HomeMy WebLinkAboutORD NO 3758ORDINANCE NO. B '~ 5 8
AN ORDINANCE AMENDING TITLE SEVENTEEN OF THE
BAKERSFIELD MUNICIPAL CODE AND ZONING MAP
NO. 102-20 BY CHANGING THE ZONING OF 69 ACRES
GENERALLY LOCATED AT THE NORTHWEST CORNER
OF ROSEDALE HIGHWAY (STATE ROUTE 58) AND
COFFEE ROAD FROM A C-2 (REGIONAL COMMERCIAL)
ZONE TO A PCD (PLANNED COMMERCIAL
DEVELOPMENT) ZONE FOR DEVELOPMENT OF A
510,577 SQUARE FOOT MIXED USE COMMERCIAL
SHOPPING CENTER.
WHEREAS, in accordance with the procedure set forth in the provisions
of Title 17 of the Municipal Code of the City of Bakersfield, the Planning Commission
held a public hearing on a petition to change the land use zoning of those certain
properties in the City of Bakersfield generally located at the northwest corner of
Rosedale Highway (State Route 58) and Coffee Road; and
WHEREAS, by Resolution No. 4-97 on February 6, 1997, the Planning
Commission recommended approval and adoption of an ordinance amending Title 17
of the Municipal Code to approve zone change of the subject property from a C-2
(Regional Commercial) zone to a PCD (Planned Commercial Development) zone for
development of a 510,577 square foot mixed use commercial shopping center as
delineated on attached Zoning Map No. 102-20 marked Exhibit "1", by this Council and
this Council has fully considered the recommendations made by the Planning
Commission as set forth in that Resolution; and
WHEREAS, the Planning Commission, as a result of said hearing, did
make several general and specific findings of fact which warranted a negative
declaration of environmental impact and changes in zoning of the subject property from
a C-2 (Regional Commercial) zone to a PCD (Planned Commercial Development) zone
for development of a 510,577 square foot mixed use commercial shopping center and
the Council has considered said findings and all appear to be true and correct; and
WHEREAS, on February 12, 1997, the decision of the Planning
Commission was appealed; and
WHEREAS, an appeal hearing and first reading of this Ordinance was
scheduled before the City Council on March 26, 1997; and
WHEREAS, at said City Council hearing, the applicant withdrew his
appeal and spoke in support of the project; and
WHEREAS, there was no testimony in opposition presented; and
WHEREAS, the Council has considered the findings of the Planning
Commission and all appear to be true and correct; and
WHEREAS, the law and regulations relating to the preparation and
adoption of Negative Declarations, as set forth in CEQA and City of Bakersfield's CEQA
Implementation Procedures, have been duly followed by city staff, Planning
Commission and this Council; and
WHEREAS, a Negative Declaration was advertised and posted on
November 27, 1996, in accordance with CEQA; and
WHEREAS, the general plan designation for this area allows commercial
development; and
WHEREAS, the project is located within the Riverlakes Ranch Specific
Plan project area; and
WHEREAS, the City Council has considered and hereby makes the
following findings:
1. All required public notices have been given.
2. The provisions of CEQA have been followed.
3. Based on an initial study, staff determined the proposed project will
not significantly affect the physical environment in the area and issuing a Negative
Declaration is adequate.
4. The proposed zone change is consistent with the Metropolitan
Bakersfield 2010 General Plan.
5. The proposed project (as conditioned) in consistent with the
RiverLakes Ranch Specific Plan.
6. The proposed planned commercial development zone and
preliminary development plan is consistent with the general plan and objectives of this
ordinance.
7. The proposed development will constitute a commercial
environment of sustained desirability and stability, and it will compliment and harmonize
with the character of the surrounding neighborhood and community.
8. The proposed development justifies exceptions from the normal
application of this code in that it integrates such elements as the location of structures,
circulation pattern, parking, landscaping and utilities, together with a program for
provision, operation and maintenance of all areas, improvements, facilities and services
provided on the property.
SECTION 1.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of
Bakersfield as follows:
1. All of the foregoing recitals are hereby found to be true and correct.
2. The Negative Declaration is hereby approved and adopted.
3. Section 17.06.020 (Zoning Map) of the Municipal Code of the City
of Bakersfield be and the same is hereby amended by changing the land use zoning of
that certain property in said City, the boundaries of which property are shown on Zoning
Map. No. 102-20 marked Exhibit "1" attached hereto and made a part hereof, and are
more specifically described in attached Exhibit "2".
4. Such zone change is hereby made subject to the conditions of
approval listed in attached Exhibit "3".
SECTION 2.
This ordinance shall be posted in accordance with the Bakersfield
Municipal Code and shall become effective not less than thirty (30) days from and after
the date of its passage.
......... O00 .........
I HEREBY ~;ERTIFY that the foregoing Ordinance was passed and
adopted by the Council of the City of Bakersfield at a regular meeting thereof held on
AI~R ~ 1"237 , by the following vote:
AYES: COUNCILMEMBER DeMOND, CARSON, SMITH, McDERMOTT, ROWLES, SULLIVAN, SALVAGG~O
NOES: COUNCILMEMBER ~/.~ ~ ~
ABSTAIN: COUNCILMEMBER ~ (~, ~ ~
AB,~cN'r: COUNCILMEMBER J.~ (~ ~ ~:~ ~ -
CITY CLERK and Ex ~)fficio Clerk of the
Council of the City of Bakersfield
APPROVED APR 9 1997
BOB~Ri~~~~/
MAYOR of the City of Bakersfield
APPROVED as to form:
JUDY SKOUSEN
CITY ATrORNEY
res\oz0494cc
DR/pjt
March 13, 1997
CITY OF BAKERSFIELD
ZONING MAP 102-20
SEC. 20
LEGEND
EXHIBIT 2
Legal Description
PCD/ZC & SPA P96-0494
THAT PORTION OF THE SOUTHEfT QUARTER OF SECTION 20, TOWNSHIP 29 SOUTH,
RANGE 27 EAST, MOUNT DIABLO MERIDIAN, IN THE CITY OF BAKEILSFI~ D, COUNTY
OF KERN, STATE OF CALIFORNIA, BOUNDED ON TI-IE SOUTH BY KOSEDAI.£
HIGHWAY, ON THE WEST BY MAIN PLAZA DRIVE, ON TI-IE NORTH BY GRANrTE
FALLS DRIVE, ON THE EAST BY COFFEE ROAD AND FUP, TI-IER DESCRIBED AS
FOLLOWS:
BEGINNING AT THE INTERSECTION OF THE NORTH LINE OF ROSEDALE HIGHWAY
AS DESCRIBED IN INSTRUMENT RECORDED DECEMBER 31, 1969 IN BOOK 4351, PAGE
790 OF OFFICIAL RECORDS OF SAID COUNTY, wrrH THE WEST LINE OF COrru.~ P,O.~J3
AS DESCRIBED IN DEED RECORDED NOVEMBER 19, 1990 IN BOOK 6456, PAGE 62 OF
OFFICIAL RECORDS OF SAID COUNTY; THENCE NORTH 89 ° 08' 13" WEST 2468.22 FEET
ALONG SAID NORTH LINE TO A POINT IN THE EASTERLY LINE OF MAIN PLA22A
DRIVE AS DESCRIBED IN INSTRUMENT RECORDED AUGUST 24, 1983 IN BOOK $582,
PAGE 1488 OF OFFICIAL RECORDS OF SAID COUNTY, SAID POINT BEING THE
BEGINNING OF A TANGENT CURVE CONCAVE NORTI-IEASTERLY AND HAVING A
RADIUS OF 20.00 FEET;/74h-NCE NORTHWESTERLY 31.27 ~ ALONG SAID CURVE
AND ALONG SAID EASTERLY LINE TI-IROUGH A CENTRAL ANGLE OF 89' 35' 1:5";
THENCE CONTI1NUING ALONG SAiD EASTEP, LY LINE NOKTH 00° 27" 02' EAST 1054.85
FEET TO THE SOUTHERLY LINE OF GRAINiiJ; i:AI.TS DRIVE AS DESCRIBED IN
INSTRUMENT RECORDED DECEMBER 7, 1993 IN BOOK 6952, PAGE 2355 OF OFFICIAL
RECORDS OF SAII) COUNTY; THENCE N'OKTH 45° 2T 02" EAST 42.43 FEET ALONG SAII)
SOUTHERLY LINE; THENCE CONTINUING ALONG SAID SOUTI-IERLY LINE TI-IE
FOLLOWING COURSES, SOUTH 89° 32' 58" EAST 409.27 FEET TO THE BEGINNING OF
A TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A KADIUS OF 1045.00
FEET; THENCE NORTHEASTERLY 202.95 FF~-T ALONG SAID CURVE Tt-IROUGH A
CENTRAL ANGLE OF 11 ° 07' 38"; THENCE NORTH 79° 19' 24" EAST 672.97 FEET TO TItE
BEGINNING OF A TANGENT CURVE CONCAVE SOnY AND HAVING A RADIUS
OF 955.00 FEET; TI-II~CE EASTERLY 410.00 FEET ALONG SAID CURVE THROUGH A
CENTRAL ANGIE OF 24° 35' 53"; THENCE SOUTH 76° 04' 43" EAST 442.64 FEET TO TI-IE
BEGINNING OF A TANGENT CURVE CONCAVE NORTI-IEASTERLY AND HAVING A
RADIUS OF 1045.00 FEET; THENCE SOUTHEASTERLY 341.42 Flk'h-T ALONG SAID CUR¥'E
THROUGH A CENTRAL ANGLE OF lB° 43' 11"; THENCE NOKTH 85° 12' 06" EAST 10.01
FEET; TI-~NCE SOLTTH 49° 47' $4" EAST 42.42 lm~'~T TO SAID WESTERLY LINE OF
COkr~.t; ROAD; THENCE ALONG SAID WESTERLY LINE SOLFI~ 04 ° 47' 54" WEST 87.97
FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHWESTERLY AND
HAVING ARADIUS OF 1445.00 FEET; TI-IENCE CO1VTINUING ALONG SAID WESTEPJ2Y
T.rNE THE FOLLOWING COURSES, SO~TERLY 132.02 FEET ALONG SAID CURYE
TH1R. OUGH A CEN'rRAL ANGLE OF 05' 14' 05"; THENCE
Exhibit 2
PCD/ZC & SPA P96-0494
Page 2
SOUTH 00° 26' I I" EAST 225.79 FEET; THENCE
SOUTH 45° 39' 09" WEST 28.39 FEET; THENCE
SOUTH 01 ° 25'35" WEST 60.00; THENCE
SOU-FH 43 ° 54' 48" EAST 28.39 FE~T; THENCE
SOUTH 01 ° 18' 16" WEST 240.29 FEET; THENCE
SOUTH 05° 12' 00' WEST 120.42 FEET; TH]KNCE
SOUTH 00 ° 26' 11" WEST 172.24 FEET; THENCE
SOUTH 45~ 39' 09' WEST 42.73 FI~T; THENCE
NORTH 89' 08' 13' WEST 1.00 FEET; THENCE
SOUTH 00° 52' 07' WEST 12.00 FEET TO THE POINT OF BEGINNING.
EXI-EBIT '~B" ATTACIqWr~ HERETO AND MADE A PART HEREOF.
PREPARED UNDER MY SUPERVISION:
STEVE C. SHAMBECK, P.L.S. 6127
LICENSE EXPIRES 03/31/95
DATE
EXHIBIT "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Conditions of Approval and
Recommended Mitigation Measures
Discretionary Conditions:
Prior to or with submittal of final development plans, the applicant shall submit an
application for a Comprehensive Sign Plan. The Comprehensive Sign Plan shall include
design of the community entry signage at the northwest corner of Coffee Road and
Rosedale Highway. (Planning)
The applicant shall provide a bus shelter and a concrete pad at the on-site bus stop
location per GET design standards. (Planning)
Landscape setback areas along Coffee Road, Rosedale Highway and Main Plaza Drive
shall be developed with bermed landscaping to provide a visual screen to commercial
parking areas as required in the specific plan. Berm cross sections and details shall be
supplied with final development plans. (Planning)
Building pad areas which will not be built on immediately after grading shall be
hydroseeded or tur[ed and maintained along with other required landscaping. Pad
areas to be turfed shall be labeled as such on final development plans and shall be
provided with a perimeter barrier to prevent vehicular access. (Planning)
Areas of the project site, other than vacant pad sites, which will be graded but not
landscaped or constructed immediately shall be provided with a perimeter barrier to
prevent vehicular access and shall be either turfed, landscaped or treated and
maintained with a dust-binder, at the discretion of the developer. (Planning)
Final landscape plans shall incorporate the tree species identified in the "RiverLakes
Master Landscape Plan" conditionally approved by the Planning Commission on
October 9, 1990. Final landscape plans shall incorporate the standards and details
described in Section 17.53.060 and as conditioned in this staff report. (Planning)
The minimum height of the Mexican Fan Palms shown on the preliminary development
plans shall be 15 feet. The required tree height shall be labeled on the final landscape
plan. (Planning)
All freestanding pad structures shall include a minimum of two, 15 gallon trees adjacent
to any elevation facing a parking area or drive aisle. (Planning)
Submit to the City Engineer for his review and approval a comprehensive drainage and
grading plan with soil report. The soil report is to include R-values and percolation tests
for retention basin sites. (Public Works)
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 2
10.
11.
12.
13.
14.
15.
A mechanism outlining responsibility, standards, and frequency of maintenance of
interim or non-publicly maintained drainage facilities shall be approved by the City
Engineer prior to issuance of any building permit. (Public Works)
Submit to the Public Works Department and the Building Department for their review
and approval a comprehensive plan for providing sewer service to each proposed use or
parcel. Include pipe sizes and slopes. (Public Works)
Provide easements as necessary based upon the approved drainage and sewer plans.
(Public Works)
On Granite Falls Drive,
a)
b)
c)
d)
e)
0
Construct the south half from Main Plaza Drive to Coffee Road, including curb &
gutter, 5.5' wide sidewalk, street paving, and street lights.
Provide additional dedication at Coffee Road for an expanded collector-arterial
tee intersection.
Construct the expanded collector-arterial tee intersection.
Relocate the most easterly drive to conform to Standard T-12.
Widen the most westerly drive from the 25' shown to a minimum of 35 feet.
Provide protection for the tower as directed by the utility company. (Public
Works)
On Coffee Road,
a)
b)
e)
0
Dedicate and construct deceleration lanes at all southbound entrances.
Dedicate and construct a southbound right turn deceleration lane at Granite Falls
Drive. If the developer is unable to obtain the required right of way, then he shall
pay to the City the up-front costs for eminent domain proceedings and enter into
an agreement and post security for the purchase and improvement of said right
of way.
Install the traffic signal at Granite Falls Drive.
Install 5.5' wide sidewalk. (Public Works)
On Rosedale Highway,
a)
b)
c)
d)
The number and location of entrances will be determined and approved by
CalTrans.
Dedicate additional right of way needed for acceleration/deceleration lanes and
shown on the plan.
Construct street improvements, including curb & gutter, 5.5' wide sidewalk, street
lights, and street paving to City standards and as approved/required by
CalTrans.
Provide a landscaped median island and a mechanism for payment of
maintenance costs.
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 3
e)
0
g)
Provide right turn deceleration lanes at all westbound entrances.
Install the traffic signals at Main Plaza Drive and the main entrance into the
center.
Provide a mechanism for payment of maintenance costs for the traffic signal at
the main entrance into the center. (Public Works)
16.
Construct Main Plaza Drive from Granite Falls Drive to Rosedale Highway. Minimum
improvements shall include two travel lanes, one center two-way turn lane, transitions,
and street lights. The intersection at Rosedale Highway may require full width
improvements because of the traffic signals. Upon any development west of Building
11, the remaining improvements shall be complete on Main Plaza Drive, except that
sidewalk on the west side of Main Plaza Drive may be deferred until development or
division of the area west of Main Plaza Drive. (Public Works)
17.
Street lights shall be installed and energized at the locations shown on the plan. (Public
Works)
18.
Improvement plans for street improvements and publicly maintained sewer & drainage
facilities shall be submitted to and improved by the City Engineer and by CalTrans for
Rosedale Highway improvements prior to issuance of any building permits. (Public
Works)
Mitigation Measures:
It is recommended that during construction activities, if any cultural resources are
unearthed, all work must halt in the area of the find. A qualified archaeologist shall be
called in immediately to evaluate the findings and make the appropriate mitigation
recommendations. (Mitigation)
The following mitigation measures are required by the Fire Department so that the
environmental impacts regarding the abandoned oil well (and Building #12) will be fully
mitigated:
The applicant must move Building #12 so as to comply with the current
ordinance for a minimum 10-foot set back from the abandoned well, or;
If the City Council passes a proposed amended ordinance and the applicant
applies for consideration under the new ordinance, and the Fire Chief and the
City building official in their discretion approve the site under the new ordinance
and the applicant agrees to the mitigation measures imposed by the City building
official and the Fire Chief to ensure public safety, then the building may stay as
currently proposed.
Exhibit"3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 4
The following table is a list of traffic mitigation improvements in the project vicinity
considered appropriate by the Year 2020. The table also shows the ratio of Project
Traffic to total traffic during the Year 2020. This ratio (Project Traffic to Total Year 2020
Traffic) is typically the project's "proportionate share" of the cost of that particular traffic
mitigation improvement.
Many intersections within the scope of the study are currently signalized, however the
intersection does not provide adequate lanes to provide a satisfactory Level of Service
under future conditions. The current County of Kern and City of Bakersfield standard for
expanded intersections provides for two left turn lanes, three through lanes, and a single
right turn lane (for each leg of the intersection). In the following table, "Upgrade Existing
Signal" means to expand the intersection to full width and laneage in accordance with
the City of Bakersfield and County of Kern Standards, and to upgrade the signal to
provide a protected and fully actuated phase for all movements, as well as being
appropriately synchronized with other signals. The amount of work and associated cost
may vary depending on the requirements of each intersection. Likewise, in the table
"Install Signal", in addition to installation of a traffic signal, includes expansion of the
intersection to full laneage as described above.
Exhibit 3
PCD/Zone Change and Specific Plan Amendment
No, P96-0494
Page 5
PROPOSED MITIGATION IMPROVEMENTS
NO. J FACILITY
I INTERSECTIONS
1 Ohve D~ & Calloway Ro.
2. Olive Dr. & Coffee Rd.
3. Olive Dr. & Fruitvale
4. Hageman Rd. & Jewetta
5. Hageman Rd. & Calloway
6. Hageman Rd, & Coffee Rd.
7. Hageman Rd. & Fruitvale Ave.
8. Rosedale Hwy. & Jewetta (West)
9. Rosedale Hwy. & Jewetta (East)
10. Rosedale Hwy & Verdugo Lane
11. Rosedale Hwy & Calloway Dr.
12. Rosedale Hwy. & Main Plaza Dr.
13. Rosedale Hwy/& Shop' Cntr Ent.
14. Coffee Rd. & Granite Falls Dr.
15. Rosedale Hwy. & Coffee Rd.
16. Rosedale Hwy. & Fruitvale Ave.
Year 2020
Vol's +
Project
PROPOSED MITIGATION (PHV)
Install Signal 8.993
Install Signal 3,018
NONE 0
Install Signal 2,150
Install Signal 2,106
NONE 0
Install Signal 2,450
Install Worms 4,126
Install Worms 4,470
Install Signal 4,546
Upgrade Existing Signal 5,347
Install Signal
Install Signal
Install Signal 2,514
Upgrade Existing Signal 9,972
Upgrade Existing Signal 8,368
Year 2020
without
Project
(PHV)
8 919
2,894
0
2,117
1,984
0
2,332
4,085
4,402
4,398
5,007
NOTE 2
NOTE 2
1,781
9,186
8,106
Percent
of ProJect
Traffic
(%)
0 82 ~'~:
4.11%
1.53%
5.79%
482%
0.99%
1.52%
3.26%
6.36%
100.00%
100.00%
29.16%
7.88%
3.13%
=roject Required
lhara of for
itigation Opening
~otes 1 & 3) Day
).82%
L11%
).00%
1.53%
5.79%
).00%
~,.82%
1.80%
.~.59%
5.78%
3.57%
)0.00% YES
)0.00% YES
9.16% Yes (Note 4)
2,74%
4.71%
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 6
NO.
18.
19.
20.
21.
PROPOSED MITIGATION IMPROVEMENTS
FACILITY
INTERSECTIONS
Ur';~'ha4 Hd& Jewetta Ave.
Brimhall Rd. & Calloway Dr.
Brimhall Rd. & Coffee Rd.
Truxtun Ave. & Coffee Rd.
Stockdale Hwy. & Old River Rd.
PROPOSED MITIGATION
NONE
Install Signal
NONE
Upgrade Existing Signal
Upgrade Existing Signal
Year 2020
Vol's +
Project
(PHV)
I
0
3,883
0
7,655
8,000
Year 2020
without
Project
(PHV)
0
3,779
0
7,447
7,944
Percent
of Project
Traffic
(%)
0
2.72%
0.70%
Total:
Project Required
Share of for
Mitigation Opening
(% - Notes I & 3) Day
0.00%
0.00%
0.00%
2.72%
0.70%
275.47%
NOTES:
Resultant Levels if Service (due to proposed mitigation) can be found in Table 5 in the Traffic Study.
The Signals at the intersections of Rosedale Highway and Main Plaza Drive, and Rosedale Highway have been proposed by the Project, therefore it has
been assumed that the Project is responsible for 100 percent of the funding.
Improvements and percentages reflect Caltrans and Kern County comments.
Traffic study recommends signal be installed at opening day provided minimum volume warrants are met. Since this will not be known until center is
opened, signal shall be built with project. Warrants based on operational concerns with unprotected left turns across Coffee Road necessitate the need for
"opening day" operation of signal.
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 7
In addition to an analysis of Year 2020 traffic conditions, the City required analysis of an
"opening day" scenario which consists of Year 2000 "Base" volumes plus project
generated volumes at 80 percent of"build-out". In consideration of this, the following
"opening day" mitigation is proposed for the project:
1)
Install a traffic signal at the intersection of Main Plaza Drive and Rosedale
Highway.
2) Install a traffic signal at the main entrance to the site on Rosedale Highway.
3)
As currently proposed by the project, construct right turn/deceleration lanes for
westbound Rosedale Highway traffic. In the past the City has discouraged
continuous right-turn or acceleration/deceleration lanes. The project site plan
shows an accel/decel lane for westbound traffic along the Rosedale Highway
frontage. Although the proposed accel/decel is relatively long, the intersection of
Coffee Road and Rosedale Highway will be configured such that the lane cannot
be confused as a through lane by westbound traffic. Also, Rosedale Highway is
a State Highway which has high speeds and thus requires longer deceleration
lengths.
4)
Install a traffic signal at the intersection of Granite Falls Drive and Coffee Road
only if actual volumes substantiate the need for the signal. Installation of this
signal should be predicated upon satisfaction of a minimum volume. As build-out
occurs, this intersection should be monitored. A threshold traffic volume should
be established which could be used as a "trigger" for construction of the traffic
signal. Since this will not be known until the center is opened, signal shall be
built with project. Warrents based on operational concerns with unprotected left
turns across Coffee Road necessitate the need for ~opening day" operation of
signal.
The developer will pay his proportionate share of all transportation impacts prior to the
issuance of a Certificate of Occupancy for all of the buildings proposed to be built on this
site. Said payment will be either.
a)
The Phase I Regional Transportation Impact Fee and the local mitigation share
as determined by the traffic study prepared for this PCD/ZC/SPA, or
b)
The regional and local fees based upon the percent share of the projects as
shown on the following table plus those regional facilities for the regional list on
the table for Condition (mitigation measure) No. 3.
If option a) is used, the developer may only receive credit for the construction of any
facilities on the Phase I Regional Transportation Capital Improvement Plan, as adopted
Page 8
STREET LIMITS
NAME FROM
Brimhal( Rd Jewe~a
Brimhall Rd Verdugo
Brimhall Rd Harvest Creek
Calloway Dr Noriaaa
Calloway Or Friant-Kern Canal
Calloway Or AT&BF RR
Coffee Rd Dowmnd
I Coffe® Rd AT&BF RR
FruitvaJe Ave Downinq
FruitvaJe Ave Meaner
Hagelan Rd Pstt~n
Patton Ave Oowmnq
SR68/Roseaale ~ AT&SF RR
SR58/RoBeaale + Coffee
SR58/Rosedale ~ Pat~3n
SR58/Roseaale ~ Mohawk
SR58/Roseaale ~ Le~aco
SR581Roseaale i Gibson
Regional Traffic ireDact F~ mDrovements
Assessment of Share for PCD at NW Corner Coffee Rd at Roseaale Hwy
TO
Road Seqment Improvements
Fruitva~e
{Miles) i IMPROVEMENT NOTES
' Insta# Siqna~
Grade Seo@ AT & SF
Grade BeD @ AT & SF
DeveloDmentl TOTAL F)eve(oome~
TRAFFIC : TRAFFIC : SHARE
46 I 742 I
51 I 15501 3.29% I
74 I 1731 I 4.27%!
74 I 23201 3.19%
74 I 44501 1.66%
2781 27141 10.24% ~
347 I 49801 6.97%
118 I 2781 I 4.24% i
102 I 25281 403%
50 I 15301 3.27%_:
42 I 1260 I 3.33%
40 I 4081 I 0.98%
236 I 6541 I 3.61%__
257 I 48951 5.25% I
109 ~ 6717 T 1.62%
90 I 6717 ) 1.34% I
Brimhall Rd, Jewefta to Verduqo (total improvement limit from RTIF Ilar)
i Brimhall Rd Jewel'to ~ Verduqo
Brimhall Rd. Verduqo to Calloway
I Verduqo I/4 Mi East
I 1/4 Mi East I CaJlowav
0.5 mile (total improvement limit from RTIF list)
0.25 I
0.25 I
Brimhall Rd. Calloway to Coffee
C-'~way i Harvest Creek
Hayeat Creek ' Coffee
I mile (total improvement limit from RT~F list)
~
Calloway Or, 7th Standard to Hadelan
Olive I NOdadO
Norleda I Hadamen
3 mile (total improvement limit from RTIF list)
0.51 ;
Calloway Dr, Hagema~ to Meacham
Hageman ! 1/4 Mi South
1/4 Mi SOuth ! Meatham
0.5 mile (total improvement limit f~om RT1F list)
0.25
0.25 i
Calloway Or, Meacham to Rosedale
Meatflare ~ 1/4 Mi South
1/4 Mi SOuth Roseaale
0.5 mile (total improvement limit from RTIF llst)
0.26 I
0.25 l
4OI 11Ogl
401 11171
48) 11171
60) t4~l
74 160,3
88 1672
62 1602
68 1602
74 1774
80 1774
Calloway Or. Rosedale to Brimhall I mile (total improvement limit from RTIF list)
i Rosedale I 1/4 Mi South 0.25 I 80 I 1381
1/4 Mi SOutrt Palm 0.25 I 74 I 1381
! Palm I 1/4 Mi South 0.25 I 50 I 2305
,1/4 Mi south : Brimhall 0.25 I 46 ~ 2305
! Ca owa¥ Or Brimhall r C Valley Canal
46 I 31481
Coffee Rd. Rosedale to Truxtun
J Roaeaata I AT&BF RR
J AT&BF RR I Brimhail
Brimhall ' K '
1.5 mile (total improvement limit from RTIF list)
0.6 I : 347 I 4980
0.5 I 296 I 5633
0.3 J 216 I 6691
3.61%_--
3.58~
4.30%~
5
5.46%.~,
4.62°~
5.26%_
3.87%_-
424%~
5.79%~
5.36%._
2.17%
2.00%_
6.97~
5.25%:
3.23~L
sAlotua~D(annmg\964094.wKt Page I of 2 30-Jan-97
Page 9
STREET LIMITS
NAME FROM TO
Roact Seclment ImDrovements (Continue(S)
Fruitvale Ave. Haqeman to Rosedale
Haqeman , Krebs
Krebs Downinq
Dowmncl 1/4 Mi south
1/4 Mi sOUth Rosedale
Regionat Traffic Impact Fe,. ,mprovements
Assessment of Share 1or PCD at NW Corner Coffee Rd at Rosedale Hwy
(Milesl IMPROVEMENT NOTES TRAFFIC TRAFFIC I SHARE
t .25 mile (total improvement limit from RTIF list)
0.25 I 96 I 24281 3.95045
05 I 108 t 24281 4.45%
0.25 I 96 t 2733 1 3.51~
0.25 I 104 I 27331 3.81~
Hageman Rd. Calloway to 1300' E (total improvement limit from RTIF list)
Haqeman Rd CaJlowav : 1300' E 70 [ 973 I 7.19~
Olive Or, Coffee to Airport 3 mile (total improvement limit from R'I'IF list)
, Coffee 1/4 Mi East 0,25 I ~ 40 I 2321 I 1.72%_~
Calloway Or. Brimhail to C Valley Canal (total improvement limit from RTIF llst)
SR58/Rosedale, Allen to Gibeon 5.25 mile (total improvement limit from RT1F llst)
Jewefta (east) Verduqo 0.3 I 68 I 3452 I
Verduqo ; 1/4 Mi east 0.25 I 1481 3473 I
1/4 Mi east C~Jloway 0.25 I 161 I 3744 I
[Calloway 1/4 Mi east 0.25 I 321 I 4827I
1/4 Mi east ~ Main Plaza 0.25 I 3821 4827 I
Main Plez~ I Proposed Siq, I 0.25 I 6771 4850 I
~ Prof3ose~i $iqnal Coffee 0.25 I 867 I 4850 ~
~ Coffee ~ Patton 05 I 278 I 4531 ~
i Paten ~ Fruitraid 0.5 I 216 I 49001
i FtuiWaie I Mohawl( 0.5 I 2361 6541 I
! Mohawl( I L~ndco 0.5 I 1001 6541 i
I Landco I Gib~3n 0.25 I 70 I 64841
Notes
1. Any faciiilies constructed with the project which are on the RTIF list may be eligible for credit toward
any fees owed.
2. Developer share for road segments which are sub -segments of the overall improvement from the RTTF list were
a~ed where development peak traffic exceeded 40 trips, This level is considered the threshold for signfiean¢~ for I.OS
1.97c~
4.26% I
4.30%_1
6.65%_1
7.91% I
13.96%1
17
6.14%1
1.53% ~
s:\lotus\planning~964084.wk! Page 2 of 2 30- Jan-,~7
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 10
by City Council Resolution No. 141-96. If option b) is used, the developer may only
receive credit for the construction of any facilities on the Phase II Regional
Transportation Capital Improvement Plan, as adopted by City Council Resolution No.
142-96. (Mitigation)
The applicant shall reabandon Chevron Well 88-20 in accordance with DOG standards
prior to submittal of Final Development Plans. No structures shall be constructed within
25 feet of this well. (Mitigation)
The applicant shall plot the location of all abandoned wells on future maps of the project
and submit a final copy of development to DOG. (Mitigation)
The applicant shall utilize the SJVUAPC District's requirements contained in Regulation
VIII for reduction of the project's construction related dust emissions. (Mitigation)
Site Plan Review Conditions:
"A" CONDITIONS - REQUIRING PLAN CORRECTIONS
Designate a fire lane, pursuant to City requirements, as shown on the attached site plan.
Please indicate spacing between signs that meet City standards. (Fire)
2. Provide Fire Department with final site plan for fire hydrant placement. (Fire)
The applicant shall indicate on the site plan submitted for building permits, that the
proposed landscaped areas meet minimum City standards in accordance with the
RiverLakes Ranch Specific Plan. A landscape plan including specifications for irrigation
shall also be submitted to the Planning Department for approval before the Building
Department will begin plan check. (Planning)
Parking lot lighting shall be provided pursuant to Section 17.58.060 A of the Municipal
Code. Lights shall be designed, arranged, and shielded to reflect away from adjacent
residential properties and streets with illumination evenly distributed across the parking
area. All light fixtures shall be located between 15' and 40' above grade. Lighting
direction and light fixtures shall be shown on the final site plan. (Planning)
Indicate on the final plan a minimum of 10, 8' x 10' refuse bin location(s) pursuant to City
Standard S-43. (Sanitation)
Indicate on the final plan 3 compactor roll-off bin location(s) of Buildings 1, 4 and 12.
(Sanitation)
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 11
8.
9,
10.
Indicate on the final plan refuse containment areas sufficient to accommodate refuse
generated from Buildings 1, 2, 3, 4, 12, 13, and 14. (Sanitation)
Facilities generated 12 cubic yard of refuse daily will be required to provide compactor
roll off bins. (Sanitation)
Indicate on the final plan two-way parking aisles with a minimum width of 25' to provide
proper backup space for right angle parking. (Traffic Engineering)
Indicate on the final plan typical parking stall dimensions (9' x 18' standard). (Traffic
Engineering)
"B" CONDITIONS - REQUIRING COMPLETION PRIOR TO BUILDING PLAN CHECK
The applicant shall contact the Fire Safety Control Division, 1715 Chester Avenue, Suite
300, (Fire Prevention Bureau) for fire and safety requirements and provide one (1) set of
building plans showing the required plan corrections to Fire Safety Control (Fire
Marshal, (805) 326-3951) prior to the final site plan being approved. (Fire)
In order to provide adequate fire protection during construction, the applicant shall install
all fire hydrant(s) as shown on the attached plans or provide alternative fire suppression
as approved by the Fire Department prior to final site plan approval. (Fire)
The applicant shall obtain all necessary approvals from the Bakersfield City Fire
Department for fuel tanks or related facilities. (Fire)
The applicant shall provide four copies of the grading plans and two copies of the
preliminary soils report to the Building Department. (Engineering Services and Building)
The Sanitation Division shall be contacted to determine alternatives to allow the safe
collection of refuse and/or recyclables. (Sanitation)
"C" CONDITIONS - ADVISORY CONDITIONS
All streets and access roads to and around any building under construction must be at
least 20 feet of unobstructed width and graded to prevent ponding at all times.
Barricades must be placed where ditches and barriers exist in roadways. Emergency
vehicle access must be reliable at all times. (Fire)
Based upon available information, the fire flow requirement may be 3,500 gallons per
minute. All persons required to furnish fire hydrants are hereby required to purchase the
required fire hydrants from the City of Bakersfield. (Fire)
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 12
The applicant shall post the designated fire lane as required by the City prior to
occupancy of any portion of any building. (Fire)
The applicant shall provide the Fire Department with one set of approved water plans
prior to the issuance of any building permit. (Fire)
Areas adjacent to all Fire Department connections shall be identified by yellow stripes
pursuant to Bakersfield Municipal Code Section 15.64.140(d). (Fire)
This review does not include approval of any signs for the project. A separate permit is
required for all new signs, including construction signs, from the Building Department.
(Building)
Structures exceeding 10,000 square feet in area shall be constructed with an automatic
fire sprinkler system. (Building)
Indicate on the final plan compliance with all handicap requirements pursuant to State
Building Code. (Building)
A final soils report shall be submitted to the Building Department prior to issuance of any
building permits. (Building)
10.
School District fees will be assessed at the time of issuance of a building permit.
(Building)
11.
The applicant shall obtain necessary approvals from the Kern County Environmental
Health Services Department located at 2700 "M" Street for any food handling facility,
(such s a market or a restaurant) prior to issuance of a building permit. (Building)
12. The minimum parking required for this project has been computed as follows:
398,277 sq. ft. Shopping center - (35,000 sq. ftJ200) + (363,277/250) = 2,628 spaces
27,300 sq. ft. food use/50 = 546 spaces
3,500 seat theater/4 = 375 spaces
(Planning) TOTAL = 3,049 Spaces
13.
The address assigned is for the entire site. If you desire individual pad and lease space
addresses, submit two copies of the plot plan (8-~" x 14" max.) Designating all possible
lease areas to this department - Attention: Dave Dow or Louise Palmer. (Planning)
14.
Approved landscaping shall be installed prior to final building inspection or occupancy of
any building. Landscape inspections are on Fridays. Call Dave Dow at 326-3594 or
Louise Palmer at 326-3680 prior to the Friday you wish your inspection. (Planning)
Exhibit "3"
PCD/Zone Change and Specific Plan Amendment
No. P96-0494
Page 13
15.
16.
17.
18.
19.
20.
21.
NOTICE - Habitat Conservation fees for this project will be calculated based on the fee
in effect at the time (currently $1,240 per gross acre) payable to the Planning
Department prior to issuance of an urban development permit (includes grading plan
approvals) as defined in the Implementation/Management Agreement (Section 2.21) for
the Metropolitan Bakersfield Habitat Conservation Plan. Upon payment of fees, the
applicant will receive acknowledgment of compliance with Metropolitan Bakersfield
Habitat Conservation Plan (Implementation/Management Agreement Section 3.1.4).
(Planning)
The applicant shall provide a minimum of 3, 20-40 cubic yard front loading type refuse
bin(s) for the containment of refuse or recyclables. (Sanitation)
The applicant shall provide a minimum of 14, 3 cubic yard front loading type refuse
bin(s) for the containment of refuse or recyclables. (Sanitation)
Facilities required to provide recycling areas shall provide locations of sufficient size as
defined in Bakersfield Municipal Code, Chapter 8.32. (Sanitation)
Facilities required to provide grease containment shall provide a storage location
separate from refuse or recycling bin locations pursuant to City Standard S-43.
(Sanitation)
Facilities requiring infectious or medical waste services shall obtain approval for
separate infectious or medical waste storage areas from the Kern County Environmental
Health Services Department. In no instances shall the refuse or recycling bin area be
considered for infectious waste containment purposes. (Sanitation)
Facilities producing waste oil or grease (i.e., automotive parts and repair, food and
restaurants) shall provide storage areas separate from refuse containment areas.
(Sanitation)
DR:pjt
March 31, 1997
p:z0494mit
AFFIDAVIT OF POSTING DOCUMENTS
STATE OF CALIFORNIA )
County of Kern )
PAMELA A. McCARTHY, being duly sworn, deposes and says:
That she is the duly appointed, acting and qualified City Clerk of the City of Bakersfield; and that on
the 1 lth day of April, 1997 she posted on the Bulletin Board at City Hall, a full, true and correct copy
of the following: Ordinance No. 3758, passed by the Bakersfield City Council at a meeting held on
the 9th day of April, 1997, and entitled:
Ordinance amending Title Seventeen of the
Bakersfield Municipal Code and Zoning Map
No. 102.20 by changing the zoning of 69 acres
generally located at the northwest corner of
Rosedale Highway (State Route 58) and Coffee
Road from a C-2 (Regional Commercial Zone to a
PCD (Planned Commercial Development) zone for
development of a 510,577 square foot mixed use
commercial shopping center.
/s/ PAMELA A. McCARTHY
City Clerk of the City of Bakersfield
' DEPUTY City Cl~a~k O 6 --