HomeMy WebLinkAboutRes. No. 15-25 (VTTM 7492)RESOLUTION NO. 15-25
RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION
TO ADOPT AN ADDENDUM TO A MITIGATED NEGATIVE
DECLARATION AND APPROVE VESTING TENTATIVE TRACT
MAP 7492 LOCATED GENERALLY NORTHWEST OF OLD FARM
ROAD AND REINA ROAD IN NORTHWEST BAKERSFIELD.
WHEREAS, McIntosh & Associates representing Fortis General Construction Inc, A
California Corporation, filed an application with the City of Bakersfield Development Services
Department requesting a Vesting Tentative Tract Map 7492 (the "Project"), and a
modification request to allow an alternate lot design, consisting of 28 lots on 6.69 acres for
purposes of single-family residential development, as shown on attached Exhibit "B", located
generally northwest of Old Farm Road and Reina Road in northwest Bakersfield as shown on
attached Exhibit "C"; and
WHEREAS, the application was deemed complete on January 7, 2025; and
WHEREAS, an initial study was conducted and it was determined that the Project
would not have a significant effect on the environment and a Mitigated Negative Declaration
(MND) was prepared and approved by the City Council on December 14, 2011, in
conjunction with Zone Change No. 11-0271, in accordance with California Environmental
Quality Act (CEQA); and
WHEREAS, in accordance with State CEQA Guidelines Section 15164, Staff prepared
an Addendum to the Zone Change No. 11-0271 Mitigated Negative Declaration; and
WHEREAS, the Secretary of the Planning Commission, did set, Thursday, February 20,
2025, 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:
l . All required public notices have been given. Hearing notices regarding the
Project were mailed to property owners within 300 feet of the Project area
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and published in the Bakersfield Californian, a local newspaper of general
circulation, 10 days prior to the hearing.
2. Staff determined that the proposed activity is a project, an MND was
prepared for the original project (Zone Change No. 11-0271) and was
approved by City Council on December 14, 2011, and duly noticed for
public review.
3. In accordance with State CEQA Guidelines Section 15164, an Addendum to
the MND was prepared. The mitigation measures for VTTM 7 492 were
updated to reflect current standards. These changes are considered minor
technical changes per CEQA Section 15164 and said EIR with Addendum is
the appropriate environmental document to accompany approval of 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 SR 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 shall be provided on the final map pursuant
to BMC 16.20.060 A and 16.20.050
7. The request for modification(s) is consistent with sound engineering practices
or subdivision design features.
8. 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. The Addendum to the Zone Change No. 11-0271 MND is approved.
3. 'v'esting Tentative Tract Map Z 492, is hereby opproyed witb_ condjtiQns of
approval and mitigation measures shown on Exhibit "A".
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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
February 20. 2025, on a motion by Commissioner Martin and seconded by Commissioner
Neal, by the following vote.
AYES:
NOES:
Brandt Oliver, Cater, Kaur, Martin, Neal
None
ABSENT: Bittle, Strickland
Exhibits {attached):
Exhibit A: Conditions of Approval
Exhibit B: Location Map
Exhibit C: Tentative Map
,...._
r, -/1d/A/'J ~ APPROVED ~
r-Pr ~ry
DANIEL CATER, CHAIR
City of Bakersfield Planning Commission
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EXHIBIT "A"
VESTING TENTATIVE TRACT 7492
CONDITIONS OF AP PROV AL
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. Drainage from this tract shall be
privately maintained. A flowage and drainage, and access easement shall
be recorded over the sump, if not already complete.
2.2. 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. Sewer service will be provided by North of the River Sanitary District (NORSD}.
Please contact NORSD for their planning, design, and construction requirements.
Sewer service fees shall be paid to NORSD prior to building permits being issued.
4. The following conditions must be reflected in the design of the improvement
plans:
4.1. Final plan check fees shall be submitted with the first plan check submission.
4.2. 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.
5. The subdivide is responsible for implementing the following:
5.1. There was no request for Phasing submitted with this map
. 5.1. l . .. The following shaJLoccur with. Vesting Tentative Tro.ct Map 7 422:
By \
Exhibit "A"
VTTM 7492
Page 2 of 7
5.1.1.1. An access road shall be provided from Dolcetto Street to the
sump entrance. The access road shall consist of 2" AC paving
over 6" compacted subgrade except for the portion which is
intended to be used as a hammerhead turnaround, where
the paving shall conform to the Fire Department standards.
5.1.1.2. Existing sewer manhole located at the western boundary of lot
15 shall be relocated to be within the Montbatten Place right
of way adjacent to this tract map.
5.2. 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.
5.3. 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.
5.4. Install blue markers in the street at the fire hydrants per the Fire Department
requirements.
6. Prior to recording the first final map:
6.1. The City Council must have taken final action for the inclusion of this tract
within the Consolidated Maintenance District.
6.2. 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.
7. Prior to recording each final map:
7 .1 . All facilities within the boundaries of this subdivision identified by the
approved drainage study shall be constructed or bonded for in accordance
with the plans approved by the City Engineer, and all easements required
shall be provided.
7.2. 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.
7.3. 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 r::>ertaining to -the maximum anticipated annual eest per sin§le
family dwelling for the maintenance of landscaping associated with this tract.
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Exhibit "A"
VTTM 7492
Page 3 of 7
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 Proposition 218 Ballot and Covenant, which shall be
signed and notarized.
8. Prior to Notice of Completion:
8.1. The storm drain system, including the sump, shall be inspected and any debris
removed.
9. Street Name Signs {SNS):
9 .1. Metro size SNS shall be installed at the intersection of local streets with Arterial
and Collector streets.
9 .2. Standard SNS shall be installed at all other locations.
FIRE SAFETY DIVISION
l 0. Prior to recordation of a final map, the subdivider shall install a roundabout
(traffic circle) somewhere midway along Dolcetto Street.
11 . Pipeline Easements.
11.1. 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.
11.2. 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.
11 .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.
11 .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.
11.5. 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
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Exhibit "A"
VTTM 7492
Page 4 of 7
12. Fire Apparatus Access Roads and Hydrants
12.1. 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.
12.2. 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
Reauirments for Dead-End Fire Apparatus Access Roads
Length Width Turnaround Required
(Feet) (Feet)
0-150 20 None reauired
120-foot Hammerhead, 60-foot "Y" or 96-foot
151-500 20 diameter cul-de-sac
120-foot Hammerhead, 60-foot "Y" or 96-foot
501-750 26 diameter cul-de-sac
Over 750 Special Approval Required
12.3. 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
13. Prior to recordation of a final map, the subdivider shall pay a Quimby fee based
on a park land dedication requirement of 2.5 acres per 1000 population in
accordance with Chapter 15.80 of the Bakersfield Municipal Code. If the
number of dwelling units increases or decreases upon recordation of a final
map(s), the park land requirement will change accordingly. Refer to BMC
Chapter 15.80 and the Planning Information Sheet regarding calculation and
payment of said Quimby fee. This subdivision is located within the boundaries of
the North of the River Recreation and Park District. In accordance with
Government Code Section 66020(d), you are hereby notified that the 90-day
period in which you may protest the imposition of this fee has begun.
BMC Chapter 15.80 requires the Planning Commission to determine if a subdivider is to
dedicate park land, pay Quimby fee, reserve park land or a combination of these in
order to satisfy the City's park land ordinance for North of the River Recreation and
Park District. Staff is recommending this condition in accordance with BMC Chapter
15.80:
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Exhibit "A"
VTTM 7492
Page 5 of 7
14. Prior to recordation of a final map, the subdivider shall provide the Planning
Department written proof/verification from North of the River Recreation and
Park District that said project is within the NOR Park Maintenance District.
North of the River Recreation and Park District requested condition for orderly
development.
CITY ATTORNEY
15. 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
16. This subdivision shall comply with all provisions of the Bakersfield Municipal Code,
and applicable resolutions, policies and standards in effect at the time the
application for the subdivision map was deemed complete per Government
Code Section 6647 4.2.
17. The subdivision shall be recorded in no more than 2 phases. Phases shall be
identified numerically and not alphabetically.
Orderly development.
18. 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. byensuring wGtter service to the subdivision at the time of final-map recordation
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Exhibit "A"
VTTM 7492
Page 6 of 7
because the water purveyor has included an expiration date in the initial "will serve"
letter.
19. Mineral Rights: Prior to recordation of the first final map, the following shall apply:
The final map will have the signatures of each party owning a recorded
interest in, or right to minerals, and the nature of the respective interest, not
including lessees of such rights.(Secs. 16.20.060 A. and 16.20.050)
Required to verify compliance with BMC Section 16.20.060 A. and orderly
development.
20. 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.
Zone Change No. 11-0271 Mitigation Measures
21. The subdivider is required to comply directly with requests of the U.S. Fish and
Wildlife Service (USFWS) and the California Department of Fish and Wildlife
(CDFW).
Orderly development.
22. Prior to ground disturbance, the subdivider shall have a qualified consultant
survey the location for burrowing owl, and comply with the provisions of the
Migratory Bird Treaty Act (MBTA) of 1918 (16 U.S.C. 703-711). A copy of the
survey shall be provided to the Development Services Department Planning
Division prior to ground disturbance. Survey protocol shall be that recommend
by the State Department of Fish and Game.
The burrowing owl is a migratory bird species protected by international treaty
under the Migratory Bird Treaty Act (MBTA) of 1918 (16 U.S.C. 703-711 ). The MBTA
makes it unlawful to take, possess, buy, sell, purchase, or barter any migratory
bird listed in 50 C.F.R. Part 10, including feathers or other parts, nests, eggs, or
products, except as allowed by implementing regulations (50 C.F.R. 21 ). Sections
3503, 3503.5, and 3800 of the California Department of Fish and Game Code
prohibit the take, possession, or destruction of birds, their nests or eggs. To avoid
violation of the take provisions of these laws generally requires that project-
related disturbance at active nesting territories be reduced or eliminated during
critical phases of the nesting cycle (March 1 -August 15, annually). Disturbance
that causes nest abandonment and/or loss of reproductive effort (e.g., killing or
abandonment of eggs or young) may be considered "taking" and is potentially
punishable by fines and/or imprisonment.
23. Prior to ground disturbance, the subdivider shall have a qualified consultant
survey the location for kit fox, and comply with the provisions of CDFW. Survey
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VTTM 7492
Page 7 of 7
protocol shall be that recommended by the CDFW. Subdivider shall be subject
to the mitigation measures recommended by the consultant. A copy of the
survey shall be provided to the Development Services Department Planning
Division prior to ground disturbance.
24. Prior to any ground disturbance, 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 which will be
implemented for the project. The orientation shall be conducted by a qualified
biologist and shall include information regarding biological resources of the local
area, reasons why biological resources are to be preserved and reviewed by a
qualified biologist to determine significance, examples of possible biological
resources, summary of applicable environmental law, procedures to follow if a
possible listed species is found, and measures intended to reduce impacts.
25. Within 15 days of holding said "tailgate" session, the biologist shall submit a
summary report to the Planning Director verifying the following: l) when and
where the session took place; 2) topics discussed in the session; 3) session
attendance roster. The submittal of said report will signify completion of the
program to mitigate impacts on biological resources.
Mitigation measures {Condition Numbers 2-6) as recommended by Pruett &
Associates, Preliminary Biological Assessment, Jan. 2011)
26. If during construction activities or ground disturbance, cultural resources are
uncovered, the subdivider shall stop work and retain a qualified archeologist for
further study. Subdivider shall notify the proper authorities and be subject to any
mitigation measures required of the archeologist.
27. If human remains are discovered during ground disturbance, all work shall stop
and provisions of the state Health and Safety Code section 7050.5 shall be
observed by qualified professionals.
Mitigation measures {Condition Numbers 7-8) as recommended by Hudlow,
Cultural Resources Survey, Jan 2011).
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Zoning
R-1 One Familr Dwelling
6,000 sq.ft. min lot size
R-1-4.S One Family Dwelling
4,500 sq.It. min lot size
E Estate
10,000 sq.ft. min lot size
R-S Residential Suburban
24,000 sq.lt./dwelling unit
R-5-( ) Residential Suburban
1, 2.S, Sor 10 min lot size
R-2 Limited Multiple Family Dwelling
4,500 sq.ft. min lot size (single lamilr)
6,000 sq.ft. min lot size (multifamily)
2,500 sq.It. 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 FamilJ 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 si1e
A-WR Agriculture-Water Recharge
Combining
PUD Planned Unit Development
TT Travel Trailer Park
MH Mobilehome
C-0 Professional & Administrative Office
C-1 Neighborhood Commercial
C-2 Regional Commercial
(.( Commer<ial Center
C-8 Central Business
PCD Planned Commercial Development
M-1 Light Manufacturing
M-2 General Manufacturing
M-3 Heavi 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 Citi1en Overlay
HD Hillside Development Combining
WM West Ming Specific Plan
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VESTING TENTATIVE TRACT NO. 7 492
BEING A SUBDIVISION OF PARCEL 2 OF PARCEL MAP NO. 11989, FILED FOR RECORD, ON AUGUST 20, 2024 IN BOOK 63 OF PARCEL MAPS
AT PAGES 85 THROUGH 87, IN THE OFFICE OF THE KERN COUNTY RECORDER; ALSO BEING A PORTION OF THE SOUTHWEST QUARTER OF
SECTION 12, TOWNSHIP 29 SOUTH, RANGE 26 EAST, M.D.M., IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA.
SNOW R0.1,D
BASIS OF BEARINGS• 28 LOTS 6.69 (GROSS) ACRES
THE SEARING OF N89'16'59"W, SHOWN FOR THE SOUTH UNE OF THE SOUTHWEST QUARTER OF SECTION 12, T.29S,, R.26E .. M.0.M. ON PARCEL MAP NO. 11989, P,M. BOOK 63, PAGES B5 THROUGH 87, WAS USED AS THE BASIS OF BEARINGS HEREON,
BENCH MARK:
TOP OF CONCRETE MONUMENT AT THE CENTERLINE INTERSECTION OF REINA ROAD ANO JEVr'ETTA A.VENUE.
ELEVATION "' 374.9B (COUNTY DATUM K.C.S. r.a. 1163, PACE 53)
GENERAL NOTES·
AtL ROAO IMPROVEMENTS ANO DRAINAGE IN THIS SUBOIVIS10N SHAU.. BE IN ACCORDANCE WITH TI-IE REQUIREMENTS £5TABUSHEO BY THE CITY or BAKERSFIELD.
IT JS ANTICJPATED THAT lHE GRADING OF THIS 51TE WILL BE: WITHIN
TI-IE AMOUNTS SPECIFlEO IN SECTION 16.tG.030(0) OF THE 1,WNIQPAL CODE,
All DISTANCES AND DIMENS10NS SHOW HEREON ARE IN FEET AND DECIMALS THEREOF",
THE BOLO BORDER INDICATES THE BOUNDARY OF' LANO SUBD!VIDEO BY THJS MAP.
A 10' PUSUC UTILITY EASEMENT (PUE) AND PEOESTRIMI WALKWAY EASEI.AENT ARE PROPOSED AND ARE LOCATED ON ALL FRONT ANO S10E YARDS ADJACENT TO INTERNAL STREETS.
ALL STREETS SHALL BE PUBLIC.
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GENERAL NOTES· (CONT)
THE TRACT SHALL FOLLOW 'rHE ~COMPLETE STREEr POLICY PER RESOLUTION 108-2023.
STREET NAME ~GNS SHALL BE INSTAL!.E'O PER C.O.B. STD. T-1.
THERE ARE NO EXISTING STRUCRIRES WITHIN THE BOUNDARIES or THIS MAP.
C!TY or BAKf.RSF'lELO STREET STANDARD INFORMATION
THE ALL STREET Fl.OWUNE GRADES ARE A MINIMUIA or 0.20% ALL LOCAL STREET TO LOCAL STREET RE1URN RAOU ARE 20' UNLESS OTHERI\ISE NOTED,
PBQJECT INFORMATION·
APN: 528-010-36 NET ACREAGE: 5.45 ACRES NET DENSITY: 5,14 0.U./NET AC EXJSTING ZONING: E GENERAL PLAN DESIGNATION: SR EXISTlNC LANO USE: VACANT 0
ALL CUL-DE-SAC ANO KNUCKLE RETURN RADII ARE 25' UNLESS NORRIS SCHOOL DISTRICT ANO OTHERWISE NOTED. KERN HIGH SCHOOL DISTRICT ALL CUL-DE-SAC RADIUS ARE 50' UNLESS OTI1ERWIS£ NOT£0, SCHOOLS! n.EMENTARY;
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TlilS S!lE IS IN A fEMA FLOOD ZONE "X" AS SHOWN ON FIRM MAP HIGH SCHOOL -FRONTIER HIGH SCHOOL No. 06029ClBOOE, DATED SEPTEMBER 26, 2008. AREAS DETERMINED TO BE OUTSlDE THE o.~ ANNUAL CHANCE FLOOOPLAlN.
OWNER / SlJBDMDER; ~ FORTIS GENERAL CONS1RUCTION !NC., MclNTOSH & ASSOClATES A CAUFORN!A CORPORATION 10800 STOCKDALE HWY., STE, 103 170 KELLY COURT BAKERSFIELD, CA 93311 ATWATER, CA 95301 CONTACT: SAM WALKER ,~~1A;6~~Q~6SAHOTA (661) 834-4514
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