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650942bb85f8\0342843ca6e5617021e52f7a4f89a64a4f12e30564aa9e023426dd5561d490d4\Vesting Tentative Tract Map 7500 (Phased) Staff Rpt.Docx
CITY OF BAKERSFIELD
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: August 21, 2025 AGENDA CATEGORY: 5.c.
TO: Chair Strickland and Members of the Planning Commission FROM: Jennie Eng, Assistant Planning Director J. Eng
DATE: August 15, 2025
FILE: Vesting Tentative Tract Map 7500 (Phased)
STAFF PLANNER: Veronica Martinez, Associate Planner
REQUEST: A proposed vesting tentative tract map for 208 single-family residential lots, 1 sump lot, and 4 landscape lots on 39.92 acres, zoned R -1 (Single-Unit Dwelling), including a request for alternate lot and street design, and to waive mineral rights signatures pursuant to BMC 16.20.060 A.1 (Ward 5).
APPLICANT: OWNER:
McIntosh & Associates Franmar Company and Loyola Properties I, LP 10800 Stockdale Hwy, Suite 103 P.O. Box 11358
Bakersfield, CA 93311 Bakersfield, CA 93389
LOCATION: Northeast corner of Old River Road and Mc Cutchen Road in southwest Bakersfield.
APN: 540-010-19
PROJECT SIZE: 39.92 acres CEQA: Section 15162 (Previous MND)
EXISTING GENERAL PLAN DESIGNATION: LR (Low Density Residential)
EXISTING ZONE CLASSIFICATION: R-1 (Single-Unit Dwelling)
STAFF RECOMMENDATION:
Adopt Resolution and suggested findings APPROVING Vesting Tentative Tract Map 7500 (Phased) with conditions.
SITE CHARACTERISTICS: The project site is vacant land. Surrounding properties are primarily developed as: north – single-family residential; east - single-family residential; south – vacant land designated multi- family dwelling zones; and west – Independence High School.
VTTM 7500 (Phased)
BACKGROUND AND TIMELINE:
• March 12. 2008 – City Council approved a General Plan Amendment/Zone Change to change the zoning of 39.92 acres from A (Agriculture) zone to the R-1 (One-Family Dwelling) zone and the land use designation from R-IA (Resource-Intensive Agriculture) to LR (Low Density Residential). A mitigated negative declaration was also adopted (GPA/ZC No. 07-1874; Ordinance No. 4499; Resolution Nos. 214-07 & 215-07).
• February 26, 2010 - The project site was annexed into the City as part of the McCutchen No. 8 Annexation (Annexation No. 549).
• July 2, 2025 – The application for Vesting Tentative Tract Map 7500 (Phased) was deemed complete.
PROJECT ANALYSIS:
The proposed vesting tentative tract subdivision consists of 208 single -family residential lots, 1 sump lot, and 4 landscape lots on 39.92 acres. The residential lots range in size from 5,000 square feet (s.f.) to 11,638 s.f., and the typical lot size is approximately 50 feet wide by 100 feet deep (5,000 square feet).
The net density is 5.98 units per net acre, which is consistent with the LR designation of the project site of less than or equal to 7.26 dwelling units per net acre.
Consistency/Deviation from Design Standards. The applicant has requested four (4) deviations from City standards as listed below in Table A. Except as may otherwise be described in this staff report, the proposed project, subject to the conditions of approval, complies with the ordinances and policies of the City of Bakersfield.
VTTM 7500 (Phased)
VTTM 7500 (Phased)
Table A. Deviation Requests
REQUEST
(BMC - Bakersfield Municipal Code
and Subdivision Design Manual)
BMC/ Subdivision Design Manual Section
APPLICANT’S
REASON/JUSTIFICATION
STAFF COMMENT/
RECOMMENDATION
1) Request to allow reverse corner
lots within Phase 1 (Lot 27); Phase
4 (Lot 40);
BMC Section ref 16.28.170.P. Reverse Corner Lots. Reversed corner lots shall not be allowed in residential zones, except where required to comply with such other ordinances, codes, and design principles of subdivision. In no instances shall an interior lot be bordered by more than one reversed corner lot in residential zones.
The proposed design is
restricted by the existing
project boundary and
road alignments. The
proposed reversed
corner and key lots will
allow for the highest use
and best design of
the tract. There are not
any interior lots bordered
by more than one
reversed corner lot.
City staff has
reviewed and does
not object.
APPROVE
2) Request to allow Reduction of
Lot Frontage & Lot Width for:
Phase 1 through 4, All Lots
Request to allow the reduction
from minimum lot frontages and
widths from 55 feet (interior lot)
and 60 feet (corner lot) to a
minimum of 50 feet (interior lot)
and 55 feet (corner lot)
BMC Section ref 16.28.170.B. Lot Frontage. All residential lots shall have a minimum street frontage of fifty-five feet except as follows:
1. The minimum street frontage for an interior one -family dwelling lot that is less than six thousand square feet in area shall be forty-five feet.
2. The minimum lot frontage for a corner lot shall be sixty feet except for a one- family dwelling lot that is less than six thousand square feet in area where it is fifty feet. For purposes of measuring frontage on a corner lot with a radius return, the distance shall be measured from the point of intersection of the Request reduction from
minimum lot widths from
55 feet (interior lot) and
60 feet (corner lot) to a
minimum 50 feet
(interior lot) and 55 feet
(corner lot). Reduced lot
width allows for more
lots to accommodate
higher density and the
best design of the site, in
compliance with BMC
Table 17.10-2.
City staff has
reviewed and does
not object.
APPROVE
VTTM 7500 (Phased)
extensions of the street side property line and the front property line.
3) Request to allow Reduction of
Lot Frontage & Lot Width for:
Phase 1 through 4, All Lots
Request to allow the reduction
from minimum lot frontages and
widths from 55 feet (interior lot)
and 60 feet (corner lot) to a
minimum of 50 feet (interior lot)
and 55 feet (corner lot)
BMC Section ref 16.28.170. D. Lot Width. The lot width is the length of a line between side property lines that is the perpendicular bisect of the lot depth. The minimum width for residential lots shall be fifty -five feet on interior lots and sixty feet on corner lots
Request reduction from
minimum lot widths from
55 feet (interior lot) and
60 feet (corner lot) to a
minimum 50 feet
(interior lot) and 55 feet
(corner lot). Reduced lot
width allows for more
lots to accommodate
higher density and the
best design of the site, in
compliance with BMC
Table 17.10-2.
City staff has
reviewed and does
not object.
APPROVE
4) Request to allow double
frontage lots for: Phase 2, Lots 1, 5
through 13; Phase 3, Lots 25
through 41; and Phase 4, Lots 23
through 35
BMC Section ref 16.28.170.H . Double Frontage Lots. Double frontage lots having a depth less than two hundred feet will not be approved except where, as determined by the advisory agency, conditions permit no other reasonable form of platting, or where the proposed double frontage lots abut a street which functions as 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 whichever 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 homeowners association or maintenance 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 Lots with rear yard
adjacent to Old River
Road will be limited
by a block wall. Lot
frontage will be limited
to the interior
street Graziana Drive.
Lots with rear yard
adjacent to
McCutchen Road will be
limited by a block wall.
Lot frontage will be
limited to the interior
street Ithaca Lane.
City staff has
reviewed and does
not object.
APPROVE
VTTM 7500 (Phased)
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.
VTTM 7500 (Phased)
Circulation. Access to this subdivision would be from Mc Cutchen Road (arterial) on the south boundary and Rio Verde Drive (local) on the subdivision's east boundary.
Park Land In-Lieu Fees/Dedication. The City of Bakersfield Recreation and Parks Department provides park and recreational services to the project site. The nearest existing park is Bridle Creek Park, located approximately 0.36 miles north of the project site.
Mineral Rights. The applicant is requesting the Planning Commission approve waiver of mineral rights signatures on the final map pursuant to BMC 16.20.060 A.1 as the party’s right of surface entry has been waived by recorded document prior to recordation of any final map. Staff has received evidence of surface waiver; therefore, the final map shall have a statement indicating the mineral owner’s name and nature of his or her interest. Nonetheless, should ownership change, staff is recommending a condition of approval requiring that prior to recordation of the first final map, the subdivider shall provide evidence verifying surface waiver from mineral interests otherwise the subdivider must return for a public hearing for a revised tentative map before the Planning Commissio n in accordance with BMC Section 16.20.060.
Staff recommends the Planning Commission approve waiver of these signatures on the final map, subject to the condition.
The applicant submitted a letter from the California Department of Conservation’s Division of Geologic Energy Management (CalGEM) that stated that the project site is beyond their administrative boundaries of any oil or gas fields. There are no known wells on the property and no known active operators of record.
If a well is uncovered, the subdivider must consult with CalGEM regarding proper abandonment of the well, in accordance with the municipal code (Condition 20).
ENVIRONMENTAL REVIEW AND DETERMINATION:
A Mitigated Negative Declaration (“MND”) was adopted for GPA/ZC 07-1874 on December 20, 2007, in accordance with the California Environmental Quality Act (“CEQA”). No new significant impacts, nor substantial increase in severity of impacts will result with proposed VTTM 7500 from those previously identified in the MND for GPA/ZC No. 07-1874. Therefore, pursuant to CEQA Section 15162, no further environmental documentation is necessary because no substantial changes to the original project are proposed, there are no substantial changes in circumstances under which the project will be undertaken, and no new environmental impacts have been identified. Mitigation measures from the related project have been incorporated and are attached to the resolution.
PUBLIC NOTIFICATION:
Public notice for the proposed project and environmental determination was advertised in The Bakersfield Californian and posted on the bulletin board in the City of Bakersfield Development Services Building, 1715 Chester Avenue, Bakersfield, California. All property owners within 300 feet of the project site were notified by United States Postal Service mail regarding this public hearing in accordance with city ordinance and state law. Signs are required as part of the public notification process and must be posted between 20 to 60 days before the public heari ng date. Photographs of the posted signage and the Declaration of Posting Public Hearing Notice signed by the applicant are on file at the Planning Division.
Comments Received. As of this writing, no further written public comments have been received.
VTTM 7500 (Phased)
CONCLUSIONS:
Consistency with General Plan and Zoning Ordinance. The applicant has requested approval of VTTM 7500 (Phased) to subdivide 39.90 acres into 208 single -family residential lots, 1 sump lot, and 4 landscape lots ranging in size from 5,000 s.f. to 11,638 s.f., on property designated LR in a R-1 zone. The purpose of this request is to facilitate future residential development. The proposal is consistent with land use goals and policies as contained in the General Plan, which encourages continuity of existing development and allows incremental expansion of infrastructure. Additionally, the proposed project is consistent with the Zoning Ordinance, and any future development on -site will also be required to comply with all applicable regulations and design standards as identified in the Zoning Ordinance.
Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the proposal is compatible with the existing land use designation and land uses in the surrounding area.
Staff finds the proposed subdivision is reasonable and the request to waive mineral rights is consistent with BMC Section 16.20.060 A.1. Based on information in the record, Staff recommends your Commission adopt the Resolution and findings APPROVING Vesting Tentative Tract Map 7500 (Phased) as outlined in this staff report subject to the recommended conditions.
ATTACHMENTS:
Map Set
• Aerial
• Zone Classification
• General Plan Designation
• Vesting Tentative Tract Map 7500 (Phased)
Planning Commission Draft Resolution