HomeMy WebLinkAboutRES NO 173-07
RESOLUTION NO.
RESOLUTION MAKING FINDINGS, ADOPTING THE NEGATIVE
DECLARATION AND APPROVING GENERAL PLAN AMENDMENT
NO. 06-2246, AN AMENDMENT TO THE LAND USE ELEMENT OF
THE METROPOLITAN BAKERSFIELD GENERAL PLAN FROM LR
(LOW DENSITY RESIDENTIAL) TO HR (HIGH DENSITY
RESIDENTIAL) ON 12.1 ACRES, GENERALLY LOCATED
ADJACENT TO RIVANI DRIVE, GENERALLY EAST OF MORNING
DRIVE AND NORTH OF STATE ROUTE 178.
173-07
WHEREAS, San Joaquin Engineering, Inc., for Dorothy Lorraine Talbert, et. a!., filed an application
requesting a General Plan Amendment, change of zoning of that certain property in the City of Bakersfield
as hereinafter described; 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 Monday, June 18, 2007, and on
Thursday, June 21, 2007, on General Plan Amendment No. 06-2246, notice of the time and place of
hearing having been given at least twenty (20) calendar days before said hearing by publication in The
Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, General Plan Amendment No. 06-2246, an amendment to the Land Use Element of
the Metropolitan Bakersfield General Plan, is as follows:
General Plan Amendment No. 06-2246:
San Joaquin Engineering, Inc., for Dorothy Lorraine Talbert, et. a!. applied to amend the
Land Use Element of the Metropolitan Bakersfield General Plan consisting of a change
from LR (Low Density Residential) to HR (High Density Residential) on 12.1 acres,
generally located adjacent to Rivani Drive, generally east of Morning Drive and north of
State Route 178; and
WHEREAS, an Initial Study was conducted for General Plan Amendment No. 06-2246 and it was
determined that the proposed project would not have a significant effect on the environment; therefore, a
Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA);
and
WHEREAS, by Resolution No.1 02-07 on June 21,2007, the Planning Commission recommended
approval and adoption of General Plan Amendment No. 06-2246 subject to the "Mitigation/Conditions of
Approval" listed in Exhibit "A" and this Council has fully considered the findings made by the Planning
Commission as set forth in that Resolution and as restated herein; and
WHEREAS, the Council of the City of Bakersfield, in accordance with the provisions of Section
65355 ofthe Government Code, conducted and held a public hearing on WEDNESDAY, August 29, 2007,
on General Plan Amendment No. 06-2246, 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; and
WHEREAS, the Council has considered and hereby makes the following findings:
1. The above recitals and findings are true and correct.
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2. The Council has considered and concurs with the following findings made by the Planning
Commission as set forth in Resolution No. 102-07, adopted on June 21,2007:
a. All required public notices have been provided.
b. The provisions of CEQA have been met.
c. Based upon the Initial Study and comments received, staff has determined that the
proposed project could not have a significant effect on the environment. A
Negative Declaration was prepared for the project in accordance with CEQA.
d. The public necessity, general welfare and good planning practices justify the
amendmentto the Land Use Element of the Metropolitan Bakersfield General Plan.
e. The land use designation change from LR (Low Density Residential) to HR (High
Density Residential) on 12.1 acres is compatible with the land use designations of
surrounding properties and is intemally consistent with the Metropolitan Bakersfield
General Plan.
f. The laws and regulations relating to the preparation and adoption of Negative
Declarations as set forth in CEQA, the State CEQA Guidelines, and the City of
Bakersfield CEQA Implementation Procedures have been duly followed by city staff
and the Planning Commission.
3. That the applicant by prior written agreement agreed to comply with all adopted mitigation
measures contained within the Negative Declaration.
4. That the infrastructure exists or can easily be provided to accommodate the types of
density and intensity of the development.
NOW, THEREFORE, BE IT RESOLVED AND FOUND BY THE COUNCIL OF THE CITY OF
BAKERSFIELD as follows:
1.
2.
The above recitals and findings incorporated herein are true and correct.
The Negative Declaration for General Plan Amendment No. 06-2246 is hereby approved
and adopted.
3.
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.
4.
The City Council hereby approves and adopts General Plan Amendment No. 06-2246,
constituting changes as shown on the map marked Exhibit "B", attached hereto and
incorporated as though fully set forth, for property generally located adjacent to Rivani
Drive, generally east of Morning Drive and north of State Route 178, subject to the
"Mitigation/Conditions of Approval" listed in Exhibit "A".
5.
That General Plan Amendment No. 06-2246, approved herein, be combined with other
approved General Plan Amendment cases in this same cycle described in separate
resolutions, to form a single Amendment to the Metropolitan Bakersfield General Plan. "'K
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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 on August 29, 2007 by the following vote:
~
NOES:
ABSTAIN:
ABSENT:
PAMELA A. McCARTHYJ
CITY CLERK and Ex 0 ci Clerk of the
Council of the City of Bakersfield
APPROVED
HARVEY L. HALL
MAYOR of the City of Bakersfield
APPROVED as to form:
VIRGINIA GENNARO
City Attorney
By: f)J;ed~ ~
Exhibit A - Mitigation/Conditions of Approval
B - General Plan Amendment Map
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Exhibit A
Mitigation/Conditions of Approval
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EXHIBIT A
M itigation/Conditions of Approval
General Plan Amendment/Zone Change No. 06-2246
MITIGATION MEASURES FROM NEGATIVE DECLARATION:
Air Quality
1. The proposed project will have air pollutant emissions associated with the construction and
occupied use of the project site. Upon submittal of tentative tract or site plan for approval, the
applicant/developer of the project site shall submit documentation to the Planning Department that
they will/have met all air quality control measures required by the San Joaquin Valley Air Pollution
Control District.
Mitigation for potentially significant air quality impacts.
Bioloaical Resources Mitiaation Measures
2. Prior to development, California Department of Fish and Game protocol level Blunt Nosed
Leopard Lizard (BNLL) surveys shall be conducted by a qualified biologist to determine in BNLL
are present on the project site. Any evidence shall be reported to the reviewing agencies for
resolution.
Mitigation for potentially significant biological resource impacts.
3. If paleontological resources are encountered during construction, a qualified paleontologist shall
be retained by the developer to evaluate the significance of the resources and formulate a
mitigation program if necessary. The paleontologist shall coordinate with the City of Bakersfield
Planning Department.
Mitigation for potentially significant biological resource impacts.
4. Because the site is entirely within the Metropolitan Bakersfield Habitat Conservation Plan
(MBHCP) boundaries, any loss of habitat, or "incidental take" of a sensitive species, other than
Gambelia sila, blunt-nosed leopard lizard (BNLL), Athene cunicularia, burrowing owl, or Buena
Vista Lake shrew, would be covered under previously established mitigation. It is there
recommended that prior to grading plan approval, the applicant pay the habitat mitigation fee in
accordance with sections 15.78.030 of the City of Bakersfield Municipal Code and the MBHCP.
Mitigation for potentially significant biological resource impacts.
5. It is recommended that a preconstruction clearance survey be conducted within 30 days of initial
ground disturbance in accordance with the provisions of the MBHCP. It is recommended that any
potential, inactive, or active kit fox dens or burrowing owl sites identified as unavoidable, be
monitored, excavated, and backfilled in accordance with the recommendations of the MBHCP,
and all guidelines, protocols, and other provisions of the CDFG, the USFWS, the Migratory Bird
Treaty Act, Endangered Species Act, and California Endangered Species Act.
Mitigation for potentially significant biological resource impacts.
6. A "tailgate" session for all construction personnel shall be conducted by a qualified biologist, prior
to initial ground disturbance, relative to all environmental federal, state and local law. In addition,
all construction personnel shall be trained in sensitive species identification and avoidance
techniques and be instructed to be on the lookout for sensitive species signs during earth
disturbance phases of construction. The applicant/developer of the project site shall submit
documentation to the Planning Department that they have met this requirement prior to
commencement of ground-disturbance activities. This documentation should include information
on the date(s) of training activities, the individual(s) that conducted the training, a description of
the training, and a list of names of those who were trained. Any evidence, such as dens, burr~~k~/y
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EXHIBIT A
GPAlZC No. 06-2246
Mitigation/Conditions of Approval
or potential raptor nests, observed at any time during construction, shall be promptly reported to
the reviewing agencies for resolution.
Mitigation for potentially significant biological resource impacts.
7. It is recommended that all pipes, culverts, or similar structures with a diameter of four inches or
greater shall be kept capped to prevent entry of kit fox. All structures not capped or otherwise
covered, shall be inspected prior to burial or closure to ensure no kit fox, or other protected
species, become entrapped. The applicant/developer of the project site shall submit
documentation to the Planning Department that they have met this requirement prior to
commencement of ground-disturbance activities.
Mitigation for potentially significant biological resource impacts.
Cultural Resource Mitiaation Measures
8. If human remains are discovered during grading or construction activities, work would cease
pursuant to Section 7050.5 of the California Health and Safety Code. All work shall stop at the
location of the find and the Kern County Coroner shall be notified immediately (Section 7050.5 of
the California Health and Safety Code and Section 5097.98 of the California Public Resources
Code which details the appropriate actions necessary for addressing the remains) and a qualified
archaeologist shall be notified immediately.
Mitigation for potentially significant cultural resource impacts.
9. Prior to ground-disturbance activities associated with this project, personnel associated with the
grading effort shall be informed of the importance of the potential cultural and archaeological
resources (Le. archaeological sites, artifacts, features, burials, etc.) that may be encountered
during site preparation activities, how to identify those resources in the field, and of the regulatory
protections afforded to those resources. The personnel shall be informed of procedures relating to
the discovery of archaeological remains during grading activities and cautioned to avoid
archaeological finds with equipment and not collect artifacts. The applicant/developer of the
project site shall submit documentation to the Planning Department that they have met this
requirement prior to commencement of ground-disturbance activities. This documentation should
include information on the date(s) of training activities, the individual(s) that conducted the training,
a description of the training, and a list of names of those who were trained. Should cultural
remains be uncovered, the on-site supervisor shall immediately notify a qualified archaeologist.
Mitigation for potentially significant cultural resource impacts.
Hazardous Mitiaation
10. The following conditions, which address the High Pressure Gas Transmission Pipeline adjacent to
the GPAlZC area, shall be met to the satisfaction of the Planning Director:
a. Concurrently with recordation of any phase of a tract map that includes the pipeline easement
or portion thereof, the subdivider shall show the easement on the final map with a notation that
structures including accessory buildings and swimming pools are prohibited within the
easement and shall record a corresponding covenant.
b. Prior to or concurrently with recordation of any phase of a tract map that includes the pipeline
easement of portion thereof, the subdivider shall show on the final map that no habitable
portion of a structure will be built within 50 feet of a gas main, or transmission line, or refined
liquid product line with 36 inches of cover, and shall record a corresponding covenant.
c. No structure shall be built within 40 feet of a hazardous liquids pipeline bearing refined
product, with 48 inches or more of cover. If a pipeline meets this criteria, the 40-foot setbact).k
EXHIBIT A
GPA/ZC No. 06-2246
Mitigation/Conditions of Approval
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.
d. Prior to or concurrently with recordation of any phase of a tract map within 250 feet of the
pipeline easement, the subdivider shall record a covenant disclosing the location of the
pipeline on all lots of the subdivision within 250 feet of the pipeline.
For public health, safety and welfare.
Traffic ImDact Mitiaation Measures
11. Prior to the issuance of any building permit within the GPA/ZC area, the developer shall pay the
applicable Regional Transportation Impact Fee (RTIF) to the satisfaction of the City of Bakersfield
Public Works Department.
Mitigation for potentially significant traffic impacts.
12. Prior to issuance of the first building permit within the GPA/ZC area, the developer shall pay the
proportionate share contributions for the intersection and roadway improvements not covered by
the RTIF as identified in Table 7 of the project traffic study (Ruettgers & Schuler Civil Engineers,
July 2004) and in the following table (Note: The original project area for the Traffic Study included
the proposed project and an adjacent project area of 122 acres with 564 single family dwelling
units. The project share of mitigation in the table below is for both projects. Public Works
condition no. 16 below includes the proportionate share contributions for only this proposed multi-
family project (GPA/ZC 06-2246):
FUTURE STREET IMPROVEMENTS AND LOCAL MITIGATION
New Collector & Paladino
Drive
Vineland Road &
Paladino Drive
Morning Drive &
Panorama Drive
Fairfax Road & Auburn
Street
Notes:
NB = Northbound
SB = Southbound
WB = Westbound
EB - Eastbound
Install Signal - 1 EBL, 1
WBl, 1 NBl, 1 SBL
Install Signal - 1 EBl, 1
WBL, 1 NBl, 1 SBl
Install Signal - 1 EBL, 1
WBl, 1 NBl, 1 SBl
1 EBl, 1 EBR, 1 WBl, 1
NBL
l = left-Turn Lane
T = Through Lane
R = Right-Turn Lane
Install Signal - 1 NBl, 1
SBL
1 NBl, 1 SBL
7.99%
(7.99%)
5.38%
(5.45%)
16.2%
(17.55%)
2.63%
(5.22%)
1 EBL, 1 WBL
1 EBl, 1 EBR, 1 WBL, 1
NBL
(%) Caltrans Percent
Share Calculation
Method
Mitigation for potentially significant traffic impacts.
ADDITIONAL CONDITIONS OF APPROVAL:
Public Works
13. Along with the submittal of any development plan, prior to approval of improvement plans, or with
the application for a lot line adjustment or parcel merger, the following shall occur: Ak
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EXHIBIT A
GPAlZC No. 06-2246
Mltlgation/Conditions of Approval
a. Provide fully executed dedication for Rivani Drive to collector standards for the full frontage of
the area within the GPA request. Dedications shall include sufficient widths for expanded
intersections and additional areas for landscaping as directed by the City Engineer. Submit a
current title report with the dedication documents. If a tentative subdivision map over the
entire GPA/ZC area is submitted, dedication can be provided with the map.
b. This GPA/ZC area is within the Breckenridge Planned Drainage area. Submit a
comprehensive drainage study in compliance with the Breckenridge Master Study to be
reviewed and approved by the City Engineer. This area is subject to the updated PDA fees
but may receive credit against the PDA fees if the development constructs any portion of the
PDA improvements, in accordance with State and local ordinances. Prior to development on
the site, the study must be approved and any required retention site and necessary easements
dedicated to the City.
c. Sewer service must be provided to the GPA/ZC area. The developer shall be responsible for
the initial extension of the sewer line to serve the property. This sewer line must necessarily
be sized to serve a much larger area that the project area. Submit a comprehensive sewer
study in compliance with the Northeast Bakersfield Master Study to be reviewed and approved
by the City Engineer. This area is subject to the updated PSA fees but may receive credit
against the PSA fees if the development constructs any portion of the PSA improvements, in
accordance with State and local ordinances.
d. In order to preserve the permeability of the sump and to prevent the introduction of sediments
from construction or from storm events, all retention and detention basins (sumps) shall have a
mechanical device in the storm drain system to remove or minimize the introduction of oil,
grease, trash, and sediments to the sump. 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.
e. Developer is responsible for the construction of all infrastructure, both public and private.
within the boundary of the GPA/ZC area. This includes the construction of any and all
boundary streets to the centerline of the street, unless otherwise specified. The developer is
also responsible for the construction of any off site infrastructure req uired to support this
development, as identified in these conditions. The phasing of the construction all
infrastructure will be addressed at the subdivision map stage.
For orderly development.
14. The entire area covered by this General Plan Amendment shall be included in the Consolidated
Maintenance District. The applicant shall pay all fees for inclusion in the Consolidated
Maintenance District with submittal of any development plan, tentative subdivision map, Site Plan
Review, or application for a lot line adjustment for any portion of this GPA area.
For orderly development.
15. This site currently has no access. With the development of the project area, approved, improved
access to the site must be provided. The required improvements shall be 32 feet of paving
meeting City design standards for a collector road, with 8' graded shoulders. If it becomes
necessary to obtain any off site right of way and if the developer 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.
For orderly development.
16. Local Mitication: Pay the proportionate share of the following mitigation measures (not paid for b~ "'K
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Page 4 of 7 ORIGINAL
EXHIBIT A
GPAJZC No. 06-2246
Mitigation/Conditions of Approval
indicated in Tables 7 of the traffic study. An estimate and fee schedule should be developed by
the applicant and approved prior to recordation of a map or issuance of a building permit.
Proportionate shares from the study, as follows:
a. Rivani St & Paladino Dr, Install signal, Add 1 NBL, 1 SBL, 2.85% share
b. Paladino Dr & Vineland Rd, Add 1 NBL, 1 SBL, 1.95% share
c. Morning Dr & Panorama Dr, Add 1 EBL, 1 WBL, 6.27% share
d. Auburn St & Fairfax Rd, Add 1 EBL, 1 EBR, 1 WBL, 1 NBL, 1.86% share
Notes: NB - north bound, SB - south bound, WB - west bound, EB - east bound, L - Left turn
lane, T - Through lane, R - Right turn lane, 1 Striping only, Proportionate shares adjusted from
study for this 12 ac HR portion
Mitigation for potentially significant traffic impacts.
17. Regional Transoortation Imoact Fee: Prior to the issuance of building permits, the project
applicant shall participate in the RTIF program by paying the adopted residential fee in place at
time of development.
Mitigation for potentially significant traffic impacts.
Plannina DeDartment
Clean-Uo Order Comoliance
18. The developer for the GPAlZC No. 06-2246 project site, Griffin Industries, is currently under a
Clean-Up Order for oil contaminated waste materials on the project site. Prior to approval of the
general plan amendment and zone change for this project by City Council, proof of compliance
with a letter from the City Fire Department attesting to the current compliance status of the clean-
up shall be submitted to the Planning Department.
For public health, safety and welfare.
Overlooks Into Residential Rear Yards
19. Trees shall be planted along the western boundary, between building 1-B designated on the
preliminary site plan (Exhibit A-3) and the property line in order to screen the view of neighboring
back yards. Before approval of the final site plan, the applicant shall demonstrate that adequate
screening will be provided to the satisfaction of the Planning Department.
For orderly development.
Detached Sidewalks and Perimeter Fencinc
20. A detached sidewalk, meeting Public Works standards (6' for major roads - collectors or arterials),
shall be provided on the east side of the property along Rivani Drive, with a landscaped area
between the sidewalk and the street curb. The detached sidewalk shall be consistent with what is
proposed along the north side of the property along the minor residential street. Final sidewalk
placement and fence location is to be approved by the Planning and Public Works Departments.
For orderly development.
Sincle Familv/Multi-Familv Interface
21. An eight foot masonry block wall shall be constructed along the property line and the wall must be
shared structurally with the back wall of the proposed accessory garages on the west and south
sides where there are single family uses abutting the property line. The final construction materials
and colors for the wall and accessory garages shall be submitted to the Planning Department for
approval.
For orderly development.
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EXHIBIT A
GPAlZC No. 06-2246
Mitigation/Conditions of Approval
Parkina Lot Landscaoing
22. Half diamond planters (half of a 5'x5' diamond) for a tree shall be placed between the parking
spaces proposed between the accessory garage structures along the south and west sides of the
property. Due to the planters limited size, only smaller tree species should be planted in them.
For orderly development.
Blunt-Nosed Leooard Lizard Survey
23. A preconstruction clearance survey shall be conducted within 30 days of initial ground
disturbance. Any potential, inactive, or active blunt-nosed leopard lizard sites identified as
unavoidable, shall be monitored, excavated, and backfilled in accordance with the MBHCP, and all
guidelines, protocols, and other provisions of the CDFG, the USFWS, the Endangered Species
Act, and California Endangered Species Act.
Mitigation for potentially significant biological resource impacts.
Parcel Mao
24. To create the 12.1-acre project site, the developer shall submit proof of a parcel map recorded at
the Kern County Recorder's office to the City Planning Department prior to issuance of building
permits.
For orderly development.
Countv Road
25. Prior to issuance of building permits, the developer shall submit proof to the City Planning
Department, which demonstrates County Road No. 912 has been vacated/abandoned.
For orderly development.
Transoortation Facilitv Fee
26. Prior to issuance of a building permit, the developer shall pay a major transportation facility fee in
the amount of $1193 per dwelling unit or the fee in effect at the time of building permit approval. If
prior to issuance of a building permit said fee is merged into the regional TIF program then
payment of the regional TIF fee will be deemed to have satisfied the intent of this condition. This
fee is imposed per City Council approved action plan to pursue funds needed to complete
construction of major transportation facilities to serve growth and development within Metropolitan
Bakersfield.
For orderly development.
Local Road
27. The developer is responsible for construction of a full-width 60' local road to City standards along
the north boundary of the project between the project site and the future City Park.
For orderly development.
Citv Attorney
28. 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 or
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"'K
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Page 6 of 7 ORIGINAL
EXHIBIT A
GPAlZC No. 06-2246
Mitigatlon/Conditions of Approval
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.
a. 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.
b. 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.
S:\GPA 2nd 2007\06-2246\Resolutions\Conditions Ex A.doc
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Exhibit B
General Plan Amendment Map
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CITY OF BAKERSFIELD
GENERAL PLAN LAND USE DESIGNATIONS
RR Rural Residential 1..1 Light Industrial
2.5 gross acresldwelling unit
51 Service IndustrlCi~
ER Estate Residential
1 dwelling unit/net acre HI Heavy Industrial
5R Suburban Residential -----
S 4 dwelling units/net acre
P Public Facilities
5R1LR County: S 4 dwelling units/net acre
City: S 7.26 dwelling units/net acre P5 Pu bliclPrivate Schools
LR Low Density Residential PT Public Transportation Corridors
S 7.26 dwelling units/net acre
P-5W Solid Waste Facilities
LMR Low Medium Density Residential
> 4 units but S 10 dwelling unitslnet acre OS Open Space
HMR High Medium Density Residential 05-P Parks and Recreation
> 7.26 units but S 17.42 dwelling units/net acre
05-5 Slopes exceeding 30%
HR High Density Residential
> 17.42 units but S 72.6 dwelling units/net acre R-IA Resource - Intensive Agriculture
20 acre minimum parcel size
-----
R-EA Resource - Extensive Agriculture
He Highway Commercial 20 acre minimum parcel size
80 acre min (Williamson Act)
GC General Commercial
R-MP Resource - Minerals & Petroleum
MC Major Commercial 5 acre minimum parcel size
OC Office Commercial
MUC Mixed Use Commercial
General Plan Street Classification
Freewavs
provide service to through traffic exclusively with no access to abutting property and no at-grade
intersections.
EXDresswavs are arterial highways with partial control of access which mayor may not be divided or have
grade separations at intersections, and may be an interim facility for an ultimate freeway.
Arterials
are used primarily by through traffic with a minimal function to provide access to abutting
property .
Collectors
function to connect local streets with arterials and to provide access to abutting property.
Locals
are exclusively for property access and through traffic is discouraged.
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