HomeMy WebLinkAbout10/08/1992 B A K E R S F I E L D
Ken Peterson, Chair
Kevin McDermott
Patricia M. Smith
Staff: Jack Hardisty
AGENDA
URBAN DEVELOPMENT COMMITYEE
Thursday, October 8, 1992
12:00 noon
City Manager's Conference Room
1. Sidewalk Pushcart Food Vendor Ordinance (Michael Allford)
2. Uniform Fire Code [1991 Edition] (Steve Johnson)
3. Subdivision Ordinance (Jack Hardisty)
4. Ward Boundary Changes - How to Approach the Problem (Larry Lunardini)
5. Set Next Meeting
MEMORANDUM
October 2, 1992
TO: Urban Development Committee M,~embers~
FROM: Jack Hardisty, Planning Dire~or~i~,
SUBJECT: Proposed Revisions to Title.i~.' the M~ni~ipal Code relating to Subdivisions.
Following Urban Development Committee direction to develop a more flexible approval process for
variations to lot width, frontage, depth and size requirements and based on input received from the
Building Industry Association, the following changes to the Draft Ordinance approved by the Planning
Commission are suggested.
Amend Section 16.28.170 O. by inserting the following between the first and second paragraph:
The advisory agency may permit a five percent reduction of lot area,
width, frontage and/or depth for not more than five percent of the lots
in a subdivision if it makes the findings set forth in Section 17.64.070 C
of the Municipal Code, along with the following additional findings.
1. The proposed subdivision is within the density range
depicted for the property in the general plan.
2. The proposed subdivision is consistent with the
purposes and intent of the subdivision ordinance and
zoning ordinance.
3.' The applicant has provided justification for the
proposed reduction based on sound engineering
practices and subdivision design features.
In addition, the Public Works Department is recommending that the following changes be made for
purposes of clarification:
A. Section 16.28.170 H.
In the first sentence change the words "land abuts" to '1he proposed double frontage
lots abut"...
The pages of the proposed ordinance which would be changed by the above are attached. New
wording is depicted by underlining and line outs.
JM:kl
cc: Alan Tandy
p/mudc
1. Interior lot = 55 feet.
2. Corner lot = 60 feet. For the purpose of measuring frontage on a corner lot
with a radius return, the distance shall be measured from the point of intersection of the
extensions of the street side property line and the front property line.
3. Cul-de-sac or Elbow lot = 35 lineal feet as measured along the arc.
4. Flag lot = 20 feet.
C. Lot Depth. The minimum depth for residential lots shall be 100 feet. r The lot
depth is the length of a line that bisects a lot from a point on the front property line
measured half way between the side property lines to a point on the rear of the
property.
D. Lot Width. The minimum width for residential lots shall be 55 feet on
interior lots and 60 feet on comer lots. The lot width is the length of a line between
side property lines that is the perpendicular bisect of the lot depth.
E. Flag Lots.' Flag lots shall not be allowed except where there is.no other
reasonable design alternative. The minimum width of the access portion of the flag lot
shall be 20 feet. The access portion .of the flag lot shall not be included for the purpose
of computing minimum lot area, lot width, or lot depth. Non-buildable easements shall
be recorded which will define building to property line setbacks on each flag lot as
determined adequate by the planning commission.
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.
G. Divided Lots. No lot shall be divided by a city boundary line, nor any
boundary line between registered (Torrens Title) and unregistered land, nor any
boundary line between parcels of registered land under separate ownership. Each such
boundary line shall be made a lot line.
H. Double Frontage Lots. Double frontage lots having a depth less than two
hundred forty feet will not be approved except where, as determined by the advisory
agency, conditions permit no other reasonable form of platting, or where !anti ab--'-'m the
proposed double frontage lots abut 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
whichev/~r 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 homeowner's association or maintenance
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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.
I. Walls along side yards adjacent to collector or arterial streets. Where it is
found to be necessary for orderly development, residential lots having side yards adjacent
to collector or arterial streets shall be required to install 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 side property line or, where the wall and landscaping are to be
maintained by a homeowner's association or maintenance district, installed within the
street right-of-way and additional landscape easement or adjacent common lot.
Conceptual wall and landscape plans shall be reviewed and approved by the advisory
agency prior to filing of any final tract or final parcel map.
J. Landscape walls exceeding four feet within front yard setback. The advisory
agency may permit walls exceeding four feet in height within the front yard setback 'area
of a residential lot when submitted as part of a conceptual wall and landscape plan and
if it makes the findings set forth in Section 17164.070 D of the Municipal Code.
K. Lots abutting commercial uses. Where it is found to be necessary for orderly
development, residential lots which share a common property line with office,
commercial or industrial zoning or land use designations shall be separated by a masonry
block wall along said property line a minimum of 6 feet but not exceeding 8 feet in
· height as measured from highest adjacent finished grade. Timing of said wall installation
to be determined by the advisory agency. ~
L. Lots abutting drilling islands, °il well sites, and canals. Where it is found to
be necessary for orderly development, any lot which shares a common property line with
a lot designed to serve as a drilling island, oil well site or canal shall be separated by a
masonry block wall, along said property line a minimum of 6 feet but not exceeding 8
feet in height as measured from highest adjacent finished grade. Timing of said wall
installation to be determined by the advisory agency.
M. Lot Numbers. Lot numbers shall begin with the numeral "1" and shall
continue consecutively through the tract, with no omissions or duplications, and no block
number shall be used. Letters shall be used to designate non-buildable lots.
N. Lot Dimensions. Dimensions of all lot lines shall be shown.' No ditto marks
shall be used on any final tract or final parcel map. All maps shall show the area of
each irregular (nonrectangular) lot.
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O. Reduction of Minimum Standards. The advisory agency may permit a
reduction in minimum standards including lot area, width, frontage and/or depth
pursuant to the provisions in either Chapter 16.36, 17.52 or density bonus provisions of
the Municipal Code. Reduction of minimum standards may also be allowed as follows:
The advisory agency may permit a five percent reduction of lot area, width,
frontage and/or depth for not more than 5 percent of the lots in a subdivision if it makes
the findings set forth in Section 17.64.070 C of the Municipal Code, along with the
following additional findings.
1_ The proposed subdivision is within the densi _ty range depicted for the
property_ in the general plan.
2_ The proposed subdivision is consistent with the purposes and intent of the
subdivision ordinance and zoning ordinance.
3_ The applicant has provided justification for the proposed reduction based
on sound engineering practices and subdivision design features.
Additionally, the advisory agency may permit a reduction of lot area, width,
frontage and/or depth in a subdivision if it makes the findings set forth in Section
17.64.070 C of the Municipal Code, along with the following additional findings:
(
1. The proposed subdivision is within the density range depicted for the
property in the general plan.
2. The subdivision is planned to provide a balanced housing stock within a
defined area.
3. The subdivision does not result in an unjustified concentration of
substandard lots within a defined area.
4. The reduction of the minimum lot area is for a minimum of 80 percent of
the lots in a subdivision or all lots within a phase of the tract.
5. The applicant has demonstrated that the development will not require a
modification for the reduction of the required front, rear, or side-yard setbacks on any
lot within the subdivision.
6. The proposed development offers elements of public benefit that justify the
reduction in lot area standards such as but not limited to one or more of the following:
° Recreational open space and/or facilities unique to the project.
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° Park land dedication or in-lieu fees at 3 acres per 1,000 population:
o Home prices at 80 percent of the area median sales price or less for new
and resale homes in metropolitan Bakersfield.
Further, if the project site is zoned for multiple-family dwellings, the advisory
agency may permit a reduction of lot area in a subdivision if it makes the findings set
forth in Section 17.64.070 C of the Municipal Code and makes findings 1, 4 and 5 above.
A reduction in lot width and frontage in a subdivision may be permitted by the
advisory agency if it makes the findings set forth in Section 17.64.070 C of the Municipal
Code, along with the following findings: -
1. The minimum lot area is 6,000 square feet.
2. The reduction in the minimum lot width/frontage is for a minimum of 80
percent of the lots in a tract or all the lots in a phase of the tract.
3. The applicant has demonstrated that the development will not require a
modification for the reduction of the required front, rear, or side yard setbacks on any
lot within the subdivision.
16.28.180 Reserve strips for controlling access.
Reserve strips controlling the access to streets or other public rights-of-way from
adjoining property will not be approved unless such strips are necessary for the
protection of the public welfare or of substantial property tights and the control and
disposal of the land comprising such strips are placed definitely within the jurisdiction of
the city under conditions approved by the advisory agency.
16.28.190 Approved access required.
A. Each lot or parcel of subdivision shall be provided with approved vehicular
access improved to city standards to a street or highway improved and maintained by a
public agency or connecting thereto directly or indirectly by means of access which has
been approved by the advisory agency. Such access may be established by recordation of
a covenant of easement in accordance with Section 65870 of the Government Code and
may be released by direction of the planning commission, following a public heating
thereon, after the applicant seeking release has paid the fee therefor set by city council
resolution.
B. Access shall conform to the appl!cable provisions of Chapter 16.40,
Dedications.
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