RESOLUTION NO. _____________
RESOLUTION OF THE BAKERSFIELD CITY COUNCIL DENYING THE
APPEAL AND A PPROVING VESTING TENTATIVE TRACT MAP 7500
(PHASED) LOCATED AT THE NORTHEAST CORNER OF OLD RIVER
ROAD AND MC CUTCHEN ROAD.
WHEREAS, McIntosh & Associates (Applicant), representing Franmar Company and Loyola Properties I, LP (Property Owner ), filed an application with the City of Bakersfield Planning Department requesting a Vesting Tentative Tract Map 7500 (the “Project”), and a modification request to allow reverse corner lots, lot frontage and lot width reduction, and double frontage Lots , consisting of 208 lots, 1 sump lot, and 4 landscape lots on 39.92 acres to develop single family residential development located at the northeast corner of Old River Road and Mc Cutchen Road in southwest Bakersfield, as shown on attached Exhibit “B” (the “Project”); and
WHEREAS, the application was deemed complete on July 2, 2025; and
WHEREAS, the Secretary of the Planning Commission, did set, Thursday, August 21, 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, After the public hearing concluded, the Planning Commission unanimously approved the project, with no speakers in favor or opposition. Notably, one Commissioner was absent during the vote (Resolution 41-25); and
WHEREAS, On August 28 , 2025 , Lozeau Drury LLP , the appellant, filed a written appeal with the City Clerk to the Planning Commission’s decision to approve the Project; and
WHEREAS, the City Council, through the City Clerk, did set the time and place of the public hearing as Wednesday, October 22, 2025, in the Council Chambers of City Hall, 1501 Truxtun Avenue, Bakersfield, California, to consider the appeal, and notice of the public hearing was given in the manner provided in Title 16 of the Bakersfield Municipal Code; and
WHEREAS, during the October 22 , 2025, public hearing, the City Council considered all facts, testimony, and evidence concerning the staff report, and the Planning Commission’s action; and
WHEREAS, staff has determined the Project will not significantly effect the environment and, pursuant to State California Environmental Quality Act (CEQA) Guidelines Section 15162, the Mitigated Negative Declaration (MND) is adequate and no further environmental documentation is necessary; 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 , the Planning Commission, and City Council; 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 evidence received both in writing and by verbal testimony at the above- referenced public hearing support the findings contained in this resolution; and
WHEREAS, the Council has considered and hereby make the following finding:
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. A Mitigated Negative Declaration for the Project is the appropriate environmental document to accompany its approval. In accordance with the State CEQA Guidelines, staff prepared an initial study and indicated that because mitigation measures relating to biological resources, cultural resources and air quality analysis have been incorporated into the Project, the Project will have less than significant impact on the physical environment.
3. The proposed map is consistent with applicable general and specific plans as specified in Section 65451.
4. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans.
5. The site is physically suitable for the type of development.
6. The site is physically suitable for the proposed density of development.
7. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.
8. The design of the subdivision or type of improvements is not likely to cause serious public health problems.
9. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.
10. 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.
11. 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 waived by recorded document prior to recordation of any final map.
12. The conditions of approval are necessary for orderly development and to provide for public health, welfare, and safety.
NOW, THEREFORE, BE IT RESOLVED by the Bakersfield City Council as follows:
1. The above recitals and findings incorporated herein, are true and correct.
2. The decision of the Planning Commission is upheld, subject to conditions of approval shown in attached Exhibit “A”.
3. The appeal is denied.
4. Vesting Tentative Tract Map No. 7500 is hereby approved, subject to the conditions of approval shown in attached Exhibit “A” and shown in attached Exhibit “C”.
o0o
I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Council of the City of Bakersfield at a regular meeting held on October 22, 2025, by the following vote:
AYES: COUNCILMEMBER: ARIAS, GONZALES, WEIR, SMITH, KOMAN, BASHIRTASH, KAUR NOES: COUNCILMEMBER: _______________________________________________________________ ABSTAIN: COUNCILMEMBER: _______________________________________________________________ ABSENT: COUNCILMEMBER: _______________________________________________________________
_______________________________________
JULIE DRIMAKIS, CMC
CITY CLERK and Ex Officio Clerk
of the Council of the City of Bakersfield
APPROVED
_______________________________
KAREN GOH
MAYOR of the City of Bakersfield
APPROVED as to form:
VIRGINIA GENNARO
City Attorney
By: ____________________________
VIRIDIANA GALLARDO-KING
Deputy City Attorney
Exhibits:
A Conditions of Approval
B Location Map with Zoning
C Tentative Map
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EXHIBIT “A”
VESTING TENTATIVE TRACT 7500
CONDITIONS OF APPROVAL
NOTE to Subdivider/Applicant: It is important that you review and comply with the 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. There was no letter submitted requesting deviations from Public Works standards.
2. 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.
3. Prior to grading plan review submit the following for review and approval:
3.1. A drainage study for the entire subdivision, or a revision to the approved study. The study shall be approved, any required retention shall be provided, and necessary easements shall be dedicated to the City.
3.2. A sewer study to include providing service to the entire subdivision and showing what surrounding areas may be served by the main line extensions. Pay sewer capacity mitigation fee equal to $350 per dwelling unit due to sewer capacity issues in the Buena Vista Sewer Line.
3.3. 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.
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.
Exhibit “A”
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4.3. 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.
4.4. 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 and right 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.
4.5. 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.
4.6. Right turn deceleration lanes are required on arterials at all streets and access points if the 85
th 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.
5. The subdivider shall either construct the equivalent full width landscaped median island in McCutchen Dr for the site’s frontage or pay $100 per Linear Feet (their proportionate share of the cost for the future construction of the median). Median islands shall be designed by the first tract or development to be approved on a side.
6. The subdivide is responsible for implementing the following:
6.1. 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, the developer may choose to construct with each phase its proportionate share of the frontage improvements, with approval of the City Engineer.
6.2. 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, then Phase 3, Exhibit “A”
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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.
6.2.1. The following shall occur with Phase 1:
6.2.1.1. Construct McCutchen Rd to full ½ width city arterial standards, from Rio Verde Dr to the westerly property line of Phase 2 lot 1.
6.2.1.2. Construct an asphalt walkway 5’ wide, along McCutchen Rd, from the westerly property line of Phase 2 lot 1 to Old River Rd.
6.2.1.3. Prior to the recordation of the Phase 1 final map, submit a proportionate fair share estimate for review and pay a deposit to the City of Bakersfield for the Phase 1 proportionate share of improvements along McCutchen Rd and Old River Rd.
6.2.1.4. Abandon irrigation line, which was constructed by Tract 7136 to provide water to this parcel. Said line shall be abandoned in place by filling the irrigation line with a controlled low strength material (CLSM) or approved material.
6.2.2. The following shall occur with Phase 2:
6.2.2.1. Construct McCutchen Rd to full ½ width city arterial standards, from the westerly property line of Phase 2 lot 1to Old River Rd.
6.2.3. The following shall occur with Phase 3:
6.2.3.1. Construct Old River Rd to full ½ width city arterial standards, from McCutchen Rd to the phase 3/4 boundary (between lots 41 & 35 of phase 3 & 4 respectively), including median landscaping.
6.2.4. The following shall occur with Phase 4:
6.2.4.1. Construct Old River Rd to full ½ width city arterial standards, from the phase 3/4 boundary (between lots 41 & 35 of phase 3 & 4 respectively) to the northern tract boundary, including median landscaping.
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.
Exhibit “A”
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6.3. 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.
6.4. 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.
6.5. The use of interim, non-standard drainage retention areas shall be in accordance with the drainage policy adopted by letter dated January 24, 1997.
6.6. 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.
6.7. 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.
6.8. Drainage basins shall be reviewed and approved by both the Public Works Department and the Water Resources Department.
6.9. Install blue markers in the street at the fire hydrants per the Fire Department requirements.
7. The following must be reflected in the final map design:
7.1. A waiver of direct access shall be required for all lots abutting any arterials and collectors.
8. Prior to 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.
9. Prior to recording the first final map:
9.1. The City Council must have taken final action for the inclusion of this tract within the Consolidated Maintenance District.
9.2. The developer is required to construct an improvement which is on the facilities list for the Metropolitan Bakersfield Transportation Impact Fee Olive Dr. The developer shall receive credit against his traffic impact fees for constructing this project. The Exhibit “A”
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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 improvement has 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.
9.3. 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.
10. Prior to recording each final map:
10.1. All facilities within the boundaries of this subdivision identified by the approved drainage study shall be constructed in accordance with the plans approved by the City Engineer, and all easements required shall be provided.
10.2. 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.
10.3. 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 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 Proposition 218 Ballot and Covenant, which shall be signed and notarized.
11. Prior to Notice of Completion:
11.1. The storm drain system, including the sump, shall be inspected and any debris removed.
11.2. Street Name Signs (SNS):
11.2.1. Metro Size SNS shall be installed at the intersection of local streets with Arterial and collector streets.
11.2.2. Standard SNS shall be installed at all other locations.
12. This development is subject to conditions from GPA/ZC 07-1874.
Exhibit “A”
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WATER RESOURCES
13 . Prior to recordation of the final subdivision map the Subdivider shall:
13. 1 Execute and record a Domestic Water Service Agreement with the Water Department.
13. 2 Pay all applicable fees to the Water Department.
13. 3 Submit a Will Serve Letter from the Water Department to the Development Services Department.
13. 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.
13.5 Deed to City in fee, a water facility site for a water well and/or a storage tank and/or other required water distribution infrastructure. Site size and location shall be in accordance with the Water Department Standards and Specifications and at the discretion of the Water Resources Manager.
N
ote to Subdivider: You should contact the Water Resources Dept. at least 4 months before the date you anticipate to record a final map.
13.6 The Developer shall submit an enforceable, recordable document approved by the City Attorney to be recorded concurrently with the Final Map containing information for the addition of this development to a Sump Maintenance District. Said covenant shall be provided to each new property owner through escrow proceedings.
13.7 If the Developer desires a public sump, a new Maintenance District for future maintenance of storm drain sump facilities shall be created. Undeveloped parcels within an existing Maintenance District will be required to update Maintenance District documents. Updated documents, including Proposition 218 Ballot and Covenant, shall be signed and notarized for any public sump (Note – If already within a maintenance district, the maintenance district form may need to be updated).
13.8 Drainage from this private tract shall be kept on site. Any proposed sump within the private development shall be privately maintained.
F
IRE SAFETY DIVISION
14. P
ipeline Easements.
Exhibit “A”
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14.1 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.
14.2 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.
14.3 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.
14.4 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.
14.5 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
15. Fire Apparatus Access Roads and Hydrants
15.1 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.
15.2 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
Exhibit “A”
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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
15.3 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
16. Prior to recordation of each final map, the subdivider shall pay an in-lieu 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 in-lieu fee. 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 an in-lieu fee, reserve park land or a combination of these in order to satisfy the City’s park land ordinance. Staff is recommending this condition in accordance with BMC Chapter 15.80.
17. Subdivider shall be responsible for improving medians with landscape on Old River Road.
CITY ATTORNEY
18. 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.
Exhibit “A”
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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
19. 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 66474.2.
20. The subdivision shall be recorded in no more than 5 phases. Phases shall be identified numerically and not alphabetically.
Orderly development.
21. 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 Old River Ranch Parks & Trails Plan.
For orderly development.
22. Prior to recordation of each final map, the 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.
23. Mineral Rights: Prior to the 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.
24. 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 Exhibit “A”
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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.
25. Prior to recordation of a final map, provide a covenant disclosing the existence and location of Independence High School and its athletic fields, wi th notice of the potential for bright lights and noise from athletic game events and other school activities, and will be recorded to affect all real property within the subdivision.
26. The following Subdivision Ordinance Deviation requests are approved:
(BMC Section 16.28.170.B.3)
26.1 Reverse corner lots for:
Phase 1 Lot 27
Phase 4 Lot 40
(BMC Section 16.28.170.P)
26.2 Lot Frontage & Lot Width for:
Phase 1 through 4; All lots.
(BMC 16.28.170.B and 16.28.170.D)
26.3 Double Frontage Lots for the following with 6-foot high masonry wall and landscaping along McCutchen and Old River Roads:
Phase 2, Lots 1, 5 through 13
Phase 3, Lots 25 through 41
Phase 4, Lots 23 through 35
(BMC 16.28.170.H)
27. 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 comply with clear sight line or comply with other applicable ordinances to be approved by the Planning Director or Planning Commission prior to recordation of a final map.)
Required for public safety.
(See next page for Mitigation Measures)
Exhibit “A”
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Mitigation/Conditions of Approval
General Plan Amendment/Zone Change No. 07-1874
Cultural Impact Mitigation Measures
28. 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 (i.e. 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.
29. 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.
If human remains are identified on the site at any time, 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 the local Native American community shall be notified immediately. Mitigation for potentially significant cultural resource impacts.
Agricultural Impact Mitigation Measure
30. In an attempt to reduce complaints and unwarranted investigations undertaken by the Kern County Department of Agriculture, the following disclosure is required to be provided as part of the transfer of properties:
"If your real property is adjacent to property used for agricultural operations, you may be subject to inconveniences or discomforts arising from such operations on any 24-hour basis. Said discomforts may include, but shall not be limited to equipment noise, odors from manure and other chemicals, and dust or smoke. It has been determined that in Kern County the use of real property for agricultural operations if such operations are consistent with accepted customs, standards, and laws."
Mitigation for potentially significant agricultural resource impacts.
Air Quality Impact Mitigation Measures
PM-10 Mitigation Measures:
Exhibit “A”
VTTM 7500
By VM \ S:\05_Land Division\PP-TCTM-25-0001_VTTM 7500_NEC Old River Rd & Mccutchen Rd\01_Hearing & Noticing Documents\Draft\VTTM 7500_Exh Con.Docx
31. During construction on the project site, the applicant shall implement the following mitigation measures in order to reduce project emissions. PM-10 will be the most affected criteria pollutant by the proposed mitigation measures.
Construction equipment mitigation measures and design feature mitigation measures are also being included to reduce project related impacts:
Water all unpaved or haul road surfaces as needed. Mitigation for potentially significant air quality impacts.
Limit speed on all unpaved roads to 15 mph. Mitigation for potentially significant air quality impacts.
Water any exposed ground surfaces as needed. Mitigation for potentially significant air quality impacts.
Stabilize all disturbed areas including inactive storage piles on an as needed basis.
Mitigation for potentially significant air quality impacts.
Maintain at least a 6-inch freeboard space during transport of materials and/or cover and wet to limit dust emissions. Mitigation for potentially significant air quality impacts.
Remove mud or dirt accumulations on public roadways immediately when track out exceeds 50 or more feet as well as at the end of the workday. Mitigation for potentially significant air quality impacts.
Cease grading activities during periods of high winds where entrainment of dust will exceed the SJVAPCD 20% opacity requirements. Mitigation for potentially significant air quality impacts.
Construction Equipment Mitigation Measures:
Limit idling to no more than 20 minutes at a time. Mitigation for potentially significant air quality impacts.
All construction equipment shall be maintained to manufacturers' specifications.
Mitigation for potentially significant air quality impacts Where possible electric equipment shall be used in lieu of diesel or gas powered equipment. Mitigation for potentially significant air quality impacts.
Encourage employees at the construction sites to carpool to and from work as well as during established lunch hours. Mitigation for potentially significant air quality impacts.
In order to reduce project related emissions from mobile sources a number of 'design features' can be incorporated into the project. These 'design features' help to facilitate alternatives to traditional vehicle use, thereby reducing vehicle trips, miles traveled, idling and traffic congestion as well as reducing project related emissions. The following 'design features' will be incorporated into the proposed project to reduce emissions:
The applicant shall install street lighting along the project site. Mitigation for potentially significant air quality impacts.
Sidewalk coverage throughout the proposed project. Mitigation for potentially significant air quality impacts.
Exhibit “A”
VTTM 7500
By VM \ S:\05_Land Division\PP-TCTM-25-0001_VTTM 7500_NEC Old River Rd & Mccutchen Rd\01_Hearing & Noticing Documents\Draft\VTTM 7500_Exh Con.Docx
Shade trees shall be installed to allow moderate coverage of walkways and/or bikeways. Mitigation for potentially significant air quality impacts.
Pedestrian safety signs shall be provided with signalization, where appropriate.
Mitigation for potentially significant air quality impacts.
Construction Equipment Mitigation Measures:
All disturbed areas, including storage piles, which are not being actively utilized for construction purposes, shall be effectively stabilized of dust emissions using water, chemical stabilizer/suppressant, covered with a tarp or other suitable cover or vegetative ground cover. Mitigation for potentially significant air quality impacts.
All on-site unpaved roads and off-site unpaved access roads shall be effectively stabilized of dust emissions using water or chemical stabilizer/suppressant. Mitigation for potentially significant air quality impacts.
All land clearing, grubbing, scraping, excavation, land leveling, grading, cut and fill, and demolition activities shall be effectively controlled of fugitive dust emissions utilizing application of water or by presoaking. Mitigation for potentially significant air quality impacts.
With the demolition of buildings or removal of trees, all surfaces shall be wetted during demolition/removal. Mitigation for potentially significant air quality impacts.
When materials are transported off-site, all material shall be covered, or effectively wetted to limit visible dust emissions, and at least six inches of freeboard space from the top of the container shall be maintained. Mitigation for potentially significant air quality impacts.
All operations shall limit or expeditiously remove the accumulation of mud or dirt from adjacent public streets at the end of each workday. (The use of dry rotary brushes is expressly prohibited except where preceded of accompanied by sufficient wetting to limit the visible dust emissions) (Use of blower devices is expressly forbidden). Mitigation for potentially significant air quality impacts.
Following the addition of materials to, or the removal of materials from, the surface of outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions utilizing sufficient water or chemical stabilizer/suppressant. Mitigation for potentially significant air quality impacts.
Within urban areas, the owner/operator shall prevent carryout and track-out, or immediately remove carryout and track-out when it extends 50 feet or more from the nearest unpaved surface exit point of the site. Mitigation for potentially significant air quality impacts.
Any construction site with 150 or more vehicle trips per day shall prevent carryout and track-out. Mitigation for potentially significant air quality impacts.
Enhanced and Additional Control Measures for Construction Emissions of PM-10. (From Table 6-3): The following measures shall be implemented at construction site to mitigate significant PM-10 impacts:
Exhibit “A”
VTTM 7500
By VM \ S:\05_Land Division\PP-TCTM-25-0001_VTTM 7500_NEC Old River Rd & Mccutchen Rd\01_Hearing & Noticing Documents\Draft\VTTM 7500_Exh Con.Docx
Limit traffic speeds on unpaved roads to 15 mph. Mitigation for potentially significant air quality impacts.
Install sandbags or other erosion control measures to prevent silt runoff to public roadways from sites with a slope greater than one percent. Mitigation for potentially significant air quality impacts
Track out will be prevented by one of the following:
• A Grizzly with rails, pipes or grates to dislodge debris off of existing vehicles, • A layer of washed gravel at one inch or larger in diameter, three inches deep,
• Extension of paved road at least 100 feet from publicly maintained road, or
• Installation of a wheel washer.
Mitigation for potentially significant air quality impacts.
Install wind breaks at windward side(s) of construction areas. Mitigation for potentially significant air quality impacts.
Suspend excavation and grading activity when winds exceed 20 mph (Regardless of wind speed, an owner/operator must comply with Regulation Vlll's 20 percent opacity limitation). Mitigation for potentially significant air quality impacts.
Limit area subject to excavation, grading, and other construction activity at any one time.
Mitigation for potentially significant air quality impacts.
City Attorney's Condition
32. 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 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.
Exhibit “A”
VTTM 7500
By VM \ S:\05_Land Division\PP-TCTM-25-0001_VTTM 7500_NEC Old River Rd & Mccutchen Rd\01_Hearing & Noticing Documents\Draft\VTTM 7500_Exh Con.Docx
The City will promptly notify Applicant of any such claim, action or preceding, 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.
Public Works Department Conditions
33. 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:
a. Provide fully executed dedication for Mc Cutchen and Old River Roads to arterial standards for the full frontage of the area within the entire GPA request.
Dedications shall include sufficient widths for expanded intersections and additional areas for landscaping as directed by the City Engineer. Dedication shall also include sufficient width for trails in accordance with the approved Parks and Trails Plan for this area. Submit a current title report with the dedication documents.
b. This GPA/ZC area is too small to support it's own storm drainage sump. The City will allow no more than one sump per 80 acres; therefore, this GPA/ZC area must be included within the drainage area of adjoining property. Submit a comprehensive drainage study of the entire drainage area, to be reviewed and approved by the City Engineer. Any required retention site and necessary easements shall be dedicated to the City.
c. Sewer service must be provided to the GPA/ZC area. Submit a comprehensive sewer study to be reviewed and approved by the City Engineer. The study shall be in conformance with the Plant 3 Master Study. 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. The City is willing to aid the developer in the formation of a Planned Sewer Area and/or an Assessment District to provide a mechanism for the reimbursement of oversizing costs to the developer.
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 required to support this development, as identified in these conditions.
For orderly development.
Exhibit “A”
VTTM 7500
By VM \ S:\05_Land Division\PP-TCTM-25-0001_VTTM 7500_NEC Old River Rd & Mccutchen Rd\01_Hearing & Noticing Documents\Draft\VTTM 7500_Exh Con.Docx
34. Prior to issuance of a of a building permit, the developer shall pay a major transportation facility fee in the amount of $2487 for residential dwelling unit. 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 a component of the 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.
35. 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.
36. Payment of the proportionate share of the cost of the median for the arterial frontage of the property within the GPA/ZC request is required prior to recordation of any map or approval of any improvement plan for the GPA/ZC area. For orderly development.
37. Traffic Mitigation: Pay the proportionate share of the following mitigation measures (not paid for by the Regional Transportation Impact Fee or included with normal development improvements) as indicated in Table 6 of the traffic study. An updated estimate, based upon current costs, and fee schedule shall 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. White Ln & Old River Rd., Add 1 EBL, 1 WBR, 1 WBL, 1.04% share b. Panama Ln & Old River Rd., Expand to 1 EBL, 3 EBT, 1 EBR, 1 WBL, 3 WBT, 1 WBR, 2 NBL, 2 NBT, 1 NBR, 1 SBL, 2 SBT, 1 SBR, 1.46% share (100% share of adding No. 2 NBL)
c. Panama Ln & Gosford Rd., Expand to standard expanded intersection plus Add 1 EBT, 1 WBR, 1 NBR, 0.64% share
Mitigation for potentially significant traffic impacts.
38. Regional Transportation Impact Fee: Prior to the issuance of building permits, the project applicant shall participate in the RTIF program by paying the adopted residential unit fee in place at time of development. Mitigation for potentially significant traffic impacts.
MapPackages
0 500 1,000
Feet
_
KHSD Career
and Technical
Education Center
KHSD
Aquatic
Complex
Independence
High School
R-1
R-1 R-1
R-1
R-1
R-1
R-1
R-1 R-1
R-1
R-1
R-1/P.U.D.
R-1
R-1
R-1
R-1/P.U.D.
R-1
R-2
R-5
R-1
CARSONCREEK
LN
WINDING STREAM AVE
REDIRONST
DRAWBRIDGE
DR
BERK SHIR E RD
CARSON RIVER RD
DROVERS RUN RD
SNOWY RIVER DR
SHOO
TIN
G
STAR
CT
WHITNEYCREEK
CT
ALMOND CREEK DR
ROSE
CREEK WA Y
BRA
NSO
N
CRE
EK CT
ARR
OW
HEAD
TR
AIL
CT
SLEEPY HOLLOW LN
RIO
VER
DE DR
CACH
E
CR
EE
K
LN
TUCKE
R
CR
EEK
RD
THUNDERMOUNTAIN
LN
BU
CKI
NG BRON
COCT
WILD
M
USTANG
DR
W
HISKEY
CREEK
DR
OLD RIVER RD
CITRUS CREEK DR
MC CUTCHEN RD
Vesting Tentative Tract Map
7500
CITY OF BAKERSFIELD
Zoning
R-1 One Family Dwelling
6,000 sq.ft. min lot
size
R-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
VTTM7500
MAP PACKAGE
Exhibit B
M7
VESTING TENTATIVE TRACT No. 7500
BEING A MERGER AND RE-SUBDIVISION OF LOTS 25 & 32 OF SALES MAP OF LANDS OF KERN COUNTY LAND COMPANY, FILED JUNE 16, 1897 IN THE OFFICE OF THE KERN COUNTY RECORDER, ALSO BEING A PORTION OF THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 30 SOUTH, RANGE 27 EAST, MOUNT DIABLO BASE AND MERIDIAN, IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA.
CONTAINING 208 BUILDABLE RESIDENTIAL LOTS, 1 SUMP LOT AND 4 LANDSCAPE LOTS, 39.92 GROSS ACRES JANUARY 2025
80 SCALE: 1" -
40 D
80'
80 I
BASIS OF BEARING OWNER/SUBDIVIDER:
THE BEARING OF N 00'24'05" E AS SHOWN FOR THE
NORTH-SOUTH MID-SECTION LINE OF SECTION 32, 30/27
PER RECORD OF SURVEY AS FILED IN BOOK 24 OF
RECORD OF SURVEY AT PAGE 71, IN THE OFFICE OF THE
KERN COUNTY RECORDER WAS USED AS THE BASIS OF
BEARINGS SHOWN HEREON.
FRANMAR COMPANY, (66.67%) AND
LOYOLA PROPERTIES I, LP (33.33%)
P.O. BOX 11358
BAKERSFIELD, CA 93389
CONTACT: MATTHEW WADE
PHONE: (661) 885-9406
BENCHMARK ENGINEER:
NGS BENCHMARK DESIGNATION - OLD RIVER
STATION IS 0.2 MILES SOUTH OF THE CENTERLINE
INTERSECTION OF TAFT HIGHWAY 119 AND OLD RIVER
ROAD ON THE LEFT.
MclNTOSH & ASSOCIATES
10800 STOCKDALE HWY. STE.
BAKERSFIELD, CA 93311
CONTACT: BLAINE NEPTUNE
ELEVATION = 338.676' (NAVO 88 DATUM)
GENERAL NOTES:
ALL ROAD IMPROVEMENTS AND DRAINAGE IN THIS
SUBDIVISION SHALL BE IN ACCORDANCE WITH THE
REQUIREMENTS ESTABLISHED BY THE CITY OF BAKERSFIELD.
IT IS ANTICIPATED THAT THE GRADING OF THIS TRACT WILL BE WITHIN THE AMOUNTS OUTLINED WITHIN SECTION 16.16.030(0) OF THE 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 STREETS.
ALL CUL-DE-SAC & KNUCKLE RETURN RADII ARE 25'.
ALL CUL-DE-SACS ARE 50' RADIUS.
ALL KNUCKLES ARE 92' RADIUS.
PHONE: (661) 834-4814
PHASING
THE NUMBERING OF THE PHASES ARE FOR
IDENTIFICATION PURPOSES AND DO NOT
NECESSARILY IMPLY THE ORDER OF
DEVELOPMENT.
THIS TRACT WILL BE DEVELOPED IN UP TO 4
PHASES.
NOTE TO PLANNING DEPARTMENT
RE: AL TERNA TE STREET NAMES
THE FOLLOWING STREET NAMES ARE PROVIDED AS
AL TERNA TES. PLEASE CONSIDER THESE NAMES IN
THE ORDER LISTED TO REPLACE NAMES ON THE
MAP THAT MAY NOT BE ACCEPTABLE.
1. YELLA
2. UNDINE
NOTE TO PUBLIC WORKS
103
30 T. 30 S., R. 27 E.
PROJECT
SITE
McCUTCHEN ROAD
29 '3
0 VICINITY MAP
LEGEND:
WFE
S.F.F.N.
S.M.LK.C.L.C.
NO SCALE
WAIVER OF DIRECT ACCESS
WALL FOOTING EASEMENT
SEARCH FOR FOUND NOTHING
SALES MAP OF LANDS OF
KERN COUNTY LAND COMPANY
---------- PROJECT BOUNDARY
•••••••••••••••••••••••• PHASE LINE 1. SEWER CONNECTION FOR THIS TRACT SHALL BE THE 15" SEWER ALONG RIO VERDE DRIVE VIA
XANTHE WAY OR THE 48" SEWER ALONG
McCUTCHEN ROAD VIA HAVRE WAY. ----- --- ·E· --- EXISTING O.H. ELECTRICAL LINE(S) FLOOD ZONE X:
MINIMAL FLOOD HAZARD, FEMA MAP 06029C2300E
EFFECTIVE DATE 9/26/2008.
ST A TISTICS:
APN: 540-010-19
ACREAGE: 39.92 GR. AC. / 34. 78 NET AC.
NUMBER OF LOTS: 208 BUILDABLE
NET DENSITY: 5.98 D.U./NET AC.
PROPOSED USE: RESIDENTIAL
GENERAL PLAN DESIGNATION: LR
ZONING: R-1
WATER SOURCE: CITY OF BAKERSFIELD
SEWAGE DISPOSAL: CITY OF BAKERSFIELD
GAS CO. - PACIFIC GAS & ELECTRIC COMPANY
CABLE - SPECTRUM
PHONE - AT&T
--·--·-ll---EXISTING OIL LINE(S) - APPROXIM,
--- ---- -·oH--- EXISTING OVERHEAD ELEC. LINE
------------------------ EXISTING IRRIGATION LINE
--------G---EXISTING GAS LINE
____________ EXISTING EDGE OF PAVEMENT
-------o---- PROPOSED STORM DRAIN
- - - FUTURE LOTS
g
ELECTRICAL - PACIFIC GAS & ELECTRIC COMPANY
SCHOOL DISTRICTS: LAKESIDE UNION SCHOOL DISTRICT
@
-0-
E--
PROPOSED CATCH BASIN
EXISTING CONTOUR
EXISTING MONUMENT
EXISTING POWER POLE
EXISTING DOWN GUY
DIRECTION OF DRAINAGE
AND APPROXIMATE GRADE
& KERN HIGH SCHOOL DISTRICT
SCHOOLS:
ELEMENTARY - DONALD E. SUBURU SCHOOL
MIDDLE SCHOOL - LAKESIDE SCHOOL
HIGH SCHOOL - INDEPENDENCE HIGH SCHOOL 0.25% MIN.
6' MIN P/L
55' -60' R/W BLOCK WALL
l,_____-~t----<1 '---
1 48'-54'
([_ OLD RIVER RD/ ' • 17'
TRACT BOUNDARY!-- -l ' j s n•
PHASE TABLE
NO. OF L.S. SUMP
PHASE LOTS LOT LOT
45 2 39 2
3 41 1
4 83 1
TOTAL: 208 4
y 1 ,. i Ex1sr. o.5'-~
1 s1w
i __ -,-1-,•-1 i1A.C. CURB ~
EXIST: I, i 2%cn
_.r1'Jf~~1_-~717-n-"--=2~%~--cc--Jl---l::=;===::r1~
"URB I I 2% Ml~j EXIST. MEDIAN c . CURB DETACHED....J - EXIST. GUTTER SIDEWALK PER 4: 1 MAX.
PAVEMENT C.0.B. STANDARD
CD
ST-6
OLD RIVER ROAD (ARTERIAL)
SECTION A
SCALE: 1 "=1 O'
P/L 6' MIN
BLOCK WALL R/W 55' - 70' 1
I I f-----+----1,
\.,,---" 17' 64'-48' I
• r<l. McCUTCHEN RD.
s.o· I TRACT BOUNDARY
S/W
I
-,15
~ ':'o.5' -'·•'···-:
Ill "-
~ L~ 2L LDETACH~RB & cz:::;---
4: l MAX. SIDEWALK PER GUTTER PA YEMEN I
C.0.B. STANDARD
ST-6
f1D McCUTCHEN ROAD (ARTERIAL)
W SECTION B
SCALE: 1"=10'
: 30' ·1 30' ! !-11· --,o-· ------20-· ----'r-~---~~----11 r-:--1~4~23-.-+1----,5-.6-7'----,j~ I
60'
30' 30'
I
I
;i--~10~· -...,-i ~11; ±
4 1" i
2% ... ~jg 1
1 ,, 2% I"" 21
[ --==='=?"",{-J•::,J.. --··-.=::---·--·j . ---=,=--e:"':} ' 2% MIN ~, \I '.....-EXIST. IMPROVEMENT 2% .J EXIST PAVEMENT.,., 4:1 MAX -
DETACHED
SIDEWALK PER
C.O.B. STANDARD
ST-6 ED
R/W
I
I
I
I
I 10'
SECTION C
RIO VERDE DR.
SCALE: 1 "=1 O'
30'
20'
I s·
iM I ..11L I
(LOCAL)
60'
30'
20'
2%
1%MIN L t=
14% MAX DETACHED 1-(D-"E'-+---=S=Ec=CC-'T_,_IO~N~E~------, c.61gE~~~J'}~D 1 (60' WIDE LOCAL STREET)
ST-6 (FRONT TO SIDE)
SCALE: 1"=10'
I
'
10'
!%MIN L =
l 4% MAX DET ACHEO
SIDEWALK PER
C.O.B. STANDARD ST-6
20' 20'
..11L
w z
i "-
10'
- J 1% MIN
ffi SECTION D DETACHED _J 14% MAX
, SIDEWALK PER
1 (60 WIDE LOCAL STREET) C.O.B. STANDARD
(FRONT TO FRONT) ST-6
SCALE: 1 "=1 O'
R/W ·, ~ o/ ~
10'
Ll
I
I
I
!
I
I
l
2% MIN
4:1 MAX
DETACHED
SIDEWALK PER
C.O.B. STANDARD
ST-6
I 30' •1 30' 1
,_I----~~-----+-· -----t~----:
: 10' ~o• 20' 10' I
Z% MIN / DETACHED ~DEWALi( Z% MIN 41 ;(__. 4:1 MAX : MAX PER C.O.B. SID. ST-6 DETACHED E9 SECTION F SIDEWALK
1 (60' WIDE LOCAL STREET) ~1~N%2ili
(SIDE TO SIDE) ST-6
SCALE: 1"=10
,.
m
Ul
z
0 c7i
5 w
"'
~ ,...
ffi
Ill
C,
ill'
Ill
z
ffi
~
U)
Exhibit C