound through lane. • Panama Lane and West Beltway Northbound Ramps - Install signal and construct two eastbound left turn lanes, one westbound right turn lane, one northbound right turn lane, and one westbound through lane. Exhibit “A” VTTM 7473 Page 31 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Panama Lane and South Allen Road - Install signal and construct two eastbound left turn lanes, one westbound left turn lane, one northbound left turn lane, two southbound left turn lanes, one westbound through lane, and one eastbound through lane. • Panama Lane and Windermere Street - Construct one eastbound through lane and one westbound through lane. • Panama Lane and Buena Vista Road - Install signal and construct one eastbound left turn lane, one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one southbound left turn lane, and one eastbound through lane. • Panama Lane and Mountain Vista Drive - Construct one eastbound through lane and one westbound through lane. • Panama Lane and Gosford Road - Construct one northbound through lane and one southbound left turn lane. • Panama Lane and Reliance Drive - Install signal. • Panama Lane and Ashe Road - Install signal and construct one southbound left turn lane. • Panama Lane and Wible Road - Construct one westbound through lane, one southbound through lane, and provide overlapping phase for northbound right turn lane. • McCutchen Road and Buena Vista Road - Provide all-way-stop. Roadway Segments • Buena Vista Road - Panama Lane to McCutchen Road - Add two lanes. • Calloway Drive - Brimhall Road to WB Westside Parkway - Add two lanes • Calloway Drive -Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes • Calloway Drive - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes • Coffee Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Coffee Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Gosford Road - Panama Lane to McCutchen Road - Add two lanes. • Rosedale Highway - Calloway Drive to Coffee Road - Add two lanes. • Stockdale Highway - Enos Road to Nord Avenue - Construct divided roadway. • Stockdale Highway - Nord Avenue to Wegis Road - Add two lanes. • Stockdale Highway - Wegis Road to Heath Road - Add two lanes • Stockdale Highway - East of New Stine Road - Add two lanes. • Ming Avenue - West Beltway to Ming Project Entrance - Construct two lane roadway • Ming Avenue - Ming Project Entrance to South Allen Road - Construct two lane roadway • Ming Avenue - South Allen Road to Buena Vista Road - Construct two lane roadway. Exhibit “A” VTTM 7473 Page 32 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Ming Avenue - Ashe Road to New Stine Road - Add two lanes. • White Lane - West Beltway to South Allen Road - Construct two lane roadway. • White Lane - South Allen Road to White Lane Project Entrance - Construct two lane roadway. • White Lane - White Lane Entrance to Buena Vista Road - Construct two lane roadway. • White Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes. • Panama Lane -Gosford Road to Ashe Road - Add two lanes, construct as divided roadway. • Panama Lane - Stine Road to Wible Road - Add two lanes. • Allen Road - Rosedale Highway to Brimhall Road - Add two lanes • Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Allen Road -Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes. • South Allen Road - Ming Avenue to Chamber Boulevard - Construct two lane roadway • South Allen Road - Chamber Boulevard to White Lane - Construct two lane roadway • South Allen Road - White Lane to Campus Park Drive - Construct two lane divided roadway • South Allen Road - Campus Park Drive to Pacheco - Construct two lane divided roadway • South Allen Road - Pacheco Road to Harris Road - Construct four lane roadway • South Allen Road - Harris Road to Panama Lane - Construct two lane divided roadway • South Allen Road - Panama Lane to McCutchen Road - Construct two lane roadway. • Year 2030 Intersections • Buena Vista Road and Harris/Pensinger Road - Install signal. • Hageman Road and Calloway Drive - Construct one northbound through lane and one southbound through lane. • Rosedale Highway and Calloway Drive - Construct one eastbound left turn lane and one westbound left turn lane. • Rosedale Highway and Coffee Road - Construct one eastbound right turn lane, one westbound left turn lane, one northbound left turn lane, and provide overlapping phase for northbound right turn lane. • Rosedale Highway & Allen Road - Construct one southbound left turn lane. • Brimhall Road and Allen Road - Construct one southbound left turn lane. • Brimhall Road and Jewetta Avenue - Construct one southbound through lane. Exhibit “A” VTTM 7473 Page 33 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Brimhall Road and Calloway Drive - Construct one southbound through lane. • Brimhall Road and Coffee Road - Construct one northbound left turn lane. • Allen Roadway and Westside Parkway Westbound Ramps - Construct one westbound left turn lane and one westbound right turn lane. • Calloway Drive and Westside Parkway Westbound Ramps - Construct two northbound left turn lanes, one northbound through lane, and one southbound through lane. • Calloway Drive and EB Westside Parkway - Channelize eastbound right turn lane; and construct one southbound left turn lane, one northbound through lane, and one southbound through lane. • Coffee Road and Westside Parkway Eastbound Ramps - Construct one eastbound right turn lane, one southbound through lane, one northbound through lane, one northbound right turn lane, and southbound left turn lane. • Coffee Road and Westside Parkway Westbound Ramps - Construct one northbound left turn lane, one southbound right turn lane, one westbound left turn lane, and one southbound through lane. • Truxtun Avenue and Coffee Road - Construct one northbound through lane. • Stockdale Highway and Allen Road - Construct one eastbound left turn lane and provide overlapping phase for westbound right turn lane. • Stockdale Highway and Old River Road - Construct one westbound through lane “for Full expansion per COB Std. Det. T-4. • Stockdale Highway and Gosford Road - Construct one westbound right turn lane and one northbound right turn lane. • Stockdale Highway and New Stine Road - Construct one eastbound right turn lane, one eastbound left turn lane, one northbound right turn lane, and one southbound through lane. • Ming Avenue and Buena Vista Road - Construct one westbound right turn lane, one northbound through lane, and one southbound through lane. • Ming Avenue and Gosford Road - Construct one eastbound through lane, one westbound through lane, one northbound through lane, and one southbound through lane. • Ming Avenue and Ashe Road - Construct one westbound right turn lane. • Ming Avenue and New Stine Road - Construct one eastbound right turn lane and one westbound right turn lane. • Ming Avenue and Old Stine Road - Construct one eastbound left turn lane. • White Lane and South Allen Road - Construct one northbound through lane. • White Lane and Buena Vista - Construct one westbound right turn lane. • White Lane and Old River - Construct one northbound through lane and provide overlapping phase for westbound right turn lane. • White Lane and Gosford Road - Construct one westbound left turn lane, one southbound left turn lane, one northbound left turn lane, and one northbound through lane. Exhibit “A” VTTM 7473 Page 34 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • White Lane and Ashe Road - Construct one southbound left turn lane and one northbound left turn lane. • White Lane and Wilson Road - Construct one eastbound left turn lane. • White Lane and Stine Road - Construct one westbound right turn lane and one southbound right turn lane. • White Lane and Wible Road - Construct one eastbound right turn lane, one northbound through lane, southbound through lane, and provide overlapping phase for northbound right turn lane. • South Allen Road and Harris/Pensinger Road - Construct one eastbound left turn lane, two eastbound right turn lanes, one westbound left turn lane, one westbound right turn lane, one northbound left turn lane, one southbound left turn lane, one southbound right turn lane, one southbound through lane, and provide overlapping phase for southbound right turn lane. • Harris Road and Old River Road - Construct one northbound through lane and one southbound through lane. • Harris Road and Gosford Road - Construct one southbound left turn lane. • Panama Lane and West Beltway Southbound Ramps - Channelize southbound right turn lane; and construct one eastbound right turn lane, one westbound through lane, and one eastbound through lane. • Panama Lane and West Beltway Northbound Ramps - Construct one westbound right turn lane, one northbound right turn lane, one eastbound left turn lane and one westbound through lane. • Panama Lane and South Allen Road - Construct one eastbound right turn lane, one northbound right turn lane, one westbound through lane, and provide overlapping phases for westbound right turn lane and southbound right lane. • Panama Lane and Buena Vista Road - One eastbound left turn lane, one northbound right turn lane, one southbound right turn lane, one eastbound through lane, one southbound through lane, two northbound through lanes, two westbound through lanes, and provide overlapping phase for westbound right turn lane. • Panama Lane and Gosford Road - Construct one eastbound left turn lane, two eastbound through lanes, one eastbound right turn lane, one westbound left turn lane, two westbound through lanes, one northbound left turn lane, one northbound through lane, one northbound right turn lane, one southbound left turn lane, two southbound through lanes, and provide overlapping phase for westbound right turn lane. • Panama Lane and Mountain Vista Drive - Install signal. • Panama Lane and Reliance Drive - Construct two eastbound through lanes, one westbound through lane, and one westbound left turn lane. • Panama Lane and Ashe Road - Construct one eastbound left turn lane, one westbound left turn lane, one northbound left turn lane, two eastbound through lanes, one westbound through lane, and one southbound through lane. • Panama Lane and Golden Gate/Mountain Ridge Drive - Install signal. • Panama Lane and Stine Road - Construct one eastbound through lane. Exhibit “A” VTTM 7473 Page 35 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Panama Lane and Wible Road - Construct one westbound left turn lane. • McCutchen Road and Buena Vista Road - Install signal and construct one eastbound left turn lane, one northbound left turn lane, one southbound left turn lane, and one southbound right turn lane. • McCutchen Road and Old River Road - Install signal. • McCutchen Road and Gosford Road - Install signal. Roadway Segments • Buena Vista Road - Stockdale Highway to Ming Avenue - Add two lanes. • Buena Vista Road - Panama Lane to McCutchen Road - Construct as divided roadway. • Calloway Drive - Hageman Road to Rosedale Highway - Add two lanes. • Calloway Drive - Rosedale Highway to Brimhall Road - Add two lanes. • Calloway Drive - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes. • Calloway Drive -Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Add two lanes. • Calloway Drive - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two lanes. • Old River Road - South of Taft Avenue - Add two lanes. • Gosford Road - Panama Lane to McCutchen Road - Add two lanes, construct as divided roadway. • Gosford Road - McCutchen Road to Taft Highway - Construct as divided roadway. • Stockdale Highway - Enos Road to Nord Avenue - Add two lanes. • Ming Avenue - South Allen Road to Buena Vista Road - Construct as divided roadway. • Ming Avenue - Old Stine Road to Real Road - Add two lanes. • White Lane - West Beltway to South Allen Road - Construct as divided roadway. • White Lane - South Allen Road to White Lane Project Entrance - Add two lanes • White Lane - White Lane Entrance to Buena Vista Road - Add two lanes roadway. • White Lane - Gosford Road to Ashe Road - Add two lanes. • White Lane - Stine Road to Wible Road - Add two lanes. • White Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes. • Panama Lane - Gosford Road to Ashe Road - Add four lanes. • Panama Lane - Ashe Road to Stine Road - Add four lanes. • Panama Lane - Stine Road to Wible Road - Add two lanes. • Panama Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes. • Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Construct as divided roadway. • Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound Ramps - Construct as divided roadway. Exhibit “A” VTTM 7473 Page 36 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx • Allen Road -Westside Parkway Eastbound Ramps to Stockdale Highway -Construct as divided roadway. • South Allen Road - White Lane to Campus Park Drive - Construct as divided roadway. • South Allen Road - Campus Park Drive to Pacheco Road - Construct as divided roadway. • South Allen Road - Pacheco Road to Harris Road - Add two lanes, construct as divided roadway. • South Allen Road - Harris Road to Panama Lane - Construct as divided roadway. Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 18-0452 RECREATION AND PARKS 78. Prior to recordation of the first final map within the project site, subdivider shall have entered into a Park Development Agreement with the City of Bakersfield concerning development, park land, trail plans and specifications, and improvement requirements pursuant to the West Ming Specific Plan for Village A. Orderly development. 79. Prior to recordation of each final map, the subdivider shall construct a 6-foot masonry wall along the park boundary adjacent to residential lots as shown on the tentative tract. Wall to be measured from the highest adjacent grade. 80. Subdivider shall be responsible for improving streets adjacent to the park site to City standards and the West Ming Specific Plan. Orderly development. 81. A portion of the linear park located south of Ming Avenue, along the west side of Highgate Park Boulevard is a private park and shall be accessible to the public and maintained by the HOA to City standards and the West Ming Specific Plan. 82. During the design planning process, the applicant will collaborate with Recreation and Parks staff to ensure an open fence/wall is constructed along the linear park for visual openness, safety, and aesthetics, thereby avoiding a ‘tunnel-feel’ or effect. Orderly development. WATER RESOURCES 83. Prior to recordation of the first final map within the project site, the subdivider shall submit a letter from the Kern County Water Agency verifying the accessibility of the parcel located at the southeast corner of Ming Avenue and future West Beltway. Orderly development. Exhibit “A” VTTM 7473 Page 37 of 37 By NTopete\ \\sandevsvs\devsvs\pln\SHARED\05_Land Division\24-60000184_VTTM 7473_NWC of So. Allen and Chamber Blvd\01_Hearing & Noticing Documents\Draft\VTTM 7473_Exh Con.docx R-1 R-1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 C-2 C-2 R-1/P.U.D.WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 A A A A A WM-R3 WM-R3 H A R R IN G T O N ST LOCKSLEY DR EDING AL DR OAKLEYST RALEIGHCTCROWN C R E S T D RDOWNTON CT PEMBERL EY P A SSAGE A V E BARROWBYSTDANESHILL DRTHORNWOOD DR BICKERSTAFF D RAPSLEY CT PIXTON AVE EXTON STG RANTH AM AVE EVERSHAMDR ELBURY AVE HA ZE LW ICK D R REDMIRE STBRIXHAM DRPENT L A N D D R ORDSAL LSTMARGATE C T PEMBERLEY PASSAGE AVE LU TO NSTHA D L F A RINGF O RD LNDOCKERYSTSTONET H W AI T E L N HIGH C L E R E WA Y AUDLEY END PL RIBBLE VALLEY DRSCHOONER BEACH DR HO V INGHA M D R CHAMBERBLVDS ALLEN RDMING AVE KERN R I V E R C A N A L 7/30/2024 0 250 500 Feet _ R-1 One Family Dwelling6,000 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 7473 Zone Modification 24-0463 CITY OF BAKERSFIELD VTTM 7473 MOD 24-0463 Exhibit B !:I .......,. BAKERSFIELD Exhibit C VESTING TENTATIVE TRACT NO. 7 4 73 OWNER / SUBDIVIDER: BOLTHOUSE LAND COMPANY, LLC 11601 BOLTHOUSE DRIVE, STE 200 BAKERSFIELD, CA 93311 CONTACT: KATH MACNEILL PHONE: (661) 323-4005 ENGINEER: MclNTOSH & ASSOCIATES 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CA. 93311 CONTACT: SAMUEL M. WALKER, JR PHONE: (661) 834-4814 STATISTICS: APN: 524-270-30 ACREAGE: 38.46 GR AC / 19. 72 NET AC NUMBER OF LOTS: 185 BUILDABLE LOTS MINIMUM LOT AREA ALLOWED: 3,500 NET SF EXISTING USE: VACANT PROPOSED USE: RESIDENTIAL NET DENSITY: 9.38 D.U./NET AC. EXISTING/PROPOSED SPECIFIC PLAN DESIGNATION: WM-LMR EXISTING/PROPOSED ZONING: WM-R2 WATER SOURCE: CITY OF BAKERSFIELD SEWAGE DISPOSAL: CITY OF BAKERSFIELD GAS CO. -PACIFIC GAS & ELECTRIC COMPANY ELECTRICAL -PACIFIC GAS & ELECTRIC COMPANY CABLE -SPECTRUM PHONE -AT&T SCHOOL DISTRICTS: PANAMA BUENA-VISTA UNION DIST. & KERN UNION HIGH SCHOOL SCHOOLS: ELEMENTARY -HIGHGATE ELEMENTARY MIDDLE SCHOOL -EARL WARREN JR. HIGH HIGH SCHOOL -STOCKDALE HIGH SCHOOL FLOOD ZONE: X FIRM PANEL NO.: 06029C2275F EFFECTIVE 10/21/21 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. GENERAL NOTES: NOTE TO PLANNING DEPARTMENT RE: AL TERNA TE SllREET NAMES ALL ROAD IMPROVEMENTS AND DRAINAGE IN lHIS SUBDIVlSION SHALL BE IN ACCORDANCE ~lH lHE REQUIREMENTS ESTABLISHED BY lHE CITY OF BAKERSFIELD. STOCKDALE HIGHWAY IT IS ANTICIPATED lHAT lHE GRADING OF lHIS llRACT ~LL BE ~lHIN lHE AMOUNTS OUTLINED ~lHIN SECTION 16.16.030{0) OF lHE MUNICIPAL CODE. A 10' PUBLIC UTILITY EASEMENT (P.U.E.) IS PROPOSED AND IS LOCATED ON ALL FRONT AND SIDE YARDS ADJACENT TO ALL INTERNAL SllREETS. ALL RETURN RADII ARE 20' UNLESS OTHER~SE NOTED. ALL CUL-DE-SAC RETURN RADII ARE 25' UNLESS OlHER~SE NOTED. lHE PROPOSED PRIVATE SllREETS AND PRIVATE LANDSCAPE LOTS ARE TO BE PRIVATELY OWNED AND MAINTAINED BY A HOMEOWNERS ASSOCIATION. THE SUBDIVISION IS SUBJECT TO lHE ADOPTED WEST MING SPECIFIC PLAN AND DEVELOPMENT AGREEMENT NO. 07-310. THIS llRACT SHALL FOLLOW lHE "COMPLETE SllREEi POLICY PER RESOLUTION 108-2023. THERE ARE NO EXISTING SllRUCTURES ~THIN lHE BOUNDARY OF lHIS MAP. lHERE ARE NO EXISTING OIL WELLS ~lHIN lHE BOUNDARY OF lHIS MAP PER CALGEMS. THE PROPOSED REGIONAL SUMP ~LL BE LOCATED TO THE WEST IN EllHER PARCELS 2 OR 3 OF P.M. NO. 12492 PHASE 1. ,.--<£ HOVINa-lAM DRIVE • (PUBLIC) lHE FOLLO~NG SllREET NAMES ARE PROVIDED AS SUBSTITUTIONARY ALTERNATES. PLEASE CONSIDER lHESE NAMES IN lHE ORDER THEY ARE HEREBY SUBMITTED TO REPLACE NAMES ON lHE MAP lHAT MAY NOT BE ACCEPTABLE. 1. OVERHEE WAY 2. GILES LANE PHASING lHE NUMBERING OF lHE PHASES ARE FOR IDENTIFICATION PURPOSES AND DO NOT NECESSARILY IMPLY lHE ORDER OF DEVELOPMENT. lHIS llRACT ~LL BE DEVELOPED IN UP TO 6 PHASES. / ,c' -,;:::•c'>~c'::. ·::>c'~ ,,•··-' \ 31 33 20 ' ,' ,, ,'.;;;>- 20· 20· t------32 SCALE: 1" = 80' 80' 40' 0' 80' 1 60' :~-~~,-----, ____ ~; 30' or 50' BUILDING SETBACK NOTE r.7 STRUCTURES INCLUDING ACCESSORY BUILDINGS L!J AND SWIMMING POOLS ARE PROHIBITED. ABBRrnATIONS EX. EXISTING TYP. TYPICAL FD. FOUND t OENlERUNE CONC. CONCRETE A.C. ASPHALT CONCRffi DWY. CONORffi DRIVEWAY MON. MONUMENT LS LANDSCAPE AREA GR. GROSS AC. ACRES TRANS. TRANSFORMER O.H. OVERHEAD U.G. UNDERGROUND SCG SOUTHERN CALIFORNIA GAS CO. PG&E PACIFIC GAS AND ELECTRIC CO. U.S.A. UNDERGROUND SER~CE ALERT H.P. HIGH PRESSURE ELEC. ELECTRICAL TELE. TELEPHONE UTIL UTILITY SC STORM DRAIN REC. RECORD PER RECORDED TRACT LLA. LOT LINE ADJUSTMENT LS. UOENSED SURVEYOR P.M. PARCEL MAP No. NUMBER R/S RECORD OF SURVEY BK. BOOK PG. PAGE DOC. DOCUMENT O.R. OFFICIAL RECORDS B.C. BRASS CAP MKD. MARKED COR. CORNER SEC. SECTION INFO. INFORMATION W/ '111TH TOPOGRAPHY LEGEND: II • X 352.48 FOUND MONUMENT AS DESCRIBED FOUND CONC. MON. W/B.C. MKD. LS. 4383 IN LH. PER AMENDED TRACT No. 7255-UNIT 1, M. BK. 62, PGS. 9-14 FOUND CONC. MON. W/B.C. MKD. LS. 5612 IN LH. PER TRACT No. 7300-UNIT 8, M. BK. 66, PGS. 156-158 EXISTING POWER POLE EXISTING DOWN GUY EXISTING ELECTRICAL MmR or BOX EXISTING TRAFFC SIGN EXISTING STRffi NAME SIGN EXISTING WATER VALVE EXISTING FIRE HYDRANT EXISTING '111iARF HYDRANT EXISTING OIL WELL EXISTING SEWER MANHOLE EXISTING U.S.A. FLAG PER UTILITY COMPANY SURVEY ELEVATION EXISTING PIPELINE MARKER EXISTING PG&E GAS PIPELINE MARKER EXISTING PLAINS PIPELINE MARKER EXISTING TRAFFC SIGNAL PULL BOX EXISTING SEWER LINE EXISTING STORM DRAIN LINE EXISTING WATER LINE -El<1STING TELEPHONE LINE ·---------EXISTING GAS LINE o,---------EXISTING O.H. ELECTRICAL UNE(S) EXISTING EDGE OF PAVEMENT /, ----····""'' -EXISTING CHAIN LINK FENCE I I I I I I 11 11 11 I I I I 11 I I I I 11 I ~ VILLAGE CENTER PARKWAY---.. II II I I II I I I I II I I JI II JI I I _ II/ // 51• I <5' -~ -<9' J I I I II I I I I I II 6 -"----· EXISTING GROUND CONTOUR I I 0 ;;,s -a ::I -< (")~ ;o Q) :::e [Tl -::::i-0 -~ 0 C" .... ;o !!l. "' 0 0 C" (// a (I) -z '< 0 0 g :lE C. cc ,c-RQ'111UNE '--'UP EXISTING CURB AND GUTTER SHffi MATCH LINE PARCEL LINE A.LT.A. BOUNDARY ITEM NUMBER PER TITILE REPORT -----_ -L~ / ----- ii J I I I II I I I I II I I ii I I ii I I I I )I 12 13 14 ZONING: WM-R3 LAND USE: WM-HR c:;>, % 4 5 6 2 39 7 '!: __ ,:;:_ i!i AUTUMNVALE ~---c:..-;: A VENUE ~-(PUBLIC S1REET) 1 2 1 3 4 1 , i 2 20' 5 38 35 20' 20' 8 11 @ 20· - - ----------PHASE3 20· 4 5 20' 5 . 30' , ,i---i 'c-c-:c::--'-:_:::_:::_ -=---.... ""'.'-----,--:-/ ABBY DRIVE (PRIVATE STREET) PHASE 5 6 28 _____ ,, __ , __ _ 20· 13 34 31 30 20' 20' HEARTYALE WA'(-PHASE 4 {PRIVATE STREET) 20' 20' 12 15 16 27 20' 24 23 DAMARTS WA'( {PRIVATE STREET) -----·-•--... 20' 8 9 20' 12 6 20' 9 10 20· 14 27 19 20· 20 ---- 13 13 14 20· 17 26 20· 30' ro---; 20' 20· - 16 20' I,.:-. -'-----lL.-_ _,,.. I , __ _ 32 31 @ 20' 43 15 16 17 42 20· 39 38 ---BRAM8LEWOOD WAY {PRIVATE STREET) 18 19 20 21 --~ -·-·-···· 24 23 20· 35 34 20' 31 20' 20· 30' ; - 22 23 25 26 ,//'\_' GAS LINE ?ERMI.NENTI. Y ABANDONED ,,/ ' PEll N~llCflAL P!PEUNE WtP 19 18 24 23 22 19 18 17 16 17 18 19 30 29 27 ~ CHAMBER BOlJLEYARD -_-1;; :0,,0,::~: ,:-,~-'~:.:~F-• ------~------,.,-----" ''..., . ' ~0 i •• ' i i <-i :f ! '" ' ,) : _, -. c.-, SHEET 1 Castle & Cooke California, Inc. A PORTION OF SEC. 11, T.308., R.28E., M.D.M. WEST MING SPECIFIC PLAN VILLAGE "B" VESTING TENTATIVE TRACT NO. 7473 DATE 05 10 24 06 25 24 REVISIONS UPDATED PER C.O.B. 1ST CHECK DATED 04 19 24 UPDATED PER C.O.B. 2ND CHECK DA TED 05 29 24 BY EBT EBT 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CALIFORNIA 93311 (661) 834 -4814 ©2024 I DRA'lltll BY; EBT ! I.JOB NC: 6811.51 MCINTOSH &AssoclATES OF 4 SHEETS AutoCAD FlLE: 1151TT01 j 1ssuEC roR: I ioATE: 7 /24/24 NEW GEN ENGINEERING GROUP ;, ' ' j : '' iLl f >'. (;'>A,V/;, (l,t_\'s N.E. COR. SEC. 11, 30/26 --------------- • ' VESTING TENTATIVE TRACT NO. 7 4 73 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. NON-PLOTTABLE EASEMENT LANDSCAPE & TRACT NO. 7473 SUMMARY PRIVATE STREET LOT SUMMARY PIPELINE EASEMENT IN FAVOR OF CITY OF BAKERSFIELD RECORDED OCTOBER 10, 2023 AS DOC. NO. 223125077, O.R. (EXACT LOCATION OF EASEMENT IS NOT ASCERTAINABLE FROM RECORD) CANAL LOT SUMMARY # OF PRIVATE UNIT-LOT AREA (SF) 1-L0T "B" 2011 1-LOT •c• 1385 1-LOT "D" 19303 1-LOT "E n16 2-LOT •a• 836 2-LOT "r::' 1443 2-LOT "D" 7151 3-L0T •9• 7938 3--LOT •c• 1653 3-LOT "D" 704 3--LOT "E" 5758 4--LOT "B" 1564 4--LOT "r::' 8745 5--LOT •a• 5457 5-LOT •c• 10086 5-LOT "D" 3407 5-LOT "E" 13901 6-LOT "A" 42940 6-LOT "B" 108820 AREA UNIT LOTS ST. LOT (ACRES) 1 46 1 0.05 2 33 1 0.03 3 31 1 0.44 4 41 1 0.18 5 34 1 0.20 6 -- 0.03 TOTAL; 185 5 0.16 0.18 0.04 0,02 0.13 0.04 0.20 0.13 0.23 0.08 0.32 0.99 2.50 SCALE: 1" = 50' 50' 25' o' 50' 1 oo· .... i __ ~~---------"i \ \ \ \ \ \ HOVINGHAM DRIVE PRIVATE PUBLIC CANAL LS. LOT LS. LOT LOT UNIT LOT NAME AREA AREA (SF) (AC} 2 2 -1 LOT 'A' 73058.73 1.68 2 1 -2 LOT 'A' 45089.65 1.03 3 1 -3 LOT 'A' 43030.56 0.99 1 1 -4 LOT 'A' 62804.36 1.44 3 1 -5 LOT 'A' 19480.78 0.45 1 -1 TOTAL 243464.08 5.59 12 6 1 ';,'I :::.:1:;,::1_ Jt Cc'ii:.:~. 26 4560 SF -:'Yi~ FD. 0.04' EAST --,--.....--...l,.__....- & 0.12' SOUTH OF POSITION / / ;~;~: / ,,.. \'·· -,._" LOT •c• PRIVAlE LS. 25 4560 SF 109.00' 29 5558 SF 28 4945 SF 27 4560 SF 4&.5 -~ 59.6'/ 45.5-S ® "' 1o 33 0 d· "' <O :g 5059 SF + 5821 SF "' d "' " // ,r ~ q:f!a+"'· 6'. ·1 illl L~'r "D" PRIVAlE LS. 1o "' c-,i..;; "' -od N b 0 ,.: "' ;,, "' ., 0 - b 0 "' <O 80.27' 80.27 30 4987 SF 80.oo' 31 4560 SF 80.00' 32 4834 SF 20.00' b 0 ,.: "' b q I,; ,•' 30•· 20' FD. CONC. MON. IN LH. W/8.C. MKD. LS. 4383 PER TRACT No. 7255-UNIT I, M. BK. 61, PGS. 79-84 FD. CONC. MON. IN L.H. W/8.C. MKD. LS. 4383 PER P.M. No. 12492 PHASE 1, P.M. BK. 63, PGS. 25-28. g ill b 0 :fl 2 7582 87.64' =16.44' 23 4842 SF 84.67 22 4826 SF 84.67 21 4911 SF 84.67 20 4741 SF '84.67 25' ~ <O "' .--~-- '· .•,::~;~-::~;~:•;;' ,, . · : •• ✓:: .. : ':' ,,. -~'1tG !QP --.?}~.cl ~\.::~::;3::::,.,,:-. ~i- _,~::;/~"'5~~:>" 0 ~ ;,. '&.\ ".:::½>::.,t:::=====~=24~.6=0=' :;::====~ 57.00' 57.00' "•.,_~ L:===========::6::0::.27:::' =· ·==/::::t &±! N89~1'15"W ----~~ ~~~%-.. ··~PHASE 5 430.81' ---__ @ eff;~<r 19 4841 SF =16.14' ),t <'"" ;'.;;"': \ /:';:t1d5fii:;,.~ ,,.~,-,,,✓---a"'--+-~ \)~~ oi- } /:;;;J,ifi[!ff:/\'·.:.,:c"' 0,-<.{ d<d< ,'11\,~~<:>'l-'o :;ff!;if;i}ffP!:;:.:::·::-;··~w-, ~,~".,, ~?,.'\ 13,,•··/ 'Q~'\ ..-o- #J!ffiffi~~ ~~ 1:1if-· /ZONEX/ --~ VILLAGE CENTER PARKWAY--I \ \ \ \\ \ \ I \ \\ \ \ ·-\\ \ I I \ \\ \ \ / \V //1\ 1 I I I \ \ I I I I \ \ _,.. / / / \.o~ s~~ LOT ·s· <-<~~(\'}· N f "'"' --~¢'-1~'" ,,<o'!ii PRIVAlE LS. ~'3':""o•N· @~.----~~ - I.,,. ---~-.-'-11"'3."'3,,_o•_--"6,:,,6,:.5'--1 I <;j" .._. 41.49' 71.81' ~ ., " . -' i~ ;,, G:l • ,:--:: -0~ z 1 6328 SF 31.00' 2 4488 SF 20' L=ll.041'-, ,._=..., L=10.31' 20.98' ~ \1 .62' 54.06 =5.02' 5 "' 0 4146 SF :ii .74', 54.89' 5.66' 5.00' "' "' 6 + "' 3778 rf,,.o4' L=l0.31' J 20.98' 1 6125 SF ~ ~ ~ 0L=10.73' 4.34' 20.07 L=19.05' ,34' 2 4851 SF 3 4819 SF I I 4 4819 SF AUTUM VAL AVENUE 5 4819 SF 6 4912 SF 7.29' 'ii ~ \,, ..,_ @ 5943 SF I \ I 40 5717 SF 16.72 39 4838 SF 20' 3 4518 SF 37 3970 SF L= L=5. 38 4145 SF 5.00' 54.04' 5.66' ········ 9 4366 SF 4 3970 S 36 4366 SF .oo· .66' 54.89' 7 4366 SF 5.00' 54.04' 5.66' 9 4145 SF 5.7{ 54.89' 5.66' _______ ,, , 5.00' "' "' .. ~·10 + "' "' 0 3778 SF od ., L=ll.04' L=1031' ~ 20.98' ,.,. = 10.7 3' 20.07 L=19.05' 32 4366 SF 11 4366 SF 20' =. L=5. 30 4145 SF .66' 54.04' .00' "' r-, :.: 13 4145 SF =5.74' =1.56' 12 3970 S 54.89' 5.66' 5.00' "' "' 14 + 1,o ,,, 0 3778 SF 20' od <O L=ll.04' L=10.31' ~ 20.9 ' ' " L=l0.73' <lj 20.07' L=19.05' 28 4366 SF 15 4366 SF - ,f>' 26 4156 SF L=. L=5 ~ . ffl L=10.25 L=5. 5. L=7.3 44.50' 87.53' 17 4334 SF 18 8252 SF 16 4099 SF "' "' ,.: 20' N I =19.05' 24 7469 SF =10.73' (\ _,'!> 48.86' 20.98' " =10.31' =11.04' =21.25' =5.58' 93' <O <O od ,,, g ,.: "' 23 6720 SF 95.35' 22 6272 SF 84.69' 21 4827 SF 84.69' 20 4827 SF < ~ ·' " ;;j " w Q. <( u Ul C z ~ ~C.)~ ~_J~ "' ID .., :::, 'i-, Q. ,,, ~ • u • f-0 ...J i ': i r'" ' ; i: I' ., I c j"0 I' ., ;] I ; ; . k : c> '. ' ;--.;- I I I I ~~---------------~--(PUBLIC STREET) -- ~ "'· ": "' JI ii\-;;::;;. :• -oo•\56.50' -; \ _25_ ,,, 4366 SF i ""t!-==-==-i84;;.6;,9 =~~:.5,l!ll:-,-·r~~.. ~ ~.-- \ I ,,, ! i . I ::1 :1 ;/; ; i'! 30' WIDE CITr'OF.BAKERSFlELD SEWER LINE EASEMENT PER DOC. No. 0198089667'0~. 0::: ~...J 0::: .. w <.!) (/) z:::, z· 00 N~ ...J I I I I I ! I ' ' ::c U) ... :::, Cl) 0 "' ~ e, e, z z "' Ill Ill ~o?J z e, z Ill z Ill e, !I: Ill z n~ ... "' o~ 0 ~-I') "' <i ... I') © $ ~ OJ en<...-00 "' ~-z 00 "' ' " a:: ... 0 0 I !:: I • ~ ...J ~ C ~<v < 0 I') 0 . <O "'0 ~ ,__ 0 ...J ~ ID 0 w "' w f--LL <O en en~ o°' ' £ ow • e a:, "' ! I 0 <ii ~ ~ J >-~~ IIl ffi ffi Know what's below. Call before you dig. CITY RECORDS NO: ~----------------~--25 __ 4366 SF _21 ___ _ 4903 SF ~ VESTING TENTATIVE TRACT NO. 7473 BEING A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP NO. 12492 PHASE 1 FILED FOR RECORD OCTOBER 10, 2023 IN PARCEL MAP BOOK 63, PAGES 25-28, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF SECTION 11, TOWNSHIP 30 SOUTH, RANGE 26 EAST, MOUNT DIABLO BASE AND MERIDIAN IN THE CITY OF BAKERSFIELD, COUNTY KERN, STATE OF CALIFORNIA CONTAINING 185 RESIDENTIAL LOTS, 1 CANAL LOT, 6 PUBLIC LANDSCAPE LOTS, 5 PRIVATE STREET LOTS, AND 12 PRIVATE LANDSCAPE LOTS ON 38.46 GROSS ACRES. SCALE: 1" = 50' 50' 25• o· 50' 1 oo' .__; ___,~~---; ___ ~; NON-PLOTTABLE EASEMENT PIPELINE EASEMENT IN FAVOR OF CITY OF BAKERSFIELD RECORDED OCTOBER 10, 2023 AS DOC. NO. 223125077, O.R. (EXACT LOCA llON OF EASEMENT IS NOT ASCERTAINABLE FROM RECORD) I I I I 11 I I I I 11 I I 11 I I I I I I ~ VILLAGE CENTER PARKWAY--- I I I I I I I I I I I I I I I I I I '5? ci 81.50' 2 4819 SF 1.50' 3 4819 SF II I I I I ::?~----..!8!!,f,§150?:_' --_j /J ..., II I I I I II 7 4645 SF 8 4646 SF 9 4645 SF 10 4646 SF ' o/ fi; ~ I 4 4819 SF 5 4819 SF , 32 5784 SF @ 6283 SF 45 ._4687 SF ··•.L=6.34' L=14.34' L=1. @=5.7 4730 SF 44 4366 SF -tr"!,l, 3 4163 SF 30 4366 SF 41 3970 SF 20.07 L=6.34' ;,j<~ L=14.34' 1>' ·,qi, ·-.. = L=5. 42 4145 SF 4 4366 SF 40 4366 SF 20.98' ..... ;~ =10.31' =11.04' 26 4366 SF 20.07 'i,o 39 ° 3778 SF :ii 37 3970 SF -. L=5. 38 4145 SF 10 4366 SF 8 4366 SF 36 4366 SF 22 4366 SF 20.07 20.98' .o,'i> =10.31' =11.04' 35 ! ~ ,.: 20· 3778 SF "' 12 4145 SF =!>./4' L=. L=5. 34 4145 SF • 12 4366 SF 21 5133 SF 14 4366 SF 32 5019 SF ~ 15 3970 SF 11 4809 SF J\<tJ, PHASE 1 BRAMBIEWOQD WAY LOT "A" ~~--------------------(PRIVA1£ S1R£Erf~-, -PRIVATE STREET -,,, in 21.50' ~ 5.00' 61.43' 5.66' '• 5.00' 54.04' 5.66' 5.00' 54.04' 5.66' .00' .66' 54.89' 13 9312 SF 12 5560 SF 21.90'" 33.51' =12.47 14 4664 SF 57.00°/ 54.00' 15 13 4485 SF :;i 54.00'• 57.00' 57.00' 57.00' 57.0Q'/ 57.00'/ 54.00' 19 13 4485 SF :;i 4.00'/ 907.88' 57.00' 57.00' 57.00' 21 . 13 4734 SF' :;i 57.00'• 57.00' 22 ~ 4734 SF ., 57.00'• , / N 54.00 57.00 ,. / ••• ✓ ,,,+' 25 "' 23 13 / //24 13 4485 SF /:;i. • 4734 SF :;i 4734 SF :;J ,/ "' " ,,/'\._ GAS LINE PERMANENTLY ABANDONED PER NATIONAL PIPELINE MAP 57.00'/ 57.00'/ 16 4335 SF 84.69' ; 18 / 4855 SF 17 8452 SF "' 15 4099 SF 7,~_41o9t-,,,--;;-:64:-i.2t:-l9,...._;,,...•W 26 =19.05' <O ... - 16 7742 SF =10.73' ~----"' 51.92' =2.47 =2.53 7.52' \ "! ~ ;;; 17 7375 SF 96.66' 18 5693 SF 89.94' 19 5053 SF 0 • l-g 1818 co 11? :Ji ~ ~--..,=---..I-"~· 86.37 30 4780 SF 81.62' 29 4564 SF 25' ~ ., w -CL. "'< ~ (..) "' en -o j ) U/ ::::f CD ::> CL. 4756 SF t 27 7119 SF <O 57.00'/ 53.98'• - '' ' I ,, l:i / J 70'~ i ' I : ., ii I r I ., ,,,-~ ,-- (';, :,:: . tl; ~-✓ I ,; ' ('.; .'1:: : 'i U) I J...,_ : i ',;? \' (} !-' . ,,,.,: ;2 a::: ~.....1 a::: Know what's below. Call before you dig. CITY RECORDS NO: -i -.; "' 0 z I-m "' Ill "' ;i: Ill z ... WEST RIW 55' G_L 55' 32' H.O.A. MAINTENANCE AREA I FL 48' I 48' I-----"'"-'-""""'-'======="--'---+------------""---------_,_,,,_,,_,_ --------,1------------~'-------FL -----·---1---------24' ----~-1 25' ' 7' 7' 11' 11' 12' 14' 12' LANDSCAPE 12,0-FT 8' BIKE TRAVEL LANE TRAVEL LANE TRAVEL LANE LANDSCAPED MEDIAN MUL Tl-PURPOSE LANDSCAPE COMBO TRAIL : 15' SIDEWALK EASEMENT TO COB NOTE: ' I ! j LANE DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FL OWL/NE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECT/ON TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS, 110-FT RIGHT-OF-WAY TYPICAL SECTION SOUTH ALLEN ROAD 12' 11' 12' 6' 7' TRAVEL LANE !RAVEL LANE TRAVEL LANE BIKE 5.5--FT I 18' LANE SW r ---- I ' I I I , NTS 32' N.O.A MAINTENANCE AREA 26' H.0.A. MAINTENANCE AREA 7' 12' LANDSCAPE 12.0-FT 8' MUL Tl-PURPOSE LANDSCAPE COMBO TRAIL 16' TRAVEL t.ANE (NO PARKING) 12' TRAVEL LANE I I I CL 56' -"i----------37-,--=-------------FL _____ /9-,------.sl 7' 18' LANDSCAPED MEDIAN 91 \ 9' 12' TRAVEL LANE 16' TRAVEL LANE (NO PARKING) 1[]-FT &FT 11' LANDSCAPE SW LANDSCAPE I ~! ~-==·=-=-_, !~ I I~ ~0:1 ISO~ (I 118-FTRIGHT-OF-WAY ii .,,i-------------------------------'-=-'--'-=-'-'----c__='_'._-------------------------1,<o NOTE: DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FLOWLINE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECT/ON TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS, TYPICAL SECTION ~ CHAMBER BOULEVARD BETWEEN VILLAGE CENTER PARKWAY AND SOUTH ALLEN ROAD NTS LANDSCAPE - NOTE: 32' H.O.A MAINTENANCE AREA 26' H 0.A. MAINTENANCE AREA . u q a· i----------------"-'--------.. ----,,-~-i.-------------'~---------------,.., 7' 25' FL f--'12,___·___,LceA:cN+D+S-"C""APc,E-~~1~2-~a-:;,F"'T=-~='8~' ---i--==~~-20' ="""-l----,---c==~1"'8~' ===--.,·-==--c-,~2"'0'====...+~~'0-ccFT~=--.,:5-ccF',T-t,-,-,...-.--..c, 1""1'==-l I MULTI-PURPOSE LANDSCAPE TRAVEL LANE /NO PARKING) LANDSCAPED MEDIAN TRAVEL LANE (NO PARKING) LANDSCAPE SW LANDSCAPE COMBO TRAIL 9' • I • 9' -----I I I I WEST RIW • VILLAGE CENTER PARKWAY NORTH RIW -CHAMBER BOULEVARD (West of VCP) WEST RIW -BOL THOUSE DRIVE 102-FT RIGHT-OF-WAY i EAST RJW -VILLAGE CENTER PARKWAY SOUTH RIW-CHAMBER BOULEVARD /WestofVCP) EAST RJW -BOL THOUSE DRIVE DIMENSIONS SHOWN ARE FOR STANDARD STREET SECTION. MEDIAN WIDTH AND DIMENSIONS TO FLOWL/NE AND RIGHT-OF-WAY WILL VARY IN EXPANDED INTERSECTION TRANSITIONS. PARKWAY DIMENSIONS BEHIND FLOWLINE REMAIN CONSTANT IN ALL LOCATIONS. R/W I TYPICAL SECTION VILLAGE CENTER PARKWAY CHAMBER BOULEVARD (West of Village Center Parkway) 58,05' 63.42' 5' VARIES 35'-40' t ' I I I 57,99' 63.46' 35'-40' 5' I VARIES NTS I 7PROPOSED y 6" MEDIAN CURB V PROPOSED 6' HIGH PRIVATE BLOCK WALL PER SEPARATE PLANS 2.0% -.E!. 2,0% ,i.<1- 2.0% -~ 4 PROPOSED 5' SIDEWALK PER C.O.B, SID. ST-5 .J ~?c.~'Si.,._r:t/.;;, _ _,?'•' f•> .;-""--""' .,,,,,_ rs: :;;;;: ,1 ,i: ,,, . = TY = _ =. = )';;;;: &I ;;;, J0 ,{"0'.J".iJ ,-' ~--~--,__, ' ,-,, _ _, ' , __ _, ' R/W I I I ' I I I I I I I 5' I~ D I 4 ~ , '-- '---PROPOSED PAVEMENT SECTION AUTUMNVALE A VENUE SCALE: 1 '' = 10' 23' t 23' I 18' 18' 5' Rf I I ' I I I I I I 2.0% 2.0% -1,Q! I -- PROPOSED CURB & GUTTER PER C,0,8. SID, ST-1 PROPOSED 5' SIDEWAL~ PER C,O,B, SID, ST-5 •ct<':'-,'-' . P:i.o, ,;~ _:,:; -it, %7-"l;," '"E-'::-' ~1 '·UI \_ PROPOSED CURB & GUTTER PROPOSED PAVEMENT SECTION PER C.0.8. SID. ST-1 I E TYPICAL PRIVATE STREET \ 4 / SCALE: 1" = 10' - Ill "' ;i: Ill z ~ n-.. N o-0 -I') N .; "' I') © N I=' Ol -'-00 "' (/) < ... <:!, )-,'.' z 00 <O "' 'it g§ ... " z ~ Iu.l il _J ~ ~ < s:t ~ < (.) I') O • 00 "'0 ~ I-(.) _J ~ !Xl 0~ f.O w I-u. "' (/) (/) ~ t>: ~ • ow ~ 0 "' 00<{ i s o m ~ C rn -C ~ ... Plan 3 Plan 1 Plan 4Plan 2Plan 2Plan 4Plan 1 Plan 3 VESTING TENTATIVE TRACT NO. 7473 CLUSTER PLOT PLAN (TYP.) Exhibit D en ~--________ J_ ___________ ~ I I I ____! I I I I I I ,,., N 5' ___ l __ L_~ en -----~ ,,., N ,,., N 5' I ro __ _1 __ l __ _ en <O -----,,.., mMclNTOSH lLJl~ &AssoclATES CASTLE & COOKE CALIFORNIA, INC. NEW GEN ENGINEERING GROUP 10800 STOCKDALE HWY, STE 103 BAKERSFla.D. CA 93311 (661) 834-4814 Q: \PROJECTS\681150\X-PROJ\DWG\AL TA SURVEY\681150AL01 -DESIGN 0NL Y.DWG 40 0 10 20 40 SCALE: 1" = 40' JOB NO. 6811 .51 DATE: 07 /24/24 FILE NO. PLOT PLAN DONE BY: EBT SHEET 1 OF 1