HomeMy WebLinkAboutAppendix K - Public Services ReportWest Ming Specific Plan - Draft EIR
Michael Brandman Associates
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Appendix K: Public Services Report
PUBLIC SERVICES REPORT
FOR
WEST MING SPECIFIC PLAN
BAKERSFIELD, CALIFORNIA
PREPARED FOR:
Castle & Cooke - CA, Inc.
10000 Stockdale Highway – Suite 300
Bakersfield, California 93311
(661) 664-6500
Prepared by:
2001 Wheelan Court
Bakersfield, CA 93309
(661) 834-4814
September 14, 2005
Revised August 24, 2006
Mc&A #6811.11(14)
TABLE OF CONTENTS
1.0 INTRODUCTION__________________________________1
1.1 Scope_________________________________________________1
1.2 Summary of Project Description__________________________1
2.0 ENVIRONMENTAL SETTING_______________________5
2.1 Fire__________________________________________________5
2.2 Law Enforcement______________________________________ 6
2.3 Schools_______________________________________________6
2.4 Parks________________________________________________10
2.5 Water_______________________________________________11
2.6 Sewer________________________________________________15
2.7 Solid Waste___________________________________________16
2.8 Street Lighting________________________________________17
2.9 Canal Fencing_________________________________________18
3.0 CONCLUSIONS AND MITIGATION MEASURES_____18
3.1 Fire_________________________________________________18
3.2 Law Enforcement_____________________________________19
3.3 Schools______________________________________________20
3.4 Parks________________________________________________20
3.5 Water_______________________________________________21
3.6 Sewer________________________________________________24
3.7 Solid Waste___________________________________________25
3.8 Street Lighting________________________________________25
3.9 Canal Fencing_________________________________________25
RESOURCES_________________________________________27
APPENDIX_________________________________________________29
1
SECTION 1.0 - INTRODUCTION
1.1 Scope
McIntosh & Associates has prepared this public services report to provide
technical information for the development of the West Ming Specific Plan project
in the City of Bakersfield, Kern County, California. The objective of this report is
to identify existing public services, determine projected service needs, and
determine if the proposed project will have an effect upon, or result in a need for
new or expanded services.
This report has included an analysis of existing public services and service
systems, future projections, impacts, and recommendations of public service and
service system needs to protect the levels of service.
1.2 Summary of Project Description
The subject property is located in the middle of the southern end of the San
Joaquin Valley, in the County of Kern, City of Bakersfield and in the State of
California. The subject property is in all of Sections 11, 13 and 14, and in a
portion of Sections 10 and 15 of Township 30 South, Range 26 East, Mount
Diablo Baseline and Meridian (See attached Location Map - Page 2).
The project is an amendment to the Land Use and Circulation elements of the
Metropolitan Bakersfield General Plan and a concurrent Zone Change. The
project site is currently designated as Resource Intensive Agriculture. The site is
currently under agricultural production with some petroleum extraction facilities
in the southerly portion of the site. The requested amendments and zone change
will consist of approximately 4748 single family residential, 2702 multi-family
residential, General Commercial (±74.41 acres), light industrial (±217.18 acres),
schools (±68.55 acres), parks and lakes (±205.17), public facilities (canal ±20.38
acres), and the West Beltway and streets. (See Attached Site Map – Page 3).
The approximate density is based upon 3.01 persons per single-family dwelling
unit (2000 Federal Census) and 1.75 persons per multi-family dwelling unit.
Based upon net acreages for the proposed project as shown on the table below, the
increase in population would be approximately 19,020.
PROJECTED POPULATION
LAND USE DWELLING
UNITS
PERSONS PER
HOUSEHOLD1
POPULATION
ESTIMATE
Single-family
residential
4748 3.01 14,291
Multi-family 2702 1.75 4,729
TOTAL 7450 19,020
1 Source: 2000 Federal Census for like adjacent developments. Factor determined by City of Bakersfield
Planning Department
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The gross area of the project site is approximately 2181.46 acres. The project
includes an annexation of approximately 1736.36 acres into the City of
Bakersfield. The Circulation Element Amendment includes a realignment of
White Lane, deletion of Renfro Road as an arterial, designation of White Lane
(west of Buena Vista Road) as a collector, designation of Ming Avenue (west of
Allen Road) as a collector, and realignment of numerous collectors within the
project area.
The project lies south of Ming Avenue, North of the Asphalto Branch Railroad
and Pacheco Road, west of Buena Vista Road in Section 13, west of Allen Road
is Section 11, and east of the West Beltway in Sections 10,15, and 14.
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Location Map
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1”~1880’
Site Map
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SECTION 2 – ENVIRONMENTAL SETTING
Appendix G, Section XIII (Environmental Checklist Form) of the California
Environmental Quality Act (CEQA) Guidelines indicates that a project will normally
have a significant adverse impact on public services if the project would result in
substantial adverse physical impacts associated with the provision of the need for new or
physically altered governmental facilities, the construction of which could cause
significant environmental impacts, in order to maintain acceptable service ratios,
response times or other performance objectives for any of the public services: fire
protection, police protection, schools, parks, or other public facilities.
In addition, CEQA Guidelines, Section XVI of the CEQA Guidelines state that a project
will have a significant adverse impact on service utilities if the project: exceeds
wastewater treatment requirements; require or result in construction of new, or expansion
of existing water drainage and/or wastewater treatment facilities; require new or
expanded water supply entitlements; exceed the permitted capacity of the landfill or fail
to comply with Statutes and Regulations related to solid waste.
2.1 Fire
The City of Bakersfield Fire Department provides fire protection, fire prevention
services, emergency medical (first responder) and rescue services, arson
investigation, and hazardous material coordination with citizenry. Within the City
there are 15 fire stations. The City of Bakersfield and County of Kern maintain a
Joint Powers Agreement that determines agency functions within the
Metropolitan Bakersfield area. This agreement provides for the closest station
response concept. The newly completed City Fire Station No. 15 would have the
responsibility for the “first response” emergency services for the proposed project
site and would be supported by City Fire Station No. 9 in the event it were
necessary.
According to Fire Chief Ron Fraze, fire stations have been situated throughout the
Metropolitan Bakersfield area to meet an emergency response time of six minutes
or less (90% of the time), although this goal does not reflect actual experience in
all situations. Response times for individual stations range from a low of 2.9
minutes to a high of 10 minutes. An overall average response time for engine and
truck companies is 5.2 minutes for any property within a 2.6-mile area around a
specific station. Station No. 15 is located on Buena Vista Road and Deer Peak
Avenue, approximately 1.2 miles from the northeast corner of the site, while the
furthest point is approximately 3 miles away. In addition, a future fire station is
planned for construction within the McAllisiter Ranch project, immediately south
of the West Ming Specific Plan. This station is anticipated to be operational
sometime in 2008.
The Insurance Service Office (ISO) Grading Schedule is a means of classifying
cities with reference to their fire defenses and physical conditions. The insurance
classification developed under this schedule is one of several elements used in the
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development of insurance rates. The ISO rating for the Bakersfield area is a ‘3’
(Kern County is rated 4 through 9). In most instances the fire insurance costs are
the same for residences in the 2 through 4 rating. However, commercial
insurance costs are affected by each rating change.
Development of the proposed project will increase the demand for fire protection
and emergency services. The City of Bakersfield Fire Department has not
established a ratio of staff to resident population, but the national industry
standard is 1.0-fire personnel per 1,000 population. Currently, the City of
Bakersfield operates at approximately 0.7 fire personnel per 1,000 population.
Using the current City of Bakersfield ratio, 13 additional personnel would be
required for fire protection and emergency purposes for the proposed project site
at build-out. According to Chief Fraze, personnel at Station No. 15 will provide
the required services to the project site and would conform to the six-minute
response conformance. Station No. 15, which became operational in 2004, will
provide the required services until the timing for new personnel and facilities is
required.
2.2 Law Enforcement
The City of Bakersfield Police Department provides law enforcement services
within the City. Upon annexation, the property area will be served by the
Bakersfield Police Department. However, the Kern County Sheriff’s Department
also has a metropolitan area precinct that provides law enforcement within the
general Bakersfield area. Because the site is currently under agricultural and
petroleum production, the current demand for law enforcement is minimal. The
City has a newly constructed substation adjacent to Fire Station No. 15, that will
support project residents. Dispatch and 911 services for the Metropolitan area,
are handled from the County Communications Center at Panorama Drive.
The Kern County Sheriff’s Department also operates the Inmate Reception
Center, the Lerdo Maximum Security facility, Lerdo Minimum/Medium Security
facility, and the Lerdo Pre-Trial facility. The City of Bakersfield and the County
of Kern have a formal mutual aid agreement for law enforcement and emergency
services. Sheriff’s patrol units traveling through unincorporated cities within the
County will respond to observed police problems and then call for City Police for
follow-up.
The City uses a staffing goal of 1.3 officers per 1,000 population. According to
the Police Department, this goal is not being met currently due to budget
constraints. Using the current City of Bakersfield ratio, 24 additional personnel
would be required for law enforcement services.
2.3 Schools
The proposed development is within the Panama-Buena Vista Union School
District and Kern High School District (Stockdale High School) and will be
served by these Districts.
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Panama-Buena Vista Union School District
The Panama-Buena Vista Union School District (PBVUSD) operates sixteen
elementary schools (grades K-6) and four Junior High Schools (grades 7-8).
These schools have a current capacity of 14,022 students. District enrollment is
currently about 14,722 students. Elementary schools (based on site construction
size) typically house from 600-800, and junior highs house 700-900. Mike
Killeen, Facilities Director for the District, notes that all of the approximately
7450 dwelling units proposed as part of this project are within their district.
Using student generation rates cited in the Residential Development School
Justification Study, prepared for PBVUSD (February 3, 2006), shown in the table
below, the proposed project is estimated to generate approximately 2,469
elementary students and 733 middle school students.
ELEMENTARY/MIDDLE SCHOOL STUDENT GENERATION
Residential Use Number of
Units
Generation Rate Total Students
Single Family
Detached1
4,748 Elementary-0.3659
Middle – 0.1153
1,738
548
Multi-Family2 2702 Elementary -0 .2705
Middle – 0.0683
731
185
TOTAL 7450 Elementary
Middle
2,469
733
1Considers both low density & low-medium density residential to be single-family
2 Includes all residential units other than single-family
The PBVUD notes that the Education Code requires school districts to provide for
children of parents employed within the District. Based upon the 74.41 acres of
commercial uses and 217.18 acres of industrial uses, the District will have to
provide for additional students of employees at these establishments. PBVUSD
has not established a generation rate factor for commercial and industrial
development. Therefore, the number of additional students generated by this type
of development is unknown at this time. The developer has conceptually sited
four elementary and one junior high school within the project boundary. If
required, the future school sites will be developed in consultation with the
Panama Buena Vista Union School District and located per the District’s
requirements.
Kern High School District
The Kern High School District (KHSD) currently operates 10 high schools within
the Metropolitan Bakersfield area. It is the only high school district serving the
Metropolitan Bakersfield area. Stockdale High School currently serves the
project site and is located at the southeast corner of White Lane and Buena Vista
Road (adjacent to the project site). Other nearby high schools serving the general
vicinity are Liberty High School, located approximately 3 miles north of the
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project site and West High School, located approximately 5.5 miles east of the
project site. In addition, the Kern High School District is constructing Frontier
High on Allen Road, approximately 5 miles north of the project site. Frontier
High School is scheduled to be opened in the fall of 2006. The KHSD Board will
revise school boundaries upon completion of the new Frontier High School.
However it is anticipated that Stockdale High School will serve the project site
after district boundaries are redrawn.
According to Kern High School District, A Look Ahead – Growth Capacity, &
Enrollment Patterns, prepared by Charles Rosengard, Manager Research and
Planning; the district is growing at approximately one-half a high school a year
with some acceleration in the past two years. One new school, located at Allen
Road and Kratzmeyer Road (approximately 6-miles north of the project) is
expected to open in 2006. In addition, the District anticipates constructing two
additional schools by the fall of 2008 and a total of four schools within the next
ten years.
High schools constructed by KHSD typically have a capacity of approximately
2,150 to 2,180 students, but can accommodate approximately 100 students over
this capacity. Stockdale High School has a current enrollment of 2,322 students,
approximately 150-200 students over capacity. The Kern High School District is
currently studying a new student generation rate, based upon the rapid growth of
the Metropolitan area. According to the Kern Council of Governments
(KERNCOG) Profile of General Demographic Characteristics, U.S. Census
Bureau, Census 2000 Data, the overall student generation rate for the Bakersfield
area is 0.22 students per residential unit. The addition of approximately 1,639
new students would indicate that ¾ of one high school would be required to
accommodate this population.
The addition of approximately 19,020 new residents will impact the school
districts and necessitate construction of additional school facilities to serve the
population. To address impacts resulting from this project, the project is subject
to payment of statutory fees authorized under Education Code § 17620 and
Government Code § 65995, 65995.5, 65995.6 and 65995.7, as amended
November 4, 1998. Collection of the current fees is at time of issuance of
building permits. Statutory fees are based upon the square footage of the
residence. The current statutory minimum is $2.14 per square foot, but are
scheduled to increase on July 1, 2004.
In addition, the developer has conceptually sited several elementary and one
junior high school within the project boundary. If required, the future school sites
will be developed in consultation with the Panama Buena Vista School district
and located per the District’s requirements.
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School Location Map
Stockdale High SchoolBoundary
School Location LEGEND
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2.4 Parks
Park land is generally defined as any usable area of land or water designated on
state, regional or local open space plans as open space or park land and is actively
used for park and/or leisure recreational purposes with or without charge.
Parks are generally characterized as either local or regional. Local parks
generally range from 1-2.5 acres (mini-parks), to 5-10 acres (neighborhood
parks), and approximately 30 acres (community parks). Local parks generally
serve a population within a three-quarter mile radius. Regional parks, on the
other hand, can range anywhere from 20 to 1,000 acres and serve a population
living within one hour’s distance. Historically, the City of Bakersfield and, most
recently private developers have supplied park facilities within the project area.
The provision of regional parks has been primarily the responsibility of the
County of Kern.
The increase in population within the area would result in an impact upon the
quality and quantity of existing residential opportunities by creating a need for
new parks and recreational facilities to serve the residents. As indicated in the
table below, the parkland requirement for the proposed project is calculated based
on the General Plan and City Ordinance Park Standards (BMC §15.80.050) of 2.5
acres per 1,000 population. An estimated 56.06 acres would be needed to serve
the project.
PROPOSED PROJECT PARK LAND
DWELLING
UNITS
PERSONS/
HOUSEHOLD1
POPULATION PARK
FACTOR
PARK ACREAGE
NEEDED
7450
3.01
22,424.5
2.5 ac/
1,000
56.06
1 Source: Bakersfield Municipal Code. Factor determined by City of Bakersfield Planning Department
The proposed project includes both public and private parks, lakes and ponds.
The project will provide approximately 91 acres of public and private parks and
open space. Additional open space areas which include mini parks will be
provided within the project boundary, but the number and acreage is not known at
this time. In addition, every new residential unit must pay a park development
fees (BMC § 15.82.010) at the time of issuance of a building permit.
Compliance with the park land and park development fee ordinances ensures that
parks are provided and built in accordance with the City standards as described in
the Metropolitan Bakersfield General Plan.
Public facility improvements from the proposed development and eventual build-
up of this area will result in an increase in maintenance responsibility for the City
of Bakersfield. The development is required to provide improvements, such as
sewer and drainage facilities, in accordance with Bakersfield Municipal Code
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§16.32.060 and Chapter 3.12, Development Improvement Standards and
Specifications. This potential increase in maintaining services would be paid for
by property tax revenues generated by this development.
2.5 Water
The physical supply of water to residents and businesses throughout Metropolitan
Bakersfield is provided by a series of water districts and private water supply
companies. The majority of the City of Bakersfield is served by California Water
Service Company (CWSC), a privately held public utility; its water supply is
obtained principally from 187 wells and supplemented by Improvement District
No. 4 (I.D. 4 – treated State Water Project surface supply water). Approximately
20% of the water used by CWSC is surface water purchased from ID 4. CWSC
operates the city’s water system under contract for the city of Bakersfield. The
balance of the City is principally served by the City of Bakersfield’s Ashe Water
Company, with supplies obtained from 47 wells. Additional wells are continually
in development.
In addition, the city has acquired water rights for Kern River flows for
approximately 140,000 acre-feet per year. Together with appropriate storage
rights in Isabella reservoir; it currently sub-contracts to provide water for
irrigation to five agricultural water districts a major portion of these rights,
utilizing the balance for groundwater recharge. The City also operates the 2,800
acres of recharge ponds along the Kern River on the west side if the City. This
spreading area provides groundwater recharge for Kern River flows utilizing both
its own water rights and agreements with other water agencies for “banking” their
waters in the underground aquifer. This banking system is an important reliability
feature in the City’s water supply system. The future use of this water for
municipal and industrial purposes is a key factor in the long-range adequacy of
the urban water supply of the planning area. The proposed project will be served
domestic water by the City of Bakersfield Water Services Department.
The project proposes 4748 single-family residences and 2702 multi-family
residences, 321.59 of commercial and industrial uses, and 197.93 acres of parks
and lakes. There are several different methodologies for calculating domestic
water demand for this project: Per Capita (using the City of Bakersfield
Standards and Specifications); Per capita (using the City of Bakersfield 2000 City
Water Balance Report); and a land-use base approach.
According to the City of Bakersfield Standards and Specifications for Domestic
Water Division, the density used single-family residential is 3.5 persons per unit;
multi-family density is 1.75 persons per unit; commercial and industrial is
considered equal to 5 single-family residences; and parks and schools are
considered equal to 2 single-family residences. The City standards note that they
use an average of 185 gallons per capita per day (67,525 gallons per year) to
determine the average water usage. According to these standards, the total annual
project water demand is shown on the table below.
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ANNUAL PROJECT WATER DEMAND AT PROJECT BUILD-OUT
PER CAPITA/CITY STANDARDS AND SPECIFICATIONS
LAND USE TOTAL
UNITS
DENSITY1 DEMAND/
CAPITA/
YEAR1 (GPD)
TOTAL
DEMAND/AC
.FT.
Single-Family
Residential 4748 16,618 67,525 3444
Multi-Family
Residential 2702 4,729 67,525 980.0
Commercial/
Industrial 321.59 acres 5,628 67,525 1166
Parks/Lakes 197.93 acres2 395.86 67,525 82
Schools 68.55 acres3 137.1 67,525 28
TOTAL WATER DEMAND (2182 acres) 5700
Source: City of Bakersfield Standards and Specifications for Domestic Water Division, October 15, 1998
Notes: GPD = gallons per day
af/year = acre feet per year
1 af = 325,829 gallons
1 City Water Resources, 2004
2 Parks and lakes
3 Schools and street landscaping
This per capita method relies on unit counts, consumption rate, and an assumed
per-unit population density. Water demands for this methodology were based on
a consumption rate of 325 gallons per capita per day. This usage value applies
only to residential land uses because it is derived from total water production and
population, so water demand associated with non-residential land uses is already
included in this value.
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ANNUAL PROJECT WATER DEMAND AT PROJECT BUILD-OUT
PER CAPITA/CITY WATER BALANCE REPORT 2000
LAND USE Total
Units
Area
(ac)
UNIT
DEMAND1
(afy/cap)
POPULATION
DENSITY
(cap/du)
AVERAGE
DAY
DEMAND
(afy)
Single Family
Residential
4748 994 0.364 3.01 5,203
Multi-Family
Residential
2702 377 0.364 1.75 1,722
Town Center and
Mixed Use
63
General
Commercial
50
Special Use 220
Schools 69
Public Parks 56
Private
Parks/Open
Space/Ponds
140
/Canals 213
Canal 20
TOTAL 2,182 6,925
Source: SB 610 Water Assessment Report for West Ming Specific Plan
Notes: GPD = gallons per day
af/year = acre feet per year
1 af = 325,829 gallons
1 Assumed population densities were only applied to residential land use types.
The land-use-based demands from the City of Clovis Water Master Plan Update-
Phase II Facilities Plan, dated July 1999 were used for the land-use-base
methodology. Based on this method, water demand is calculated from the product
unit demand and land use area. This methodology would underestimate annual
water demand if not adjusted for different per capita demands. The unit values in
the Clovis report were based upon a per capita use of 200 gpcd. Since the total
annual average demand was adjusted by the ratio of Bakersfield to Clovis per
capita usages.
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ANNUAL AVERAGE WATER DEMAND AT PROJECT BUILD-OUT
PER CAPITA/ LAND USE BASED UNIT DEMANDS
LAND USE AREA
(acres)
UNIT
DEMAND1
(afy/ac)
AVERAGE
DAY
DEMAND
(afy)
Single Family
Residential
994 2.5 2.485
Multi-Family
Residential
377 4.2 104
Town Center and
Mixed Use
63 2.2 139
General Commercial 50 1.8 90
Special Use 220 2.2 484
Schools 69 2.8 193
Ponds 60 6.2 370
Park/Open Space 80 2.8 224
/Canal 213 0
Subtotal (before per capita adjustment) 5,725
TOTAL 2,182 9,308 2
Source: SB 610 Water Assessment Report for West Ming Specific Plan
Notes: GPD = gallons per day
af/year = acre feet per year
1 af = 325,829 gallons
1 Unit demand values were based data from the 1999 City of Clovis Water Master
Plan Update-Phase II Facilities Plan
2 Total average day demand was adjusted by the ratio of 325:200, which represents
Bakersfield and Clovis annual per capita demands
The City of Bakersfield has several water wells located within the project site and
has indicated that they have the capability to serve this project (See water “will-
serve” letter in Appendix). The City of Bakersfield prepared a Water Balance
Report in the year 2000 in response to State Assembly Bill (AB) 330. An SB
610/SB 221 Report Water Assessment Report was prepared for the West Ming
Specific Plan. The developer shall be required to construct water lines per the
City of Bakersfield Subdivision Design Manual. In addition, the developer is
required to pay to City Water Availability Fees of two thousand dollars
($2,000.00) per gross acre. Payment of these fees, on a pro-rate basis are due
prior to final acceptance and recordation of each phase of the project.
In addition, the Kern County Water Agency prepared a report, in 1993, projecting
municipal and industrial water demands for an area closely corresponding to the
Metropolitan Bakersfield General Plan area. That report predicted an increase
from present usage of about 100,000 acre feet per year to a year 2010 usage of
about 130,000 acre feet per year. The Metropolitan Bakersfield General Plan
concluded that plan area water supplies and systems could meet future growth
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potential in the planning area for the year 2010. Florn Core stated that the
existing Water Balance Report has analyzed the future increase.
2.6 Sewer
The Metropolitan Bakersfield area is served by five major wastewater treatment
facilities: the City of Bakersfield’s Treatment Plant Nos. 2 and 3, the North of the
River Sanitary District (NORSD) plant, Mount Vernon/Panorama District plant,
and the Lamont Public Utility District Plant (located outside the Metropolitan
boundary). There are several small, temporary treatment facilities in the Rosedale
area north of the Kern River, and west of NORSD’s service area boundaries. The
City of Bakersfield Treatment Plant No. 3 will serve the proposed project.
The provision of adequate wastewater collection, treatment and disposal for the
proposed project is essential to protect the health of residents, permit planned
urban densities, and protect the groundwater resource. The City of Bakersfield
Subdivision Design Manual has established a waste generation factor for
determining the total amount of waste generated from various land uses. The
table below shows the total amount of anticipated waste from the proposed
project.
DAILY PROJECTED SEWAGE GENERATION
LAND USE TOTAL
UNITS
DENSITY
FACTOR1
TOTAL
POPULATION
DENSITY
GALLONS/
DAY
GENERATED
TOTAL MGD
GENERATED
Single-
Family
Residential
4748 2.6 12,344.8 100
GPD/person 1.23
Multi-
Family
Residential
2702 2.0 5,404.0 100
GPD/person 0.54
Commercial 74.41
acres N/A N/A 3,589 GPD
/gross acre 0.27
Light
Industrial
217.18
acres N/A N/A 4,848 GPD
/gross acre 1.05
TOTAL SEWAGE GENERATED 2.83
1Source: City of Bakersfield Subdivision Design Manual, factor determined by City of Bakersfield Public
Works Department
Notes: GPD = gallons per day
MGD = million gallons per day
N/A = not applicable
1 Factor is person per unit
The City of Bakersfield Wastewater Treatment Plant No. 3 has a capacity of 16.0
million gallons per day with an average flow of 11.3 million gallons per day. The
proposed project will increase the existing average flow to a total of 14.4 million
gallons per day. The city is currently writing a ‘Request for Proposal’ to expand
Plant No. 3 to 24.0 million gallons per day to accommodate new urban growth
within the Metropolitan Bakersfield General Plan Boundary (including this
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project). Anticipated completion of construction of this expansion is in
approximately 3 years. The City prepared a Bond Report that has analyzed
expansion and maintenance costs for these improvements. The bond report states
that reimbursement will be funded through sewer hook-up fees.
Sewer connection fees in the amount of $2,400.00 (with a built-in inflationary
adjustment yearly) per dwelling unit are collected at the building permit stage.
Additional fees will be assessed for the Buena Vista trunk sewer (currently
$447.48 per dwelling unit) and/or the Allen Road trunk sewer (currently $536.36
per dwelling unit). Industrial users must apply for a wastewater discharge permit
from the applicable County and/or State agencies.
Currently sewer trunk lines are located in Allen Road (south to White Lane) and
Buena Vista Road. The proposed project will connect to the exiting sewer trunk
lines. Cumulative impacts to the offsite sewer collection facilities will be
mitigated by planned expansion of the existing lift station at White Lane and
planned future extensions of the existing trunk lines as detailed above. These
planned improvements to the system will be required even without development
of this project as other development included in the Metropolitan Bakersfield
General Plan occurs within the area. Sewer collection facilities within the
proposed project will be constructed as development occurs in accordance with
local improvement standards and specifications.
2.7 Solid Waste
Operation of refuse collection services in the City of Bakersfield is managed by
the City Sanitation Division through a system of collection and franchise
agreements to control and manage waste collection. Within a district or franchise
area, a waste hauler has exclusive rights to pick up residential and commercial
wastes. Any customer desiring service must be provided service. In the permit
areas, waste haulers also have exclusive territory rights. Refuse collected by the
City or franchise hauler is transported to the County Landfill at Bena, located
about 15 miles east of downtown Bakersfield. The Bena landfill is located
approximately 20 miles from the project site.
In 1992, the Kern County Waste Management Department opened the
Metropolitan Bakersfield (Bena) Sanitary Landfill. Bena is the County’s first
fully lined landfill and serves the Metropolitan Bakersfield area. Currently the
County has permission to develop 48 acres of the 2,165-acre site for waste
disposal. If the California Integrated Waste Management Board grants additional
permits to develop the remainder of the site and waste diversion stabilizes at 50
percent, potential total capacity for the Bena Landfill site exceeds 60 years.
The City could not provide waste generation estimates for the proposed mixed use
and general commercial, light industrial, and park uses. The California Integrated
Waste Management Board (CIWMB) does provide a list of waste generation
information extracted from various sources including previously written
environmental documents, such as those developed by city or county planning, or
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environmental documents including the Los Angeles Draft CEQA Thresholds
Guide. Although CIWMB does not officially endorse any of these rates and
cannot validate their accuracy, the rates can be considered useful in providing a
general level of information fro planning purposes. Waste generation from parks
constructed as part of the proposed project was conservatively estimated at 25
pounds per day, based upon information provided for similar parks in Tustin,
California (Jones & Stokes 2002). Based upon this information, the proposed
project is anticipated to generate approximately 23,338 tons of solid waste per
year as shown on the table below.
ESTIMATED WASTE GENERATION RATES
Land Use Units or Sq.
Feet
Generation Rate1 Solid Waste
Generation
Residential 7,450 units 1 ton/unit/year 7,450 tons/year
General and
Mixed Use
Commercial
810,080 sq. feet
13lb/1,000 sq. ft/day 1,922 tons/year
Schools 5,550 students 1 lb/student/day 1,013 tons/year
Light Industrial 1,135,000 62.5lb/1,000 sq. ft./day 12,946 tons/year
Open
Space/Parks
106 acres 25 lb/acre/day 58 tons/year
TOTAL 23,338 tons/year
1Waste Generation Rates provided by CIWMB
According to the Kern County Waste Management Siting Element, 2003 Annual
Report the anticipated disposal capacity of the Bena landfill in the year 2018 is
579,265 tons per year with the remaining permitted capacity, as of January 1,
2003, of 22,367,758 tons. The Bena landfill has sufficient capacity to
accommodate the proposed project. The threshold of significance cites that a
project be served by a landfill with sufficient permitted capacity. The addition of
the proposed project is not a significant impact.
2.8 Street Lighting
Street lighting is provided in nearly all developed areas of the city. Lighting
which is not provided by the city is provided either by governmental agencies or
private ownership. City development standards require street lights at
intersections, and at midblock, where streets are greater than 600 feet in length,
with the exception of some industrial areas in which street lights are required only
at intersections.
Most street lights in the City are provided under Pacific, Gas and Electric’s (PG&
E) LS-1A or LS-1C rates. In the former, PG& E installs, owns and maintains the
entire street light. In the latter the pole and support arm are installed and owned
by the City with PG&E maintaining it.
In new developments, the City itself does not install street lights. Rather the City
requires developers to install lights and dedicate them to the city. Lights are often
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required for newly annexed existing development areas. The proposed project
will install street lighting per City standards and dedicate them to the City.
2.9 Canal Fencing
The Kern River Canal traverses the project site from the northeast corner of
Section 11, in a southwesterly direction. This canal is operated by the City of
Bakersfield and is contracted to deliver water to the Buena Vista Water Storage
District for 6 months of the year. The canal is empty the remaining six months.
To maintain the integrity of the canal and ensure public safety, the canal shall be
fenced in accordance with city development standards.
SECTION 3 – STUDY CONCLUSIONS AND MITIGATION
MEASURES
3.1 Fire
Development of the proposed project will increase the demand for fire protection
and emergency services. The City of Bakersfield Fire Department has not
established a ratio of staff to resident population, but the national industry
standard is 1.0-fire personnel per 1,000 population. Currently, the City of
Bakersfield operates at approximately 0.7 fire personnel per 1,000 population.
Personnel at Station No. 15 will provide the required services to the project site
until the timing for new personnel and facilities. Based upon a population
increase of 19,020, the proposed project will require additional personnel and
equipment to provide fire protection services. As part of the proposed project, a
development agreement would be entered into between the City and the project
applicant to make a fair-share contribution for purchase of additional fire
prevention equipment to be used by the Bakersfield Fire Department. The
contribution would be used by the Bakersfield Fire Department to ensure that
adequate fire station facilities and equipment are provided to serve the proposed
project area and maintain current response times. Additional property tax
revenues generated by this project may also be used for equipment, facilities, and
personnel.
In addition, a future fire station is planned for construction within the McAllisiter
Ranch project, immediately south of the West Ming Specific Plan. This station is
anticipated to be operational sometime in 2008. In conjunction with future
development in the area, Station No. 15 and the proposed station within the
McAllister Ranch project would be adequate to serve the area and maintain
current response times.
As part of the approval process, the project would be required to conform to the
Uniform Fire Code and the City of Bakersfield Municipal Code Sections
15.64.010 to 15.64.480. These codes require projects to include specific design
eatures such as ensuring appropriate emergency access, and requiring structures to
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be built with approved building materials, etc. Conformance with these codes
helps reduce the risks associated with fire hazards. Accordingly, all construction
plans would be approved by the Fire Department to ensure that all fire code
requirements are incorporated into the proposed project. These components of the
proposed project would result in less-than-significant impacts.
3.2 Law Enforcement
Development of the proposed project will increase the demand for law
enforcement services. According to Police Chief, Bill Rector, the substation
located adjacent to Fire Station 15, will be adequate to serve the project residents
at this time. If new law enforcement personnel and associated equipment is not
provided, the proposed project could not be adequately served by police
protection. This inadequate protection would result in an impact to the safety of
future and existing residents. Property tax revenues will reduce this impact to a
level of insignificance. The Police Department has indicated current staffing
levels are below their staffing goal of 1.3 officers per 1,000 population. Law
enforcement may lag behind actual demand due to lack of funds immediately
available to hire officers. Short term cumulative demand may lag several years
behind actual staffing needs. However, because the project would be phased, the
staffing and equipment needs will be adequate to serve eventual project demand.
The proposed project’s incremental contribution to this impact will be mitigated
through property tax revenues to a level of insignificance.
In addition, as part of the proposed project, a development agreement would be
entered into between the City and the project applicant to make a fair-share
contribution for purchase of additional equipment and facilities. The contribution
would be used by the Bakersfield Police Department to ensure that adequate
facilities and equipment are provided to serve the proposed project area and
maintain current response times. Additional property tax revenues generated by
this project may also be used for equipment, facilities, and personnel.
Incorporation of these project elements would ensure that impacts to police
services are minimized to a less than significant level.
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3.3 Schools
The addition of approximately 2,469 elementary, 733 middle school, and 1,639
high school students will impact the school districts and necessitate construction
of additional school facilities to serve the population. To address impacts
resulting from this project, the project is subject to payment of statutory fees
authorized under Education Code § 17620 and Government Code § 65995,
65995.5, 65995.6 and 65995.7, as amended November 4, 1998. Collection of the
fees is at time of issuance of building permits.
In addition, the developer has conceptually sited several elementary and one
junior high school within the project boundary. If required, the future school sites
will be developed in consultation with the Panama-Buena Vista School District
and located per the District’s requirements. The location and designation of the
schools are not established because the City of Bakersfield does not designate
school sites at the General Plan or zoning level of planning. In accordance with
the city’s General Plan and zoning designations, the schools could be located
within any of the residential areas.
Compliance with the statutory requirements is deemed to be full and complete
mitigation of impacts of a development project on school facilities. In addition,
the proposed project includes several school sites (the precise mechanism for
dedication or purchase has not been determined at this time). If additional schools
are required to accommodate project area students, the proposed project is subject
to the statutory fees as outlined. The proposed project would not result in
substantial adverse impacts associated with the provision of new schools.
The West Ming Specific Plan will work cooperatively with school officials to
identify and acquire appropriate sites for new school facilities to minimize the
burden upon the school districts as subsequent development proposals are
introduced within the site. Additionally as tract maps are designed and reviewed,
applicants will be required to pay the appropriate impact-based school fees at the
latest rates established. Impacts would be less than significant.
3.4 Parks
Compliance with the park land and park development fee ordinances ensures that
parks are provided and built in accordance with the City standards as described in
the Metropolitan Bakersfield General Plan. The developer will provide parkland
well in excess of the required minimum (i.e. ±91 acres v.56.06 acres). No impact
has been identified.
Public facility improvements from the proposed development and eventual build-
up of this area will result in an increase in maintenance responsibility for the City
of Bakersfield. The development is required to provide improvements, such as
sewer and drainage facilities, in accordance with Bakersfield Municipal Code
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§16.32.060 and Chapter 3.12, Development Improvement Standards and
Specifications. This potential increase in maintaining services would be paid for
by property tax revenues generated by this development. No significant impact is
anticipated.
3.5 Water
The additional need of between 5700-9,308 acre-feet of water per year is a
significant impact on the water demand for the City of Bakersfield. However, the
City of Bakersfield has several water wells located within the project site and has
indicated that they have adequate capacity to serve this project. The City of
Bakersfield prepared a Water Balance Report in the year 2000 in response to
State Assembly Bill (AB) 330. In addition, an SB 610/SB 221 Water
Assessment Report was prepared for the West Ming Specific Plan.
Although water supply for the proposed project is expected to be adequate,
additional infrastructure would be necessary to reach and distribute water to the
proposed project. The infrastructure required for a complete water system
includes transmission lines, distribution system, meters, and a meter reading
systems. These utilities would be engineered according to project demand, and
sized and located appropriately to serve future residents. All water distribution
infrastructure would be installed as part of the proposed project as development
progresses. The developer shall be required to construct water lines per the City
of Bakersfield Subdivision Design Manual.
The proposed development would not result in a need for significant additional
systems or substantially alter the existing water utilities in the area. Expansion of
all water utilities would be required to serve this development, but the impact is
not considered significant. The project will be served by the City of Bakersfield
Water Resources Department, which indicates that the district has adequate
capacity to serve the subject site. The water utility company may require the
project applicant to provide some water system improvements to service the site
but this impact is not regarded as significant. Eight water wells have been
conceptually sited within the West Ming Specific Plan. However, the Water
Resources Department will determine the number and location of wells to serve
this project site at the time of tentative map approval. In addition, the developer
is required to pay to City Water Availability Fees (currently $2,000.00 per gross
acre). Payment of these fees, on a pro-rate basis are due prior to final acceptance
and recordation of each phase of the project.
In addition, the Kern County Water Agency prepared a report in 1983, projecting
municipal and industrial water demands for an area closely corresponding to the
Metropolitan Bakersfield General Plan area. That report predicted an increase
from present usage of about 100,000 acre feet per year to a year 2010 usage of
about 130,000 acre feet per year. The Metropolitan Bakersfield General Plan
concluded that plan area water supplies and systems could meet future growth
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potential in the planning area for the year 2010. Page II-4 of the Metropolitan
Bakersfield General Plan states: “… development of urban Bakersfield will be
focused in ten new mixed use activity centers, in the southwest, northwest, and
northeast…the southwest center [location of the project site] is warranted due to
its growth potential and its related impacts, impact on prime agricultural lands,
and potential to impact the Kern River corridor.” A statement of overriding
considerations for this impact was adopted by the City when the General Plan was
certified. Since the project site area was designated as a future mixed-use activity
center in the General Plan, the existing adopted statement of overriding
considerations would still be valid. This impact has been reduced to a level of
insignificance.
Public facility improvements from the proposed development and eventual build-
up of this area will result in an increase in maintenance responsibility for the City
of Bakersfield. The development is required to provide improvements, such as
sewer, water and drainage facilities, in accordance with Bakersfield Municipal
Code §16.32.060 and Chapter 3.12, Development Improvement Standards and
Specifications. This potential increase in maintaining services would be paid for
by property tax revenues generated by this development. No significant impact is
anticipated.
City fees for inspection of installation of water facilities are currently at four (4%)
percent of the estimated construction costs of the in-tract facilities. In addition, a
$10.00 meter installation fee for each service will be assessed for 2” and less in
size. The inspection fees will be due and payable to the City by the Land
owner/developer within 30 days of invoice.
Since landowner records for water diversions were not available for this area,
existing crop water demand was calculated from available historical data.
Existing crop area totals were published in the 1990 and 1998 Department of
Water Resources (DWR) Crop Survey. Crop evapotranspiration requirements
were obtained from reports published by the University of California
Experimental Station. Crop data was used from both the 1990 and 1998 DWR
Crop Survey reports in order to develop a range of existing irrigation demands.
The 1990 DWR Crop Survey report states that existing agricultural uses included
field crops, grain, hay, native vegetation, semi-agricultural, urban industrial and
pasture. Total area for these uses was approximately 2,106 acres. Crop area
totals presented in this report can vary significantly between years because of
changing agricultural market conditions and crop selection. The estimated annual
consumptive use for lands, as determined in the SB610 Water Assessment Report
for West Ming Specific Plan, for 1990 and 1998 was 6,393 and 4,326 –af
respectively. Estimated annual consumptive use for these two years was 5,360-af.
The table below lists specifics of water consumption for this development for
conditions previously discussed. The water demand impact associated with this
development has the potential for a wide range of variability; however the most
probable condition is one that is based upon averaging high and low water
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demand estimates, proposed and existing crop demands; and keeping wastewater
generation constant. The lowest water demand estimate (based upon City
Standards and Specifications) was not used for this averaging,. to give the most
conservative, yet realistic estimate. Based on anticipated-demand evaluation, this
development would increase consumptive use for this area by 1,138-af/year.
CONSUMPTIVE WATER USE EVALUATION
BEST CASE
EVALUATION
ANTICIPATED
DEMAND
EVALUATION
WORST-CASE
EVALUATION
Proposed Demand 6,925 8,116 9,308
Wastewater
Generation 1,4721 1,4721 1,4721
Existing Crop
Demand 6,393 5,360 4,326
TOTAL
CONSUMPTIVE
USE CHANGE
-9402 1,2842 4,9822
1
The City of Bakersfield Kern River surface water entitlement, even during the
driest year on record, would yield 19,000-af/yr. the City of Bakersfield service
area current water demand is 35,668-af/yr, and the proposed project would
increase this water demand by 8,116-af/yr which represents a total water demand
of 48,200-af/yr. However, the consumptive use for this region, based on the
anticipated demand evaluation, will increase existing use by 1,284-af/yr. Base
upon available information, the City of Bakersfield is able to supply water to the
proposed project area and would still have ample supplies, including 190,000-ac
of water stored in the groundwater bank.
According to the SB 610 Water Assessment for the West Ming Specific Plan, the
City has ample supplies to not only meet the demands of this development but the
ongoing developments envisioned by the City in recent planning documents.
According to the Kern Council of Governments (KernCOG) regional growth
forecast adopted April 2002, the population of the Metropolitan Bakersfield area
was anticipated to grow 2% on an average annual basis over the next twenty
years. This overall growth projection is consistent with the City of Bakersfield’s
growth projections and is slightly lower than the State of California Department
of Finance growth projections; however, it incorporates all existing, planned, and
reasonably foreseeable future projects within the Metropolitan Bakersfield area.
Incorporation of these project elements would ensure that impacts to water service
and facilities are minimized to a less than significant level.
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3.6 Sewer
The City of Bakersfield will provide sewer service to the proposed project site.
Currently sewer trunk lines are located in Allen Road (south to White Lane) and
Buena Vista Road. The proposed project will connect to the exiting sewer trunk
lines. Additional major trunk sewers may be required to serve the urban growth
projected with this project. The City of Bakersfield Wastewater Treatment Plant
No. 3 has a capacity of 16.0 million gallons per day with an average flow of 11.3
million gallons per day. The proposed project will increase the existing average
flow to a total of 14.4 million gallons per day. The city is currently in design for
expansion of Plant No. 3 to 32.0 million gallons per day to accommodate new
urban growth within the Metropolitan Bakersfield General Plan boundary.
Completion of construction of this expansion is estimated to be completed in
2008. Additionally, because the project would be phased, the plant would have
adequate capacity to serve eventual project demand. According to Jacques
LaRochelle, Assistant Public Works Director, the West Ming Specific Plan area is
included in the service area for Plant No. 3 and will be served by the City of
Bakersfield. If project generation exceeds capacity, then additional trunk sewers
or lift stations shall be provided as necessary per the City of Bakersfield
Subdivision Design Manual. The following condition is suggested to reduce the
impact to existing sewer services:
“Prior to recordation of Final Maps, a Sewer Study shall be completed and
approved by the City Public Works Department.”
The Metropolitan Bakersfield General Plan concluded that plan area sewer
systems could meet future growth potential in the planning area for the year 2010
with the addition of the construction of major trunk sewers. Page II-4 of the
Metropolitan Bakersfield General Plan states: “… development of urban
Bakersfield will be focused in ten new mixed use activity centers, in the
southwest, northwest, and northeast…the southwest center [location of the project
site] is warranted due to its growth potential and its related impacts, impact on
prime agricultural lands, and potential to impact the Kern River corridor.” A
statement of overriding considerations was adopted by the City when the General
Plan was certified. Since the project site area was designated as a future mixed-
use activity center in the General Plan, the existing adopted statement of
overriding considerations would still be valid. This impact has been reduced to a
level of insignificance.
Public facility improvements from the proposed development and eventual build-
up of this area will result in an increase in maintenance responsibility for the City
of Bakersfield. The development is required to provide improvements, such as
sewer and drainage facilities, in accordance with Bakersfield Municipal Code
§16.32.060 and Chapter 3.12, Development Improvement Standards and
Specifications. This potential increase in maintaining services would be paid for
by property tax revenues generated by this development. No significant impact is
anticipated.
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The proposed project will connect to the exiting sewer trunk lines. Cumulative
impacts to the offsite sewer collection facilities will be mitigated by planned
expansion of the existing lift station at White Lane and planned future extensions
of the existing trunk lines as detailed above. These planned improvements to the
system will be required even without development of this project as other
development included in the Metropolitan Bakersfield General Plan occurs within
the area. Sewer collection facilities within the proposed project will be
constructed as development occurs in accordance with local improvement
standards and specifications.
3.7 Solid Waste
According to the Kern County Waste Management Department, the proposed
project is anticipated to generate approximately 23,338 tons of solid waste per
year. According to the Kern County Waste Management Siting Element 2003
Annual Report, the anticipated disposal capacity of the Bena landfill in the year
2018 is 579,265 tons per year with the remaining capacity, as of January 1, 2003,
of 22,367,758 tons. The addition of the proposed project is not a significant
impact.
Additionally, as part of the proposed project, future residents would be enrolled in
the City’s curbside recycling program for greenwaste. All remaining trash would
be sorted in compliance with the City’s Source Reduction and Recycling Element
(SRRE) at the Mount Vernon Recycling Center, which will reduce waste disposed
at area landfills. Recycling efforts would be expected to reduce waste to landfills
by an additional 50%. These efforts would reduce the proposed project’s
contribution to the Bena landfill to approximately 11,669 tons per year that would
require disposal. Therefore, impacts associated with solid waste disposal would
be less than significant.
3.8 Street Lighting
In new developments, the City itself does not install streets lights. Rather the City
requires developers to install lights and dedicate them to the city. Lights are often
required for newly annexed areas. The proposed project will install street lighting
per City standards and dedicate them to the City. No impact is anticipated.
3.9 Canal Fencing
The Kern River Canal traverses the project site from the northeast corner of
Section 11, in a southwesterly direction. This canal is operated by the City of
Bakersfield and is contracted to deliver water to the Buena Vista Water Storage
District for 6 months of the year. The canal is empty the remaining six months.
To maintain the integrity of the canal and ensure public safety, the canal shall be
fenced in accordance with city standards. No impact is anticipated.
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RESOURCES
Barnes, Kevin. Solid Waste Director, City of Bakersfield, Personal communication:
August 2005
2003 California Environmental Quality Act, CEQA Guidelines, 2002
Califronia Integrated Solid Waste Management Division a. Estimated Solid Waste
Generation Rates 2004b
City of Bakersfield Development Improvement Standards
City of Bakersfield Municipal Code, December 2003
City of Bakersfield Standards and Specifications for Domestic Water Division, October
15, 1998
City of Bakersfield Subdivision Design Manual, July 1989
City of Bakersfield Water Resources Department Water Balance Report, 2000
Core,Florn. WaterResources Department Director, City of Bakesfield. Personal
communication: July 2004
Fraze, Ron, Fire Chief, City of Bakersfield Fire Department. Personal communication:
February 2004
Kern High School District, A Look Ahead – Growth Capacity and Enrollment Patterns,
Charles Rosengard, 2002
Kileen,, Mike. Facilities Director, Panama-Buena Vista Union School District. Personal
communication: July 2005
LaRochelle, Jacques. Public Works Assistant Director, City of Bakersfield. Personal
Communication: June 2006
Metropolitan Bakersfield General Plan, February 26, 2003
Metropolitan Bakersfield General Plan FEIR, June 26, 2002
Rector, Bill. Chief of Police, City of Bakersfield Police Department. Personal
Communication: March 2004.
Residential Development School Feed Justification Study, Prepared for Panama-Buena
Vista Union School District, David Taussig & Associates, February 3, 2006
H:\Client (PN-JN)\0216\02160029\DEIR 9-1\Appendices\Appendix K - Public Services\PUBLIC SERVICE STUDY2006-08-
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Sewer Study for the West Ming Specific Plan, May 2004
SB 221/610 Water Assessment Report, West Ming Specific Plan, August 2006
State of California Senate Bill 221, October 9, 2001
U.S. Census Bureau, 2000 Federal Census, Kern Council of Governments, 2000
Waste Characterization Report, California Integrated Waste Management Board, State of
California, 1991
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APPENDIX