HomeMy WebLinkAboutRES NO 119-91RESOLUTION NO. '~ ~. 9 - 9 1
A RESOLUTION MAKING FINDINGS AND APPROVING
AMENDMENTS TO THE RIVERLAKES RANCH/UNIBELL
SPECIFIC PLAN.
WHEREAS, the Council of the City of Bakersfield referred
proposed Riverlakes Ranch/Unibell Specific Plan amendment to the
Land Use Element of the Metropolitan Bakersfield 2010 General Plan
to the Planning Commission; and
Whereas, the Planning Commission of the City of
Bakersfield, in accordance with the provisions of Section 65353 of
the Government Code, held a public hearing on April 18, 1991, on
Riverlakes Ranch/Unibell Specific Plan, notice of the time and
place of hearing having been given at least ten (10) calendar days
before said hearing by publication in the Bakersfield Californian,
a local newspaper of general circulation; and
WHEREAS, such Riverlakes Ranch/Unibell Specific Plan
amendment is as follows:
RIVERLAKES RANCH/UNIBELL SPECIFIC PLAN
MILAZZO & ASSOCIATES representing Unibell
International has applied to amend the River-
lakes Ranch/Unibell Specific Plan of the Land
Use Element of the Metropolitan Bakersfield
2010 General Plan as shown in the attached
Specific Plan text (Exhibit "A").
WHEREAS, the project does not have the potential for
causing a significant effect on the environment and under the
California Environmental Quality Act Guidelines "general rule"
(Section 15061 State Administrative Code) is exempt from the
California Environmental Quality Act and is exempt from the
Department of Fish and Game Notice of Determination Fees; and
WHEREAS, by Resolution No. 28-91 on April 18, 1991, the
Planning Commission recommended approval and adoption of the
Riverlakes Ranch/Unibell Specific Plan amendment subject to
conditions, and this Council has fully considered the findings made
by the Planning Commission as set forth in the Resolution; and
WHEREAS, the Council of the City of Bakersfield, in
accordance with the provisions of Section 65355 of the Government
Code, conducted and held a public hearing on WEDNESDAY, JUNE 5,
1991, on the above described specific plan amendment to the Land
Use Element of the Metropolitan Bakersfield 2010 General Plan,
notice of time and place of the hearing having been given at least
ten (10) calendar days before the hearing by publication in the
Bakersfield Californian, a local newspaper of general circulation;
WHEREAS, at said hearing, the City Council made the
following findings:
1. All required public notices have been given.
2. The provisions of CEQA have been followed.
3. The project does not have the potential for causing
a significant effect on the environment and under the California
Environmental Quality Act Guidelines "general rule" (Section 15061
State Administrative Code) is exempt from the California
Environmental Quality Act.
4. Proposed amendment is
Metropolitan Bakersfield 2010 General
Riverlakes Ranch/Unibell Specific Plan.
consistent with the
Plan and the adopted
5. The public necessity, convenience, general welfare and
good zoning practice justify the amendment.
NOW, THEREFORE, BE IT RESOLVED and found by the Council
of the City of Bakersfield as follows:
1. The above recitals and findings, incorporated herein,
are true and correct.
2. The report of the Planning Commission, including maps
and all reports and papers relevant thereto, transmitted by the
Secretary of the Planning Commission to the City Council, is hereby
received accepted and approved.
3. The project is exempt from the California
Environmental Quality Act.
4. Public necessity, convenience, general welfare and
good planning practices justify the proposed Specific Plan
Amendment.
5. The proposed Specific Plan Amendment will be
compatible with future development in surrounding areas and
development on the project area.
6. The City Council hereby approves and adopts
Riverlakes Ranch/Unibell Specific Plan Amendment to the Land Use
Element of the Metropolitan Bakersfield 2010 General Plan,
constituting changes as shown in the attached Specific Plan Text
(Exhibit "A") and conditions of approval (Exhibit "B").
......... o0o .........
I HEREBY CERTIFY that the foregoing Resolution was passed and
adopted by the Council of the City of Bakersfield at a regular
meeting thereof held JUN 1 § 1991 by the
following vote:
AYES: COUNCILMEMSERS: EDWARDS, D~MOkE), SMITH. BRUNNI, PETERSON, McDERMOTf, SALVAGGIO
NOES; COUNCILMEMBERS:
ABSENT COUNO~LMEMBERS:
ABSTAIN: COUNCILMEMBERS'
APPROVED JUN 1. 9 1991
MAYOR of the City of Bakersfield
APPROVED as to form:
LAWRENCE M. LUNARDINI
CITY ATTORNEY of the City of Bakersfield
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LEGEND
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', ,~"RIVERLAKES RANCH/
'" ', UNIBELL '
~. ~-' ~ ~ SPECIFIC PLAN
~---- ~< 1~< ~ I~ ~ ,~ AMENDMENT/
~ ~--: .... ZONE CHANGE 5149
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~lliIBIT "An
RIVERLAKES RANCH/UNIBELL SPECIFIC PLAN
14912.9012
Specific Plan Amendment-Draft II
February 11, 1991
Revised February 22, 1991
Item #1
RE: T.&~ USE PLAN Exhibit 10-A
o Delete "(Mobile Home Park)" designation from Low-Medium Density residential
parcel at southwest portion of project along the south side of Meacham Road.
o Delete "Mobfie Home Park" reference from Land Use Plan Summary under the
heading: Low-Medium Density.
RE: Section XI (11.5.3 Residential Land Use Concept) p.44
o Delete paragraph A., "The Low-Medium Density-Mobile Home Park
Classification...," in its entirety. Renumber successive paragraphs accordingly.
Item #2
RE:
o
o
o
Comprehensive Wall and Landscape Concept Plans
Add "Riverlakes Master Landscape Plan," approved by The City of Bakersfield
Planning Commission October 18, 1990, to the Riverlakes Ranch/Unibell Specific
Plan, Technical Appendix.
Replace Exhibits 37-A and 37-B with revised "Wall and Fence Plan" as
Exhibit 37-A and revise text accordingly.
Add Exhibit 38-A, "Master Landscape Plan" and revise text accordingly.
Item #3
RE:
o
Exhibit A, Condition 5d. of City Council Resolution No. 81-90
Add the following language: "Construct a six foot high masonry wall atop a two
foot high berm along the west boundary of the Linear Park which borders High-
Medium Density residential land uses."
Item #4
RE: LAND USE PLAN Exhibit 10-A
CIRCULATION PLAN Exhibit 14-A
o
Rename north/south collector from Hagernan Road to Rosedale Highway from
"Riverlakes Ranch Drive" to "North Village Drive" and effect a street name
change on all recorded maps and approved plans.
Item #5
RE:
o
Section IV (4.3 Circulation System Designations) p.12
Add sub paragraph lc. to read as follows: "Local Collectors: 60 foot right-of-way
with two traffic lanes in an expanded pavement section; provides access to local
streets without access to adjacent residential properties." Re-number successive
paragraphs.
Spedtic Plan Amendment-Draft II
February 11, 1991
Revised February 22, 1991
Page Two
Item #6
RE:
O
Section IV (4.3 Circulation System Designations) p.12
Revise sub-paragraph Ic. to read: "Local Steers: Located to minimize through
traffic; provides direct access to adjacent property with two traffic lanes, a
minimum flow-line to flow-line width of 40' and a right-of-way width of 60'."
Revise sub-paragraph ld. to read: "Residential cul-de-sac streets: Provides direct
access to adjacent property with two traffic lanes, a minimum flow-fine to flow-line
width of 36' and a tight-of-way width of 60'. The right-of-way width of straight
cul-de-sac streets less than 500' in length may be 52'.'
Item #7
RE:
Section IV (4.4 Circulation Plan) p.13
Add new paragraph 6. to read as follows: "Local Collectors, as depicted on the
Circulation Plan, shall be treated as major roads which prohibit direct access to
adjacent property. Wall and landscape treatments will be developed at the edges
of these streets and as such, double frontage residential lots will be permitted along
these Local Collectors.
Item #8
RE: Section IV (Circulation Plan) Exhibit 14-A
o Revise Circulation Plan to shorten the length of the northern most Local Collector
to east of the Elementary School site (see revised Exhibit 14-A attached).
Item #9
RE:
0
Section Xl (11&2 Design Standards) p 43
Revise the last sentence of paragraph 2. to read: "Such roar yard setbacks for the
main residence may be ~luced to 15 feet provided no more than 20 percent of the
required yard area is covered by the residence. Other accessory buildings or
structures (e.g., pools, gazebes and covered patios) shall comply with the
Bakersfield Municipal Code, Title 17 (Zoning Ordinance) for setbacks.
Item #10
RE:
O
Section XI (11.5.2 Design Standards) p.43
Add paragraph 5. to read: "It is recognized that due to the unique open space and
recreational amenities provided by the golf course and lakes, residential
neighborhoods adjacent to eiiher the golf course or the central south lake shall be
permitted the following setback modifications ("Residential neighborhoods" shall
be defined as the land use 'l)ubbles" depicted on the Land Use Plan which are
adjacent to the golf course or south lake and described as Suburban, Low Density and
Low-Medium Density):
a. Front yard setbacks may be reduced to 20' provided the following aro met:
(1) No moro than 50% of the residences within any one neighborhood which
do not share a rear property line with either the golf course or lake
shall be permitted to have a 20' front yard setback.
Specific Plan Amendment-Draft II
February 11, 1991
Revised February 22, 1991
Page Three
bo
(2) When a residence is permitted a 20' front yard setback, each side yard
setback shall be a minimum of 6'.
(3) Residences which locate the garage door parallel to and at the 20'
front yard setback line shall be required to install roll-up garage doors
with automatic garage door opener. Residences with garage doors
perpendicular to the 20' front yard setback line (i.e., are accessible from
the direction of the side yard) shall not be required to install roll-up
garage doors with automatic garage door opener. Residences may locate
living spaces at the 20' front yard setback line and the garage space at or
behind a 25' setback line.
It is intended that through the preceding setback modifications, a more
modulated streetscape is achieved through varying front yard setbacks
while at the same lime preserving desired densities through increased
side yard setbacks.
Rear yard setbacks for the main residence may be ~luced to 15' provided no
more than 20 percent of the required yard area is covered by the residence."
ITEM ~4
ITEM w'
:,,[
Concept Land Use Plan
RIVERLAKES SPA (02/11/91)
RIVERLAKES RANCH SPECIFIC PLAN
. Bakersfield, California
6-18-90
Exhibit 10-A
SECTION X! RIVERLAKES RANCH/UNIBELL SPECIFIC PLAN
11.5.3 Residential Land Use Concept
The Suburban Residential Classification is intended to pro-
vide for the development of single family detached housing
with permitted density up to 4.0 units per acre. It allows for
the development of custom and semi-custom housing on
estate type lots ranging from 10,000 to 12,000 square feet in
area.
ITEM d'l (
The Low Density Residential Classification is intended to
provide for development of single family detached housing
which permits densities up to 7.26 units per acre. It allows for
the development of merchant type housing (i.e., non-custom
"tract" housing) on smaller lots no less than 6,000 square feet.
The Low Medium Density-Single Family Detached Classifi-
cation is intended to provide for development of a variety of
detached forms of housing (zero-lot line or patio homes) on
lots no less than 4,000 square feet in area with permitted den-
sities up to 10.0 units per acre.
The Low Medium Density-Mobile Home Park Classification
is intended to provide for the development of single family
detached housing with densities up to 10.0 units per acre. It
allows for the location of mobile homes on lots no less than
5,000 square feet in area.
The Low Medium Density-Single Family Attached Classifi-
cation is intended to provide for the development of one and
two story residential dwellings with permitted densities up
to 10.0 units per acre.
RIVERLAKES SPA (02/11/91)
DEVELOPMENT STANDARDS
Page 44
F
RIVERLAKES
ITEM ~2
RIVERLAKE8 SPA (02/11/91) Exhibit 37-A
LEGEND
~(
Master Laedscape Plan
RIVERLAKES
ITEM ~2
RIVERLAKES SPA (02/11/91) Exhibit 38-A
EXHIBIT A
Conditions of Approval
Riverlakes Ranch/Unibell Specific Plan Amendment
Specific Plan Text
Applicant shall submit one Specific Plan text consisting of
Chapters A and B for Riverlakes Ranch/Unibell and Riverlakes
Ranch projects respectively and prepare a Riverlakes Ranch
plan map depicting standards and wall and landscaping for
Riverlakes Ranch and Riverlakes Ranch/Unibell.
Add to Page 9, Item I of the Specific Plan: "Development of
local streets is likely to reduce the maximum number of
units since conformance to minimum lot size excludes local
stKeets and easements."
3. Add to Page 46, Item 3: "The 121 acres designated as major
commercial should be developed as the core of the northwest
"centers" concept.
4. Setbacks for lots sharing an immediate boundary with the
golf course or lakes shall be 20 feet for the front yard and
15 feet for the rear yard.
5. The linear landscape park/buffer located on the west side of
Coffee shall be developed as follows:
Minimum landscape setback of 25 ft. for commercial land
uses and a minimum width of 50 ft. for medium and high
density residential land uses and 84 ft. for suburban and
low density residential land uses.
Constructed concurrently with the
parcel map adjacent to Coffee Road
following segments:
first subdivision or
within each of the
1) Norris to Olive
2) Olive to Hageman
3) Hageman to Creekside
Linear parks adjacent to residential land uses shall be
constructed by the applicant and placed in a maintenance
district. Landscaped setbacks at commercial land uses
shall be constructed and maintained by each respective
parcel owner/developer.
Construct a masonry wall eight feet in height along
the west boundary of the linear park for all residential
land use designations between Olive to Hageman that
interface with the park.
~ITEM ~8
RIVERLAKES SPA (O2/11/91)
ORIOINAL
RIVERLAKES SPA (02/11/91)
!1
LEGEND
ARTERIAL (without bikeway)
tls , ! 1 , ~ 5.5' Land~,a,oe Easemem
ARTERIAL (with bikeway in paved area)
~OLLEGTOI:t Iwithout bikewayl
COLLECTOR (with bikeway in paved area)
COLLECTOR-Alternate Section
90' R.O.W
52'
5.5' Sidewalk
Parkway
LOCAL COLLECTOR
60' R.O.W
8' Parkway Circulation
RIVERLAKES RANCH SPECIFIC PLAN
Baker s¢ield, Calit'or nia
lune 12, 1990
SECTION IV RIVERLAKES RANCH/UNIBELL SPECIFIC PLAN
Maintain adequate traffic safety.
Locate pedestrian and bicycle paths within street right-of-
way widths as well as where feasible along portions of the
lake development. These paths shall provide for transporta-
tion linkages as well as for recreational opportunities.
4.3 CIRCULATION SYSTEM DESIGNATIONS
See Exhibit 14-A
Public and private development of the drculation system
shall correspond to the following system classification:
See EMaibit 19-A
a. Arterial Street: Generally located at one mile intervals;
four or six traffic lanes with a 110-foot right-of-way.
bo
ITEM ~5 ~
c.
Collector Street: Generally located at half-mile intervals
with four traffic lanes and a 90-foot right-of-way. The
project shall also indude a "Collector-Alternate Section"
designation for Riverlakes Drive as detailed in the Subdi-
vision Design Manual and shown on the Circulation Plan
providing two traffic lanes within a 90 -foot right-of-way
and increased landscaping between right-of-way and curb
line. A meandering sidewalk within this parkway will be
incorporated.
Local Streets: Located to minimize through traffic; pro-
vides direct access to adjacent property; two traffic lanes
with a 60-foot right-of way.
d. Residential cul-de-sac streets: Provides direct access to
adjacent property; two traffic lanes; with a 60-foot right-
of-way. ,,~ ITEM ~6
e. Bikeways: Located primarily along routes shown on the
Open Space Plan, within Arterial and Collector street sec-
tions, and conforming to the Metropolitan Bakersfield
Bikeway Master Plan. Bikeways shall also be located in
landscaped parkways along Coffee Road, Riverlakes Drive
RIVERLAKE8 SPA (02/11/91 )
CXRCI~.ATION
Page 12
SECTION IV RIVERLAKES RANCH/UNIBELL SPECIFIC PLAN
4.4 CIRCULATION PLAN
and along portions of the south lake development. Pave-
ment width for right-of-way widths for arterials and col-
lectors incorporating bike lanes shall conform to the Cir-
culation Element of the General Plan.
See Exhibit 14.A
See Exhi&'t 19-A
The road circulation system and bikeway system shall be
located and constructed as shown on the Circulation and Open
Space Plan respectively and shall be consistent with the
adopted Metro Bakersfield Bikeway Master Plan.
It is understood that arterials, collectors and intersections
with local streets are only conceptually depicted on the Spe-
dtic Plan maps, and that these may undergo minor adjust-
ment and realigmnent as either Planned Unit Development
and/or Tract Maps are prepared and submitted for approval.
These refinements do not require revisions to the Specific
Plan.
Per City of Bakersfield Subdivision design standards, it is
understood that potential secondary ingress/egress points
from residential areas to collector and arterial streets (e.g.,
Norris Road, Olive Drive, and Hageman Road) will be pro-
vided as required.
Along Norris Road, such access points, if provided, shall
occur at roughly one-third points from Coffee Road to Cal-
loway Drive.
Access points into residential developments shall be sepa-
rated from signali?ed intersections per City of Bakersfield
Subdivision design standards.
o
Acess from residential land uses directly to Coffee Road shall
be prohibited except from Norris Road, Olive Drive, Hage-
man Road and Riverlakes Drive. Driveways or other access
roads for residential uses shall not allow vehicle access to
Coffee Road.
ITEM e7 ~
RIVERLAKES SPA (02/11/91)
OKCUI.ATION
Page 13
SECTION XI RIVERLAKES RANCH/UNIBELL SPEC/FIC PLAN
Mobile Home Parks shall be developed in accordance with
City of Bakersfield Zoning Ordinance except as otherwise
provided herein. Perimeter fencing, wall and other criteria
shall apply as if for a single family detached residence per
these guido_lines.
11.5.2 Design Standards
Setbacks, lot size, building height, parking, and other devel-
opment standards shall comply with the residential require-
ments of the City of Bakersfield Zoning Ordinance where ap-
plicable, except where provisions of this Specific Plan are
more restrictive or as approved by the City of Bakersfield as
part of a planned P.C.D. Zone, a P.U.D. Zone or final subdi-
vision tract map.
Rear yard setbacks on all single family detached lots in the
Suburban and Low Density Residential land use areas shall
be 25 feet from rear property llne to the main structure. Such
rear yard setbacks for the main structure may be reduced to
ITEM **9 ~ 15 feet provided no more than 20 percent of the required yard
area is covered by buildings or structures.
Side yard setbacks on all single family detached lots shall be
15 feet from side property line on comer side yards with
direct vehicular access, and 10 feet on corner side yards
without direct vehicular access. Direct vehicular access is
prohibited on sides of corner residential lots with setbacks of
less than 15 feet.
All residential single and multiple family lots in the Subur-
ban, Low Density and Low Medium Density Residential land
uses with rear property lines adjacent to either lake or golf
course development shall have minimum front and rear yard
setbacks of 20 feet and 15 feet respectively.
ITEM
RIVERLAKE8 SPA (02/11/91)
DEVELOPMENT STANDARDS
,: Page ~3
BEACH CLUB
RIVERLAKES
ILLUSTRATIVE DISPLAY MAP
EXHIBIT "B"
Conditions of Approval
Riverlakes Ranch Specific Plan Amendment/Zone Change 5149
Planning
1. Insert "along any street" into subparagraph a.(1) of Section
XI, 11.5.2 of proposed paragraph 5 as follows:
No more than 50% of the residences along any street within
any one neighborhood which do not share a rear property line
with either the golf course or lake shall be permitted to
have a 20' front yard setback.
Insert "rear" into proposed amendment - the second sentence
of paragraph 2, Section XI, 11.5.2 and also into subpara-
graph b. of proposed paragraph 5 of Section XI, 11.5.2 as
follows:
Second Sentence: Such rear yard setbacks for the main resi-
dence may be reduced to 15 feet provided no more than 20
percent of the required rear yard area is covered by the
residence.
Subparagraph b: Rear yard setbacks for the main residence
may be reduced to 15' provided no more than 20 percent of
the required yard area is covered by the residence.
3. Insert the following language into the specification text as
paragraph number 3 of Section XII, 12.1.
The Riverlakes Design Standards Review Committee shall
approve all building plans for consistency with the specific
plan development standards prior to submission for City of
Bakersfield review and approval, and may, as empowered by
subsequent Covenants, Conditions and Restrictions, inspect
work to determine whether or not it is being performed or
has been performed in compliance with such standards.
That all approved building plans be signed and stamped by
the chairperson of the Riverlakes Design Standard Review
Committee.
o
Where design standards are not covered by the Riverlakes
Ranch/Unibell Specific Plan, the design standards adopted by
the City of Bakersfield shall prevail.
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