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HomeMy WebLinkAboutChapter 3_AddendumWest Ming Specific Plan - Recirculated Draft EIR Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\Recirculated DEIR\02160029_ Recirculated DEIR.doc Chapter 3: Addendum to Response to Comments on the Draft EIR ENVIRONMENTAL SERVICES • PLANNING • NATURAL RESOURCES MANAGEMENT Bakersfield 661.334.2755 Fresno 559.497.0310 Irvine 714.508.4100 Palm Springs 760.322.8847 Sacramento 916.383.0944 San Bernardino 909.884.2255 San Ramon 925.830.2733 Santa Cruz 831.262.1731 www.brandman.com mba@brandman.com December 14, 2006 Ms. Jennie Eng, Principal Planner City of Bakersfield Development Services Department 1715 Chester Avenue Bakersfield, CA 93301 Subject: Addendum to Response to Comments Document for West Ming Specific Plan Dear Ms. Eng: Subsequent to distributing the Response to Comments Document on December 8, 2006 for public review, Michael Brandman Associates (MBA) determined that the following land use information needs to be part of the Errata for the Response to Comments Document. The land use and planning information provided in Attachment A is hereby incorporated into the Errata and concludes that the proposed West Ming Specific Plan project results in less than significant land use compatibility issues with the surrounding land uses as well as a determination that the West Ming Specific Plan project is consistent with the land use goals and policies of the Metropolitan Bakersfield General Plan. Since the land use compatibility impacts were determined to be less than significant and the project is consistent with the City’s land use goals and policies, no new significant information (i.e., new substantial adverse environmental effect) is being added to the EIR. If you have any questions, please call me. Sincerely, Michael E. Houlihan, AICP, Manager of Environmental Services Michael Brandman Associates 220 Commerce, Suite 200 Irvine, CA 92602 Enclosures: Attachment A: Land Use and Planning Evaluation MEH:ap H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc City of Bakersfield - Addendum to Response to Comments Document for West Ming Specific Plan Attachment A Michael Brandman Associates A-1 H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc ATTACHMENT A LAND USE AND PLANNING EVALUATION FOR WEST MING SPECIFIC PLAN EIR LAND USE COMPATIBILITY The West Ming Specific Plan site is predominantly urbanized to the east and to the north beyond the Kern River, with oil fields and farmland to the south and west. Specifically, the land uses surrounding the project site include the following. The Kern River is adjacent to the northeastern corner of the project site and traverses from northeast to southwest just above the project site, and groundwater recharge areas exists between West Ming Avenue and the Kern River. Residential communities exist across the Kern River and across White Lane and South Allen Road to the east, and Stockdale High School is located just east of the project site at the northeastern corner of the intersection of White Lane and Buena Vista Road. Residential communities exist across Buena Vista Road to the east, and although not they are not existing, there are three general plan designated general commercial uses east of the site; the first is south of Ming adjacent to South Allen Road, the second is south of White Lane at Buena Vista Road, and the third is north of the Asphalto Branch of the Southern Pacific Railroad at Buena Vista Road. Agricultural land and the Cranfield Ranch Oil Field are located just south of the project site across the Asphalto Branch of the Southern Pacific Railroad; and agricultural land and groundwater recharge areas exist across the proposed West Beltway Alignment to the west. In addition, the approved and not yet constructed 2,000-acre McAllister Ranch project, which is a master-planned community that was approved in the 1990’s, is located south and adjacent to the Asphalt Branch of the Southern Pacific Railroad. McAllister Ranch is proposed to include a wide range of residential, commercial, recreational, community facilities and open space uses. The proposed project includes single family residential along the northern boundary of the project site. Ming Avenue will have a right-of-way of 110 feet which will provide a substantial buffer between the proposed residences and the Kern River as well as the groundwater recharge areas between Ming Avenue and the Kern River. The residential area along Ming Avenue will have a minimum 6-foot wall between the residences and the right-of-way. Since the proposed residences will be substantially set back from the area north of the future alignment of Ming Avenue as well as having a minimum 6-foot high wall, the proposed residences will be compatible with the Kern River and the groundwater recharge areas north of the site. The proposed project includes various uses along the eastern portion of the project site. These uses include single-family and multiple-family residences, town center uses, general commercial, and office. These proposed uses along South Allen Road, White Lane, and Buena Vista Road will be separated from the adjacent residential uses and Stockdale High School by an arterial roadway of 110-feet in width. The proposed uses will increase traffic noise in the project area; however, the noise levels along the streets in the project area will not exceed the City’s 65 dBA CNEL exterior noise level for residential uses. The set back that will be provided by the arterials (i.e., South Allen Road, White Lane, and Buena Vista Road) will provide a substantial buffer between the activities on the project site and the existing/future uses (i.e., residences, commercial, and high school) located east of the project site. With the substantial buffer, the proposed uses on the project site would be compatible with the uses east of the project site. The proposed project includes office, special use district which could include industrial uses, and multiple-family residential uses. Currently, the area south of the project site includes a railroad and City of Bakersfield - Addendum to Response to Comments Document for Attachment A West Ming Specific Plan A-2 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc agricultural land south of the railroad. The proposed residential areas in the southern portion of the project site will include a minimum 6-foot wall along the railroad to separate the residences from the railroad. These uses would also be set back from the existing agricultural uses due to the presence of the existing 100-foot wide railroad right-of-way. Currently, the train operations on the railroad line is minimal (i.e., two operations per day). The proposed residential uses would be compatible with the existing railroad and agricultural uses south of the project site. These proposed residential uses would eventually be located near single-family residential and general commercial uses that are part of the McAllister Ranch Specific Plan. The Specific Plan was approved by the County of Kern in the early 1990’s. The single-family residential uses within McAllister Ranch Specific Plan are planned west of the West Beltway alignment and the general commercial is located between the West Beltway alignment and South Allen Road. Due to the railroad right-of-way providing a setback of 100 feet from these future uses as well as minimum 6-foot high walls along the southern perimeter of the project site, the proposed residential uses would be compatible with the future residential and general commercial uses planned within the McAllister Ranch Specific Plan. The proposed office and Special Use District that could include industrial uses would not be located directly adjacent to the McAllister Ranch Specific Plan; however, the Special Use District would be diagonally across from the proposed general commercial use planned as part of the McAllister Ranch Specific Plan. The uses that would be included within the Special Use District would be separated from the general commercial uses by the 100-foot wide railroad right-of-way. This separation as well as the types of uses that could be included in the Special Use District (proposed project) and the general commercial uses (McAllister Ranch) are expected to be compatible. Finally, due to the buffer provided by the 100-foot wide railroad right-of-way, the proposed office use and the uses within the Special Use District are expected to be compatible with the agricultural uses that are located south of the project site between South Allen Road and Buena Vista Road. No urban development is currently proposed within this area. The proposed single-family residential areas along the western perimeter of the project site will be located adjacent to the West Beltway as well as adjacent to groundwater recharge area. The proposed residential areas that are adjacent to the groundwater recharge areas would include a minimum 6-foot high walls that would separate the residential use from the recharge use. With the wall, the proposed residential uses would be compatible with the existing groundwater recharge operations. Furthermore, the single family residential uses are expected to be compatible with the proposed West Beltway. CONSISTENCY WITH GENERAL PLAN LAND USE GOALS AND POLICIES Table 1 provides a discussion of the project’s consistency with the City’s land use goals and policies within the Metropolitan Bakersfield General Plan. As discussed in Table 1, the proposed project would be consistent with all of the relevant land use goals and policies set forth in the Metropolitan Bakersfield General Plan. Therefore, no impacts to land use goals and policies would occur with project implementation. Table 1: Consistency Analysis of the West Ming Specific Plan with the Metropolitan Bakersfield General Plan Goals and Policies Consistency Analysis Land Use Element Goal 1. Accommodate new development which captures the The proposed project will supply housing that could meet a portion of the housing demand, as forecasted by the Kern City of Bakersfield - Addendum to Response to Comments Document for West Ming Specific Plan Attachment A Michael Brandman Associates A-3 H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis economic demands generated by the marketplace and establishes Bakersfield’s role as the capital of the southern San Joaquin Valley. Council of Governments (Kern COG) for Metropolitan Bakersfield. The proposed housing will result in the generation of approximately 19,020 residents and the employment uses are projected to provide 4,226 employment opportunities. The uses proposed within the West Ming Specific Plan will increase the economic activity in Bakersfield and will thus enhance its role as the capital of the southern San Joaquin Valley. The proposed project is consistent with this goal. Goal 2. Accommodate new development which provides a full mix of uses to support its population. The proposed project will provide a full mix of uses that could support its population. In addition to the development of a maximum of 7,450 residential units, the project includes 478,880 square feet for commercial (including office, service, and retail), 331,200 square feet for town center commercial and mixed use (including office, service, and retail) and 1,135,000 square feet for special uses (light industrial, mineral and petroleum, public facilities, open space, parks, public transportation, and office). The proposed schools will be located within the residential neighborhoods of the project site. The proposed project is consistent with this goal. Goal 3. Accommodate new development which is compatible with and complements existing land uses. As described above, the buffers that will be created with the construction of the arterial roadways north and east of the project site as well as the railroad right-of-way on the south and West Beltway on the west will allow the proposed land uses to be compatible with the existing surrounding land uses. The proposed project is consistent with this goal. Goal 4. Accommodate new development which channels land uses in a phased, orderly manner and is coordinated with the provision of infrastructure and public improvements. The proposed project will be developed in eleven phases over an approximately 20-year period, as discussed in Section 3, Project Description, Phases 1-8 include the development of residential areas and supporting uses such as schools and parks, while Phases 9-11 include the development of the commercial, office, industrial, and recreational uses. The phasing of the proposed project, which will allow the City to accommodate the project with needed infrastructure improvements, as well as phase into the existing communities and surrounding land uses. The proposed project is consistent with this goal. Goal 6. Accommodate new development that is sensitive to the natural environment, and accounts for environmental hazards. The site has been farmed for many years border to border with crops of corn, garlic, carrots, and onions. A few scattered oil field operations exist in the northern, central, and southern portions of the site. The development of this site will result in the loss of agriculture activities. Due to the existing agricultural and oil production activities routinely impacting the project site, the infrequency of the City of Bakersfield - Addendum to Response to Comments Document for Attachment A West Ming Specific Plan A-4 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis site being used for water recharge, the project will not result in the loss of any undisturbed native habitat, any riparian habitat, or any wetlands habitat. A portion of the West Ming Specific Plan is located within the 100-year flood plain, and a levee will be constructed to eliminate the project site from flood water associated with 100-year frequency storms. The project is consistent with this goal. Goal 7. Establish a built environment which achieves a compatible functional and visual relationship among individual buildings and sites. As described in the West Ming Specific Plan, the proposed project will establish architectural styles for buildings in each of the villages. The building styles will reflect architectural diversity of the City of Bakersfield's and San Joaquin Valley's older historic neighborhoods. Streetscape facades will be comprised of a series of wall segments to provide a comfortable and pleasant pedestrian experience. Articulation of building openings, roof, parapet and floor lines and changes in wall plane will be used to provide visual interest and contrasts in light and shadow. The proposed project is consistent with this goal. Policy 2. Allow for the development of a variety of residential types and densities. The West Ming Specific Plan has six villages that will contain varying densities of residential development; mixed-use, low-density, low medium density, high density, and high medium density. The project is consistent with this policy. Policy 3. Ensure that residential uses are located in proximity to commercial services, employment centers, public services, transportation routes, and recreational and cultural resources. Amidst the 1,508.5 acres of residential, the proposed project will develop 50-acres of commercial, 63-acres of town center commercial and mixed-use, 69-acres of schools, 213-acres of roadways/canal, 220-acres of special uses, and 2.5 acres of a drilling island. The 50-acres of commercial will include retail and service facilities providing a broad range of goods and services which serve the day-to-day needs of nearby residents. The 53-acres of town center commercial and mixed use will include business and professional offices, specialty and major retail and commercial support services. The 69-acres of schools will include 4 elementary schools and 1 junior high school. The 220-acres of special uses will include light industrial, mineral and petroleum, public facilities, open space, open space parks, public transportation, and office. The 2.5 acres of drilling island will allow for oil and exploration and development, production, storage, transmission, and treatment. The project is consistent with this policy. Policy 15. Allow for the development of a variety of commercial centers/corridors which are differentiated by their function, The proposed project will develop general commercial, office commercial, and mixed-use. Located in the east portion of the project site and at the corner of White Lane and Buena Vista Road, general commercial will serve a City of Bakersfield - Addendum to Response to Comments Document for West Ming Specific Plan Attachment A Michael Brandman Associates A-5 H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis intended users and level of intensity, including convenience centers serving local residential neighborhoods, sub-regional centers which serve groupings of neighborhoods, and major regional centers which serve the planning area and surrounding areas. broad range of goods and services to meet the day-to-day needs of nearby residents. Located in the southeast corner of the project site, office commercial will include business and professional office uses and specialty retail. Located in the center of the Village Center District and west of South Allen Road, mixed use development will be a major commercial center combining office and major retail. Mixed-use development will provide the opportunity for integration of medium and high density residential uses in conjunction with commercial activities. The project is consistent with this policy. Policy 17. Ensure that adequate lands are set aside for neighborhood-serving commercial uses adjacent to designated residential areas. Where land has not been set aside, permit neighborhood scale commercial uses in residential areas when compatible with surrounding development. Commercial development is not permitted within the six residential villages, A through F, but all the residential villages are proposed to be within a mile's distance from the nearest proposed commercial area on the project site. The project is consistent with this policy. Policy 20. The depth of new commercial developments shall be at least half the length of the street frontage. Exceptions may be made where existing development or physical constraints provide a more logical shape. The proposed project will contain general commercial, office commercial, and commercial within designated mixed-use areas. Although the dimensions of the commercial buildings are not yet known, the depths of the general areas allotted for commercial are at least half the length of their respective street frontages. The project is consistent with this policy. Policy 21. Encourage a separation of at least one-half mile between new commercial designations. The three commercial sites within the West Ming Specific Plan site (WM-MU, WM-GC, WM-OC) are separated by a distance of at least one-half mile between each of them. The project is consistent with this policy. Policy 22. Locate major (regional) commercial uses in proximity to existing regional centers (such as Valley Plaza and East Hills Mall), and in proximity to future regional serving commercial centers in the downtown, southwest, northwest, and northeast, as designated on the Land Use Policy Map. The proposed project includes a concentrated mixed-use commercial and high density residential center surrounded by medium density residential uses and single-family residential further away. This land use pattern is consistent with the mixed use activity center that is depicted for the project area in the Metropolitan Bakersfield General Plan. The project is consistent with this policy. Policy 24. Encourage the clustering of commercial development in compact areas, rather than extended along streets and highways. The proposed project clusters commercial development in three compact areas; mixed-use commercial (WM-MU) is located in middle of the project and west of South Allen Road, general commercial (WM-GC) is located in the far east corner of the project site and at the corner of White City of Bakersfield - Addendum to Response to Comments Document for Attachment A West Ming Specific Plan A-6 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis Lane and Buena Vista Road, and office commercial (WM- OC) is located in the southeast corner of the project site. The project is consistent with this policy. Policy 26. Encourage adjacent commercial uses to be of compatible height, setback, color and materials. Based on the West Ming Specific Plan, the maximum height for commercial development ranges from 60 to 65 feet. Commercial Office (WM-CO) and General Commercial (WM-GC) developments are both permitted to have a maximum height of 60 feet, whereas commercial development within the Town Center Zone (WM-TC) may have a maximum height of 65 feet. Towers, steeples, and architectural features may be allowed to exceed the maximum height limits, up to 15 feet, at the time of approval of a site plan review. As provided in the West Ming Specific Plan, setbacks are not required for commercial development, with the exception of commercial lots that abut any one-family dwelling project or residential zone. As discussed above, existing residential uses will be set back from the proposed project uses by arterial roadways that have a width of 110 feet. This setback is adequate to reduce potential aesthetic and visual impacts associated with project development. Therefore, the project is consistent with this policy. Policy 28. Require that commercial development project design features such as screen walls, landscaping and height, setback and lighting restrictions between the boundaries of adjacent residential land use designations so as to reduce impacts on residences due to noise, traffic, parking, and differences in scale. The proposed project does not have commercial designations that are located directly adjacent to existing residential areas. The existing residential areas are located a minimum of 110 feet from the proposed land uses as discussed above. Within the project site, the West Ming Specific Plan has established regulations where a one- family dwelling project or residential zone faces a parking lot, driveway, delivery area and/or loading area of a commercial development, adequate screening shall be installed. The project is consistent with this policy. Policy 29. Require that automobile and truck access to commercial properties sited adjacent to designated residential parcels be located at the maximum practical distance from the residential parcel. As identified above, there are no existing residential uses that are directly adjacent to the proposed commercial areas. The existing residential areas are located a minimum of 110 feet from the proposed land uses as discussed above. Within the project site, the specific automobile and truck access to the proposed commercial uses are not known. The project is consistent with this policy. Policy 36. Require that industrial uses provide design features, such as screen walls, landscaping and height, setback and lighting restrictions between the boundaries of adjacent residential land use The West Ming Specific Plan requires that where a residential zone faces a parking lot, driveway, delivery area and/or loading area of a special use development, including industrial uses, adequate screening shall be installed. The screening will reduce impacts on residences due to light, noise, sound, and vibration. The project is City of Bakersfield - Addendum to Response to Comments Document for West Ming Specific Plan Attachment A Michael Brandman Associates A-7 H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis designations so as to reduce impacts on residences due to light, noise, sound, and vibration. consistent with this policy. Policy 39. Enhance existing and establish new centers as the principal focus of development and activity in the planning area, around which other land uses are grouped. Centers should be linked by adequate transportation facilities and may be linked to the Kern River, canals, or other resource amenities. Centers may be differentiated by functional activity, density/intensity, and physical character. The Village Center District will function as the activity center of the West Ming Specific Plan containing retail commercial, offices, and higher density residential uses. Important community service and recreational amenities for the entire development will be located in this area. The Town Center (TC) area will function as the core of the Village Center and will be a mixed use zone with opportunities for higher density residential uses intermixed with or above the commercial uses. The six villages (A through F) will surround the Village Center District. There will be 10-foot wide multi-purpose trails that will extend along the primary internal roadway network as well as one trail that cut across the village center district. The project is consistent with this policy. Policy 50. Coordinate with the appropriate agencies so that adequate land and facilities are set aside for schools, parks, police/fire, libraries, cultural facilities, recreational facilities and other service uses to serve the community. Recreational facilities will be located within the Village Center District and in villages A, C, D, and F. Each village (A through F) will include a public park. A private park, the West Ming Central Park, will be located within the Village Center District. The five schools (four elementary and one junior high) will be located within residential neighborhoods within the Specific Plan area and will be allotted approximately 13-14 acres. In some cases, the schools will be connected to the project trail system, allowing for easy bicycle and pedestrian access. Based on the Fiscal Impact Analysis for the proposed project (see Response to Comments Document), the City will experience a fiscal benefit impact by receiving surplus revenue after considering the costs associated with providing public services. The project is consistent with this policy. Policy 52. Locate new development where infrastructure is available or can be expanded to serve the proposed development. Infrastructure (water lines, sewer lines, major roadways, etc.) available to serve the project is located along the eastern project boundaries (i.e., South Allen Road and Buena Vista Road) and along the north boundary of section 13 (White Lane). The project is consistent with this policy. Policy 53. Ensure that land use and infrastructure development are coordinated. A comprehensive planning process was achieved in creating the West Ming Specific Plan. The West Ming Specific Plan includes eleven phases that will allow the coordination of needed infrastructure with the development of the proposed land uses. The project is consistent with this policy. City of Bakersfield - Addendum to Response to Comments Document for Attachment A West Ming Specific Plan A-8 Michael Brandman Associates H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis Policy 76. Provide for a mix of land uses which meets the diverse needs of residents; offers a variety of employment opportunities; capitalizes, enhances, and expands upon existing physical and economic assets; and allows for the capture of regional growth. The proposed project will increase available housing for the City of Bakersfield. The project also includes employment opportunities with its development of commercial, office, and light industrial. The West Ming Specific Plan incorporates the continuation of mineral and petroleum manufacturing. The project increases the number of schools in the City by 5 (4 elementary and 1 junior high school) and creates a new center for community activity, the Village Center District. Overall, the project is a natural extension of existing development in southwest Bakersfield. The project is consistent with this policy. Policy 78. Accommodate new projects which are infill or expansion of existing urban development. Development of the West Ming project site will be an extension of new developments. Residential development exists and is currently being constructed adjacent and east of the project site. The project is consistent with this policy. Policy 79. Provide for an orderly outward expansion of new “urban” development (any commercial, industrial, or residential development have a density greater than one unit per acre) so that it maintains continuity of existing development, allows for the incremental expansion of infrastructure and public services, minimizes impacts on natural environmental resources, and provides a high quality environment for living and business. The proposed project is located in an area that is becoming increasingly developed. The West Ming Specific Plan will be developed in 11 phases which is expected to take approximately 20 years to fully develop. The development of the project in phases will accommodate for the installation of the required infrastructure. The various streets and other circulation elements and infrastructure extension items will be developed incrementally. The West Ming Specific Plan includes a Special Use District that will allow the continuance of oil exploration and production activities. This continuance would minimize potential mineral resources impacts. The project is consistent with this policy. Policy 80. Assure that General Plan Amendment proposals for the conversion of designated agricultural lands to urban development occur in an orderly and logical manner giving full consideration to the effect on existing agricultural areas. The West Ming Specific Plan will convert designated agricultural land to urban development. The Specific Plan includes development phases that will be implemented over an approximate 20-year period. The phasing of the proposed development will allow existing agricultural activities on the project site to be retained until the specific area is ready for development. The project is consistent with this policy. Policy 81. Allow for flexibility in the specific siting of multi-family residential and commercial uses from the location generally depicted on the Land Use Map in areas which are undeveloped, used for resource production, or are developed at very The West Ming Specific Plan incorporates the flexibility of specific siting design of multi-family and commercial uses on the project site. The Specific Plan includes some flexibility in developing the proposed land uses and ensures that the overall density and distribution of land uses is maintained. The proposed Multiple-family residential and commercial uses are located within City of Bakersfield - Addendum to Response to Comments Document for West Ming Specific Plan Attachment A Michael Brandman Associates A-9 H:\Client (PN-JN)\0216\02160029\RTC\West Ming RTC Amendment-Land Use.doc Goals and Policies Consistency Analysis low densities through Planned Unit Development, Planned Commercial Developments and Specific Plans, provided that: a) The overall density and distribution of land uses is maintained; b) Multi-family and commercial uses are located in proximity to principal roadways, public transit, employment nodes, commercial services, and recreational uses and within 330 feet of the location depicted on the Land Use Policy map; c) Uses are sited to take advantage of pedestrian greenbelts, recreational amenities, and natural environmental resources; and d) The availability of infrastructure to the site or adjacent service areas is not adversely impacted. proximity of principal roadways and the Town Center which is an employment node. The West Ming Specific Plan includes pedestrian trails and public and private parks. Finally, infrastructure is located east of the project site, and the project will be phased to allow for the orderly expansion of the infrastructure and land uses. The project is consistent with this policy. Policy 90. Encourage the development of a range of child care facilities including small and large family day care homes and public and private care centers. The West Ming Specific Plan permits the development of child care facilities within a few proposed zones on the project site. The project is consistent with this policy.