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Home My WebLink AboutCUP 22-0020 SR EE| S:\04_Current Planning\02_CUP\01_Active\2022\22-0020_321 S. Heath Road_Church Facility\01_PC\Final Prep\01_CUP 22-0020_SR.docx CITY OF BAKERSFIELD PLANNING COMMISSION MEETING DATE: April 20, 2023 AGENDA: 5.a. TO: Chair Cater and Members of the Planning Commission FROM: Paul Johnson, Planning Director DATE: April 20, 2023 WARD: 5 FILE: Conditional Use Permit No. 22-0020 STAFF PLANNER: Ethan Estrada, Development Services Technician REQUEST: A conditional use permit to allow the construction of facilities for a private school as part of a multi-phase church development. APPLICANT: Dee Jaspar & Associates, Inc. OWNER: Sovereign Grace Church 2730 Unicorn Road, Building A 3555 Landco Drive, Suite A Bakersfield, CA 93308 Bakersfield, CA 93308 PROJECT LOCATION: 321 South Heath Road APN: 534-011-37 PROJECT SIZE: 5 acres CEQA: Section 15332 (Class 32; In-Fill Development) EXISTING GENERAL PLAN DESIGNATION: LMR (Low Medium Density Residential) EXISTING ZONE CLASSIFICATION: R-2-CH (Limited Multiple-Family Residential | Church Combining) STAFF RECOMMENDATION: Adopt Resolution and suggested findings APPROVING Conditional Use Permit No. 22-0020 as depicted in the project description and subject to the listed conditions of approval. SITE CHARACTERISTICS: The project site is undeveloped. Surrounding properties are primarily developed as: north – commercial under development; east – multi-family development; south – vacant land (recreation); and west – vacant land (multi-family). CUP 22-0020 Page 2 BACKGROUND: • June 30, 2010 - City Council approved General Plan Amendment/Zone Change No. 09-0263 and adopted a Mitigation Monitoring and Reporting Program to change the land use designation from ER (Estate Residential) to GC (General Commercial) and change the zone district from County A to C-2 (Regional Commercial) (Resolution No. 078-10, Ordinance No. 4623). • March 25, 2011 - Stockdale No. 15, Annexation 548, was annexed to the City of Bakersfield. This subject parcel was included as a portion of a greater annexation of 570.56 acres of land that comprised the entirety of Stockdale Ranch (Resolution No. 104-10). • January 23, 2019 - City Council approved General Plan Amendment/Zone Change No. 18-0318 and adopted a Mitigated Negative Declaration to change the land use designation from GC (General Commercial) to LMR (Low Medium Density Residential) and change the zone district from C-2 (Regional Commercial) to R-2 (Limited Multiple-Family Dwelling) (Resolution No. 013-19, Ordinance No. 4969). • October 6, 2021 - City Council approved Zone Change No. 21-0084 to change the zone classification of the project site from R-2 (Limited Multiple-Family) to R-2-CH (Limited Multiple-Family | Church Combining) (Ordinance No. 5065). • February 14, 2023 - Zoning Modification No. 22-0134 was approved to allow a 64-foot-high church architectural feature where 45 feet is the maximum height allowed. PROJECT ANALYSIS: Zoning. The project site is a single parcel zoned R-2-CH. This zone allows for construction of a church/sanctuary through the Site Plan Review process, but a private school requires approval of a Conditional Use Permit. This staff report describes the project as a whole; however, your Commission is only considering the conditional use permit for the private school. Project Overview. The sanctuary would provide 780 seats for parishioners and there will be a staff of 20 employees. The private school would serve up to 400 students, where 300 would range from kindergarten to 8th grade and 100 students would range from 9th to 12th grade. The private school will be staffed by 20 faculty and other employees, and the school year would begin in the first week of September and end in the first week of June. An additional school structure called the Theology Center would provide additional classroom space, faculty office space, and a small library, requiring an additional 20 faculty and other employees for the school. Proposed Site Development. The multi-phase development consists of three phases: • Phase One - Includes a 13,220 square foot church with office, one portable multi-purpose room (1,440 square feet), nine portable classrooms (8,640 square feet), one portable office (480 square feet), one portable restroom, and the entirety of the site’s parking lot. CUP 22-0020 Page 3 The hours of operation for the church are as follows: o Sunday from 8:00 AM to 5:00 PM by church staff and parishioners. Additional services to be held throughout the year on special occasions (i.e., Christmas, Easter). o Saturday from 8:00 AM to 8:00 PM by church staff and guests for weddings, funerals, etc. o Monday through Friday from 8:00 AM to 5:00 PM by church staff. The hours of operation for the private school are as follows: o Sunday from 8:00 AM to 8:00 PM by church staff and parishioners (e.g., Sunday school for children during service). o Saturday from 8:00 AM to 8:00 PM by church staff and guests for weddings, funerals, etc. o Monday through Friday from 8:00 AM to 5:00 PM by school faculty and students. • Phase Two - The portable structures will be removed and new development in this phase includes a 15,773 square foot building containing classrooms, office space for faculty, multi-purpose room, and an outdoor play area. The hours of operation for the private school will be the same as above. • Phase Three - Includes a two-story, 12,592 square foot building identified as a Theological Training Center containing additional classrooms, collaboration rooms, office space, and a library. There will be an additional 20 faculty/staff for this building. The hours of operation for the Theological Training Center are as follows: o Monday through Friday from 8:00 AM to 5:00 PM by school faculty and students. o Saturday from 8:00 AM to 8:00 PM by church staff and guests for weddings, funerals, etc. o Sunday from 8:00 AM to 8:00 PM by church staff and parishioners (e.g., Sunday school for children during services). The applicant did not provide a timeline for each phase. As such, the portable buildings will be required to obtain the necessary permits and pay fees similar to a permanent structure. Landscaping. The proposed landscape plan identifies the installation of 112 trees (mix of evergreen and deciduous) along project frontage and within the interior of the project site to include the parking area. This exceeds the minimum required. An additional 32,105 square feet of landscape area will be provided along the project boundary. Should this project be approved, staff are recommending a condition of approval (Condition IV.B.1) to ensure the final landscape plan complies with the landscape ordinance regarding shade, spacing, etc. Vehicle Parking. Due to the differences in operating hours, parking will be shared between the church and private school. Based on the information provided, parking requirements for weekdays is 160 spaces and for weekends is 195 spaces (see table below). The developer is providing a total of 279 spaces. CUP 22-0020 Page 4 ENVIRONMENTAL REVIEW AND DETERMINATION: This project has been found to be exempt from the provisions of the California Environmental Quality Act (CEQA) and the City of Bakersfield’s CEQA Implementation Procedures in accordance with Section 15332 (Class 32: In-Fill Development). This exemption includes projects that are consistent with applicable zoning and General Plan designation and policies, occurs within city limits, is no more than 5 acres, and is substantially surrounded by urban uses, has no value as habitat for endangered, rare, or threatened species, and can be adequately served by all required utilities and public services. A Notice of Exemption has been prepared. PUBLIC NOTIFICATION: Public notice for the proposed project and environmental determination was advertised in The Bakersfield Californian and posted on the bulletin board in the City of Bakersfield Development Services Building, 1715 Chester Avenue, Bakersfield, California. All property owners within 300 feet of the project site were notified by United States Postal Service mail regarding this public hearing in accordance with city ordinance and state law. Signs are required as part of the public notification process and must be posted between 20 to 60 days before the public hearing date. Photographs of the posted signage and the Declaration of Posting Public Hearing Notice signed by the applicant are on file at the Planning Division. Comments Received. As of this writing, no written public comments have been received. CONCLUSION: Findings. Bakersfield Municipal Code (B.M.C.) Section 17.64.060.D. contains specific findings that must be made for your Commission to approve the requested Conditional Use Permit (CUP). Specifically, the section states that a CUP shall be granted only when it is found that: 1. The proposed use is deemed essential or desirable to the public convenience or welfare; and 2. The proposed use is in harmony with the various elements and objectives of the general plan and applicable specific plans. B.M.C. Section 17.64.060.E. also states that a CUP may be subject to such conditions as deemed appropriate or necessary to assure compliance with the intent and purpose of the zoning regulations and the various elements and objectives of the general plan and applicable specific plans and policies of the city or to protect the public health, safety, convenience, or welfare. Permitted Use Parking Ratio Parking Calculation Required Parking Spaces Church 1 space per 4 seats 780 seats 195 TOTAL 195 Elementary/Middle School 1 space per 4 seats in the primary public assembly area 300 seats 75 1 space per 4 students 100 students 25 1 space per faculty member 20 faculty 20 Theological Learning Center 1 space per staff member 20 staff 20 Church 1 space per staff member 20 staff 20 TOTAL 160 Weekday Requirements High School Weekend Requirements CUP 22-0020 Page 5 In accordance with these required findings, and as conditioned, Staff finds: (1) the private school and associated structures would be compatible with the surrounding area; (2) the private school and associated structures would positively contribute to the general public and offer services that are otherwise unavailable in the immediate area; and (3) the project would result in a development that is consistent with the intent of both the Metropolitan Bakersfield General Plan and the Bakersfield Municipal Code. Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the proposal sufficiently demonstrates compliance with the necessary findings. Therefore, staff recommends your Commission adopt Resolution and suggested findings APPROVING Conditional Use Permit No. 22- 0020 with conditions of approval. ATTACHMENTS: Map Set • Aerial • Zone Classification • General Plan Designation Site Development Plans • Site Plans • Floor Plans • Elevations • Landscape Plan Letter of Justification Operational Statement Resolution with Exhibits MAP SET SPOTTSWOODE LNMOONRANCH ST PARADUXX CT SANTA C L ARA C T SAN RAFAELAVEALTONCT GILSUM CTWATERFORD S T SANBUENAVENTURASTBROOKLINE LN CHICHESTERCTWINOOSKICTDONOSTIA S T TRADITION C T COLE B R OOK C T VE R G E N N E S C T RENTERIA D R CA N T E R B U R Y C T MILESTONE DRBARRECTHEATH RDS HEATHRDSTOCKDALE RANCH DR STOCKDALE HWY Copyright nearmap 2015 0 225 450 Feet_ Conditional Use Permit 22-0020 CITY OF BAKERSFIELD 22-60000020 AERIAL A{E AÎE AvE AuE BaseEditor - MC COUNTY CITYCOUNTY CITY SPOTTSWOODE LNMOONRANCH ST PARADUXX CT SANTA C L ARA C T SAN RAFAELAVEALTONCT GILSUM CTWATERFORD S T SANBUENAVENTURASTBROOKLINE LN CHICHESTERCTWINOOSKICTDONOSTIA S T TRADITION C T COLE B R OOK C T VE R G E N N E S C T RENTERIA D R CA N T E R B U R Y C T MILESTONE DRBARRECTHEATH RDR-1 R-2 R-2 R-2 R-2 R-2 R-2 C-2 C-2 R-1 R-1 R-1 R-1 R-1 RE RE RE RE R-3 R-3 R-3 R-3 R-1 R-1 R-1 C-2 R-1 R-1 R-1 R-1 R-1 R-2-CH R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1S HEATHRDSTOCKDALE RANCH DR STOCKDALE HWY 0 225 450 Feet_ Conditional Use Permit 22-0020 CITY OF BAKERSFIELD 22-60000020 A{E AÎE AvE AuE Zoning Commercial Zone Designations C-2 Regional Commercial Residential Zone Designations R-1 One Family Dwelling R-2 Limited Multiple FamilyDwelling Zone - 1 unit/2,500 sq. ft. R-2-CH Limited Multiple Family Dwelling Zone - 1 unit/ 2,500 sq. ft. - Church Overlay Zone R-3 Limited Multiple Family Dwelling Zone - 1 unit/1,250 sq. ft. Other/Public Zone Designations RE Recreation BaseEditor - MC COUNTY CITYCOUNTY CITY SPOTTSWOODE LNMOONRANCH ST PARADUXX CT SANTA C L ARA C T SAN RAFAELAVEALTONCT GILSUM CTWATERFORD S T SANBUENAVENTURASTBROOKLINE LN CHICHESTERCTWINOOSKICTDONOSTIA S T TRADITION C T COLE B R OOK C T VE R G E N N E S C T RENTERIA D R CA N T E R B U R Y C T MILESTONE DRBARRECTHEATH RDS HEATHRDSTOCKDALE RANCH DR STOCKDALE HWY ER ER RR RR RR RR RR RR UERLMR LMR LMR LMR LMR LMR GC LR LR LR OS-P OS-P OS-P HR HR HR HR LR LR LR LR GC LR LR LR LR LR LR GC LMR LR LR LR LR LR LR LR LR LR LR LR LR LR LR LR 0 225 450 Feet_ Conditional Use Permit 22-0020 CITY OF BAKERSFIELD 22-60000020 A{E AÎE AvE AuE Land Use RESIDENTIAL ER -Estate Residential: 1 dwelling unit/net acre LMR - Low Medium Density Residential: > 4 units but ≤ 10 dwelling units/net acre UER - Urban Estate Residential: .5 acres per Dwelling Unit HR - High Density Residential: > 17.42 units but ≤ 72.6 dwelling units/ net acre LR - Low Density Residential: ≤ 7.26 dwelling units/net acre RR - Rural Residential: 2.5gross acres/dwelling unit COMMERCIAL GC - General Commercial OPEN SPACE OS-P - Parks and Recreation BaseEditor - MC COUNTY CITYCOUNTY CITY PHASE IIPHASE IIPHASE IIPHASE IIIPHASE IPHASE IPHASE ISTOCKDALE RANCH ROADSOUTH H E A T H R O A D SITE DEVELOPMENT PLAN SOVEREIGN GRACE CHURCH 321 S. HEATH ROAD SOVEREIGN GRACE CHURCH KERN COUNTY, CALIFORNIA1 LEGEND:BUILDING DATA:²²²²PARKING ANALYSIS:²²² ADDRESS: APN:ZONING:LAND USE DESIGNATION:LEGAL DESCRIPTION:PHASE IDRAINAGE:NOTES: NOTES SOVEREIGN GRACE CHURCH 321 S. HEATH ROAD SOVEREIGN GRACE CHURCH KERN COUNTY, CALIFORNIA2 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 120.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 120.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 120.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000 \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:20 PM -- Scale 1 : 96.000000 A9NOTES REF.633 SF109633 SF111711 SF125127571 SF128571 SF126354 SF112626 SF110725 SF117119123450 SF12464 SF5768 SF69114 SF1021044 SF1041189'-3"49'-6"32'-7"110'-9 1/2"25'-0"24'-6"14'-11"8'-11"8'-9"13'-2"8'-0"29'-8"73'-2 1/2"1'-11"24'-6"9'-0"29'-3"18'-6"8'-6"24'-9"9'-101/2"3'-1"8'-6"3'-0"21'-9"202'-2"17'-2"33'-8"59'-111/2"119'-101/2"5'-2"17'-8"3'-21/2"8'-9"21'-7"3'-2"8'-6"3'-2"23'-2 1/2" 26'-4 1/2"24'-9" 13'-2"13'-3"29'-0"33'-9"3'-8 1/2"1'-10"5'-9"21'-5"28'-0"5'-9"59'-71/2"3'-11" 67'-9 1/2"11'-7"9'-2"11'-10"5'-6"11'-8"8'-9 1/2"5'-10 1/2" 9" 4'-11" 9" 4'-5"9"8'-6"1'-0"25'-4 1/2" 6'-0" 8'-7"16'-2" 63'-8 1/2"2'-3"2'-3"2'-0"CA6.01CA6.01DA6.01DA6.01AA6.01BA6.01BA6.0191 SF11559 SF116I7F6F2E-4F6F2F4F3F3F4109110116112115B115A1201211221231191115345845541251261281245703'-2"23'-2 1/2" 10'-6 1/2" 3'-2"23'-11/2"4'-101/2"20'-8"1'-11"450 SFHALL124 F6F2F6 F2 125126128124570 195 SF634 SF128634 SF128634 SF128634 SF128270 SF128E4101A5341071083760 SF104475 SF2'-91/2"63'-11"4'-4 1/2"16'-4 1/2"4'-4 1/2"3'-4 1/2"4'-4 1/2"21'-5"8 1/2"59'-11"133'-11/2"5'-6 1/2"18'-5"3'-7 1/2"21'-2 1/2"24'-11"18'-5"49'-8 1/2"68'-11 1/2"3'-2 1/2"22'-31/2"10'-5 1/2"3'-2"22'-7"8'-1"4'-11 1/2"3'-1"8'-0 1/2"25'-6"8'-6"25'-9"9'-3" 1/8" = 1'-0"SOUTH ELEVATIONF.F.0' - 0"EAVE HT. 119' - 0"T.O.P. 133'-0"T.O.P. 132'-6"512512EXTERIOR ELEVATIONS081624GRAPHIC SCALE1/8" = 1'-0"EAST ELEVATIONF.F.0' - 0"512EAVE HT. 119' - 0"T.O.P. 133'-0"F.F.0' - 0"EAVE HT. 119' - 0"T.O.P. 115' - 0"512512E51/8" = 1'-0"WEST ELEVATIONT.O.P. 132'-6"1/8" = 1'-0"NORTH ELEVATIONF.F.0' - 0"EAVE HT. 119' - 0"512T.O.P. 132'-6"T.O.P. 133' -0"E1E1E1E1E1E1E1E1E1T.O.P. 115'-0"EAVE HT. 119' - 0"E5E5E5E4E4E3E3E3E3E3E3E3E3E3E3E3E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E6 Sovereign Grace Church Operational Statement Sovereign Grace Church is planning to construct a new church facility on the northwest corner of South Heath Road and Stockdale Ranch Drive on approximately 5 acres. The zoning for the property is R-2 with Church Overlay (CO). The property will be utilized for church and a school. Sovereign Grace Church routinely meets for worship services on each Sunday of the year for a morning service and an evening service. Typically, the morning service is from 9:30 am to 11:30 am and the evening service is from 5:00 pm to 6:00 pm. The seating in the church sanctuary is designed for a maximum attendance of 780 persons on Sundays. The maximum church staff on the campus at this time is estimated as 20 persons and includes Pastors, Administrators, Teachers, and Security. The Classroom Building and Theology Center Building may be used by the church on Sundays for Sunday School, however these activities will not increase the attendance or the need for additional parking. Sunday School is typically provided during the church service for infants and toddlers up through 3rd Grade. On Saturdays, the church campus may be utilized for weddings, funerals, or other similar events. The maximum attendance would be 780 persons. In addition to an event, there could be staff on campus preparing classrooms, utilizing the library, and/or performing cleanup. This is estimated as 20 persons at the Sanctuary and/or Classroom Building and 20 persons at the Theology Center. The Private School facilities will not be used on Saturdays. The primary use of the campus on weekdays will be the Private School. The Providence Classical Academy School would meet during the school year, Monday through Friday, 8:00 am to 5:00 pm. The school year is from around the first week of September to the first week of June. The school at full build-out is anticipated to have a maximum of 300 students that would be K-8th Grade and a maximum of 100 students in 9th – 12th Grade. The school staff that would be on campus during the weekdays is a maximum of 20 persons and the on-site church staff would be a maximum of 5 persons. RESOLUTION NO. ______ RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION APPROVING A CONDITIONAL USE PERMIT TO ALLOW THE CONSTRUCTION OF FACILITIES FOR A PRIVATE SCHOOL (B.M.C. 17.36.025.D.) IN THE R-2-CH (LIMITED MULTIPLE- FAMILY RESIDENTIAL | CHURCH COMBINING) ZONE DISTRICT, LOCATED AT THE NORTHWEST CORNER OF SOUTH HEATH ROAD AND STOCKDALE RANCH DRIVE. (CUP 22-0020) WHEREAS, Dee Jaspar & Associates, Inc. filed an application with the City of Bakersfield Development Services Department for a conditional use permit to allow the construction of facilities for a private school as part of a church development (B.M.C. 17.36.025.D.) in the R-2-CH (Limited Multiple-Family Residential | Church Combining) zone district, located at the northwest corner of South Heath Road and Stockdale Ranch Drive (the “Project”); and WHEREAS, the Secretary of the Planning Commission set Thursday, April 20, 2023, at 5:30 p.m. in City Council Chambers, City Hall South, 1501 Truxtun Avenue, Bakersfield, California, as the time and place for a public hearing before the Planning Commission to consider the proposed conditional use permit, and notice of the public hearing was given in the manner provided in Title 17 of the Bakersfield Municipal Code; and WHEREAS, at the public hearing (no testimony was received either in support or opposition of the Project) (testimony was received only in support/opposition/both in support and opposition of the Project); and WHEREAS, the laws and regulations relating to the California Environmental Quality Act (CEQA) and the City of Bakersfield's CEQA Implementation Procedures have been duly followed by city staff and the Planning Commission; and WHEREAS, the above-described project is exempt from the requirements of CEQA in accordance with Section 15332; and WHEREAS, the City of Bakersfield Development Services Department (1715 Chester Avenue, Bakersfield, California) is the custodian of all documents and other materials upon which the environmental determination is based; and WHEREAS, the facts presented in the staff report and evidence received both in writing and by verbal testimony at the above referenced public hearing support the following findings: 1. All required public notices have been given. Hearing notices regarding the Project were mailed to property owners within 300 feet of the Project area and published in The Bakersfield Californian, a local newspaper of general circulation, 10 days prior to the hearing. 2. The provisions of CEQA, the State CEQA Guidelines, and the City of Bakersfield CEQA Implementation Procedures have been followed. Staff determined that the proposal is a project that is exempt from CEQA pursuant to Section 15332 because the project is consistent with applicable zoning and General Plan designation and policies, occurs within city limits, is no more than five acres, and is substantially surrounded by urban uses, has no value as habitat for 2 endangered, rare, or threatened species, and can be adequately served by all required utilities and public services. 3. The proposed use is essential and desirable to the public convenience and welfare. 4. The proposed use is in harmony with the various elements and objectives of the Metropolitan Bakersfield General Plan. 5. The project would result in a development that is consistent with the intent of both the Metropolitan Bakersfield General Plan and the Bakersfield Municipal Code. NOW, THEREFORE, BE IT RESOLVED by the Bakersfield Planning Commission as follows: 1. The above recitals, incorporated herein, are true and correct. 2. This project is exempt from the requirements of CEQA. 3. Conditional Use Permit No. 22-0020 as described in this resolution, is hereby approved subject to the conditions of approval in Exhibit A and as shown in Exhibits B and C. I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Planning Commission of the City of Bakersfield at a regular meeting held on the 20th day of April, 2023, on a motion by Commissioner _______, seconded by Commissioner ________ the following vote: AYES: NOES: RECUSE: ABSTAIN: ABSENT: APPROVED ____________________________________ DANIEL CATER, CHAIR City of Bakersfield Planning Commission Exhibits: A. Conditions of Approval B. Location Map C. Site Plan EXHIBIT A CONDITIONS OF APPROVAL Conditional Use Permit No. 22-0020 I. The applicant's rights granted by this approval are subject to the following provisions: • The project shall be in accordance with all approved plans, conditions of approval, and other required permits and approvals. All construction shall comply with applicable building codes. • All conditions imposed shall be diligently complied with at all times and all construction authorized or required shall be diligently prosecuted to completion before the premises shall be used for the purposes applied for under this approval. • This approval will not be effective until ten (10) days after the date upon which it is granted by the Planning Commission to allow for appeal to the City Council. Any permit or license for any approval granted shall not be issued until that effective date. • This approval shall automatically be null and void two (2) years after the effective date unless the applicant or successor has commenced the rights granted, or if the rights granted are discontinued for a continuous period of one (1) year or more. This time can be extended for up to one (1) additional year by the approving body. • The Planning Commission may initiate revocation of the rights granted if there is good cause, including but not limited to, failure to comply with conditions of approval, complete construction or exercise the rights granted, or violation by the owner or tenant of any provision of the Bakersfield Municipal Code pertaining to the premises for which the approval was granted. The Planning Commission may also consider adding or modifying conditions to ensure the use complies with the intent of City ordinances. • Unless otherwise conditioned, this approval runs with the land and may continue under successive owners provided all the above-mentioned provisions are satisfied. II. The following conditions shall be satisfied as part of the approval of this project: 1. In consideration by the City of Bakersfield for land use entitlements, including but not limited to related environmental approvals related to or arising from this project, the applicant, and/or property owner and/or subdivider ("Applicant" herein) agrees to indemnify, defend, and hold harmless the City of Bakersfield, its officers, agents, employees, departments, commissioners and boards ("City" herein) against any and all liability, claims, actions, causes of action or demands whatsoever against them, or any of them, before administrative or judicial tribunals of any kind whatsoever, in any way arising from, the terms and provisions of this application, including without limitation any CEQA approval or any related development approvals or conditions whether imposed by the City, or not, except for CITY’s sole active negligence or willful misconduct. This indemnification condition does not prevent the Applicant from challenging any decision by the City related to this project and the obligations of this condition apply regardless of whether any other permits or entitlements are issued. CUP 22-0020 Page | 2 of 7 The City will promptly notify Applicant of any such claim, action or proceeding, falling under this condition within thirty (30) days of receiving such claim. The City, in its sole discretion, shall be allowed to choose the attorney or outside law firm to defend the City at the sole cost and expense of the Applicant and the City is not obligated to use any law firm or attorney chosen by another entity or party. 2. This conditional use permit allows the construction of private school facilities as part of a multi- phase church development in the R-2-CH (Limited Multiple-Family | Church Combining) zone district, located at the northwest corner of South Heath Road and Stockdale Ranch Drive. III. Mitigation measures shall be satisfied as part of the approval of this project (reference General Plan Amendment/Zone Change No. 09-0263; Resolution No. 078-10 to adopt Mitigation Monitoring and Reporting Program). See attached MMRP. IV. The following are specific items that you need to resolve before you can obtain a building permit or be allowed occupancy. These items include conditions and/or mitigation required by previous site entitlement approvals (these will be specifically noted), changes or additions that need to be shown on the final building plans, alert you to specific fees, and other conditions for your project to satisfy the City’s development standards. The items listed below will usually need to be shown on the final building plans or completed before a building permit is issued. A. DEVELOPMENT SERVICES - BUILDING (1715 Chester Avenue) (661-326-3607 or DEVBld@bakersfieldcity.us) 1. Prior to review of improvement plans by the City, the developer shall submit a grading plan for the proposed site to be reviewed and approved by the City Engineer and Building Official (Bakersfield Municipal Code Section 16.44.010). With the grading plan, if the project is subject to the provisions of the National Pollutant Discharge Elimination System (NPDES), a Notice of Intent (NOI) to comply with the terms of the General Permit to Discharge Storm Water Associated with Construction Activity (WQ Order No. 99-08-DWQ) must be filed with the State Water Resources Control Board in Sacramento before the beginning of any construction activity. Compliance with the general permit requires that a Storm Water Pollution Prevention Plan (SWPPP) be prepared, continuously carried out, and always be available for public inspection during normal construction hours. 2. A grading permit is required prior to final plan approval. The developer shall submit four (4) copies of grading plans and two (2) copies of the preliminary soils report to the Building Division. A final soils report shall also be submitted to the Building Division before they can issue a building permit. Please note that grading plans must be consistent with the final building site plans and landscaping plans. Building permits will not be issued until the grading permit is approved by the Building Division, Planning Division (HCP), and Public Works Department. 3. An approved site utilities plan is required prior to final plan approval. 4. Show on the final building plan how and where water will be drained from the property. 5. Show on the final building plan pedestrian access from the public way and accessible parking. Private streets are not the public way. CUP 22-0020 Page | 3 of 7 6. The developer shall include fire resistive wall construction details with the final building plans for all exterior walls of any building that is within the distance as set forth in Table 602 of the California Building Code. 7. Include with or show on the final building plans information necessary to verify that the project complies with all accessibility requirements of Title 24 of the California Building Code. 8. An acoustical consultant, approved by the Building Division, shall be contacted to prepare and include with the final building plans measure that mitigate noise exposures for all buildings on the project site that are subject to noise levels of 65 dB or greater as delineated by the CNEL contour maps of the city. These implementation measures shall comply with the requirements of Title 24 of the California Building Code. 9. Buildings or structures shall require installation of an automatic fire sprinkler system where required by current California Building Code and City ordinance. 10. The Building Division will calculate and collect the appropriate school district impact fee at the time they issue a building permit. 11. Final Building plans shall show pedestrian access pathways or easements for persons with disabilities from public rights-of-ways that connect to all accessible buildings, facilities, elements, and spaces in accordance with the California Building Code. These pedestrian access ways shall not be parallel to vehicular lanes unless separated by curbs or railings. 12. Prior to granting occupancy, the Building Division will verify that a water meter serving the development is in place. Therefore, it is recommended that the developer contact the applicable water purveyor to inquire about their process for obtaining water service for the development as soon as possible. To determine who the water purveyor for the development is, you may contact the City of Bakersfield Water Resources Department (1000 Buena Vista Road, Bakersfield, CA, phone: 661-326-3715). 13. Show on the final building plan, electric vehicle supply equipment to facilitate future installation as required by the California Green Code. B. DEVELOPMENT SERVICES - PLANNING (1715 Chester Avenue) (Staff contact – Ethan Estrada; 661-326-3594 or eestrada@bakersfieldcity.us) 1. The developer shall include a final landscape plan with each set of the building plans submitted to the Building Division. Building permits will not be issued until the Planning Division has approved the final landscape plan for consistency with approved site plans and minimum ordinance standards. Please refer to the landscaping requirements in Chapter 17.61. Landscape plans shall include, but are not limited to, data on: gallon/box size, spacing, species (reference approved parking lot tree list), ratio of deciduous vs. evergreen, shade calculations, ground cover calculations, etc. Note 1: At the time a final site inspection is conducted, it is expected that plants will match the species identified and be installed in the locations consistent with the approved landscape plan. CUP 22-0020 Page | 4 of 7 Changes made without prior approval of the Planning staff may result in the removal and/or relocation of installed plant materials and delays in obtaining building occupancy. Note 2: Current shade calculations are insufficient. Ensure that at least 40% of parking lots, driveways, and drive aisles will be shaded by on-site landscaping within 15 years of landscape installation. 2. Burrowing Owl Notification: The burrowing owl is a migratory bird species protected by international treaty under the Migratory Bird Treaty Act (MBTA) of 1918 (16 U.S.C. 703-711). The MBTA makes it unlawful to take, possess, buy, sell, purchase, or barter any migratory bird listed in 50 C.F.R. Part 10 including feathers or other parts, nests, eggs, or products, except as allowed by implementing regulations (50 C.F.R. 21). Sections 3503, 3503.5, and 3800 of the California Fish and Wildlife Code prohibit the taking, possession, or destruction of birds, their nests or eggs. To avoid violation of the provisions of these laws generally requires that project related disturbance at active nesting territories be reduced or eliminated during critical phases of the nesting cycle (March 1- August 15, annually). Disturbance that causes nest abandonment and/or loss of reproductive effort (e.g., killing or abandonment of eggs or young) may be considered "taking" and is potentially punishable by fines and/or imprisonment. 3. Prior to ground disturbance, the developer shall have a California Department of Fish and Wildlife approved MBHCP biologist survey the location for kit fox and comply with the provisions of the Metropolitan Bakersfield Habitat Conservation Plan. Survey protocol shall be recommended by the California Department of Fish and Wildlife. Developers shall be subject to the mitigation measures recommended by the biologist. Copies of the survey shall be provided to the Development Services Department, California Department of Fish and Wildlife, and the U.S. Fish and Wildlife Service prior to ground disturbance. 4. The developer shall add a class 2 bike lane along South Heath Road located north of new collector roadway Stockdale Ranch Drive (Claudia Autumn Drive). C. FIRE DEPARTMENT (2101 H Street) (Staff contact - Ernie Medina; 661-326-3682 or emedina@bakersfieldcity.us) 1. Show on the final building plans the following items: a. All fire lanes. Any modifications shall be approved by the Fire Department. Fire lane identification signs shall be installed every 100 feet with red curbing when curbing is required. All work shall be completed before occupancy of any building or portion of any building is allowed. b. All fire hydrants, both offsite (nearest to site) and on-site. Include flow data on the nearest fire hydrant. Hydrants shall be in good working condition and are subject to testing for verification. Fire flow requirements must be met prior to construction commencing on the project site. Please provide two (2) sets of the water plans stamped by a licensed Registered Civil Engineer to the Water Resources Department (1000 Buena Vista Road, Bakersfield, CA. 93311; 661-326-3715). (Note: Show: 1) distance to the nearest hydrant; and 2) distance from that hydrant to the farthest point of the project site.) CUP 22-0020 Page | 5 of 7 c. All fire sprinkler and/or stand pipe systems, fire alarms and commercial hood systems. These suppression systems require review and permits by the Fire Department. The Fire Department will issue guidelines for these various items as they may apply to this project (Deferred Submittal). 2. The developer must pay required fees to and request an inspection from the Water Resources Department (1000 Buena Vista Road, Bakersfield, CA, phone: 661-326-3715) for any underground sprinkler feeds at least 2 full business days before they are buried. The Prevention Services Division (2101 H Street, Bakersfield CA, Ph. 661/326-3979) must complete all on-site inspections of fire sprinkler systems and fire alarm systems before any building is occupied. 3. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction and prior to issuing building permit. 4. Facilities, buildings, or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other driving surface approved by the fire chief. Must be capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds and shall be surfaced with the first lift of asphalt as to provide all-weather driving capabilities. All access (Permanent and temporary) to and around any building under construction must be at least 20 feet wide (26 feet wide where building height exceeds 30 feet), with an overhead clearance of 13 feet 6 inches, and contain no obstruction. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 5. Turning Radius: The minimum turning radius shall be thirty-seven feet. 6. All projects must comply with the current California Fire Code, Building Codes, and current City of Bakersfield Municipal Code. D. WATER RESOURCES (1000 Buena Vista Road) (Staff contact - Tylor Hester; 661-326-3715 or thester@bakersfieldcity.us) 1. Prior to the issuance of Building permits, plans are to be submitted to Water Resources for review and approval. E. PUBLIC WORKS - ENGINEERING (1501 Truxtun Avenue) (Staff contact – Susanna Kormendi; 661-326-3997 or skormendi@bakersfieldcity.us) 1. If a grading plan is required by the Building Division, building permits will not be issued until the grading plan is approved by both the Public Works Department and the Building Division. CUP 22-0020 Page | 6 of 7 2. All storm water generated on the project site, including the street frontage shall be retained onsite unless otherwise allowed by the Public Works Department (please contact the Public Works Department – Subdivisions at 661-326-3576). 3. If the project generates industrial waste, it shall be subject to the requirements of the Industrial Waste Ordinance. An industrial waste permit must be obtained from the Public Works Department before issuance of the building permit. To find out what type of waste is considered industrial, please contact the Wastewater Treatment Superintendent at 661-326- 3249. 4. A street permit from the Public Works Department shall be obtained before any work can be done within the public right-of-way (streets, alleys, easements). Please include a copy of this site plan review decision to the department at the time you apply for this permit. 5. A sewer connection fee shall be paid at the time a building permit is issued. We will base this fee at the rate in effect at the time a building permit is issued. 6. If the project is subject to the provisions of the National Pollutant Discharge Elimination System (NPDES), a “Notice of Intent” (NOI) to comply with the terms of the General Permit to Discharge Storm Water Associated with Construction Activity (SWRCB Order No. 2009-009-DWQ as amended by Order No. 2010-0014-DWQ and 2012-0006-DWQ) must be filed with the State Water Resources Control Board in Sacramento before the beginning of any construction activity. Compliance with the general permit required that a Storm Water Pollution Prevention Plan (SWPPP) be prepared, continuously carried out, and always be available for public inspection during normal construction hours. 7. Prior to the issuance of each building permit, or if no building permit is required, the first required City approval prior to construction, the developer/owner shall pay a Transportation Impact Fee (TIF) for regional facilities. This fee will be based on the rate in effect at the time the applicable approval is issued or in accordance with the Subdivision Map Act, as applicable. The Public Works Department will calculate an estimate of the total fee upon submittal of construction plans for the project. 8. The developer shall form a new Maintenance District. Undeveloped parcels within an existing Maintenance District are required to update Maintenance District documents. Updated documents, including Proposition 218 Ballot and Covenant, shall be signed and notarized. If there are questions, contact Subdivisions at 661-326-3588. (Note: If already within a maintenance district, may need to update the maintenance district form.) 9. The developer shall install a full-sized manhole in each sewer line except residential development before it connects to the sewer main. This manhole is to be located within the property being developed and must be easily accessible by City workers. CUP 22-0020 Page | 7 of 7 F. PUBLIC WORKS - TRAFFIC (1501 Truxtun Avenue) (Staff contact – Susanna Kormendi; 661-326-3997 or skormendi@bakersfieldcity.us) 1. Walls, fences, or trash enclosures within 10 feet of a sidewalk at an alley or driveway shall not exceed 3 feet in height above the curb flow line. You must either revise the circulation design or show on the final building plans that the maximum fence/wall height will not exceed three feet. 2. The developer shall dedicate any sidewalk extending out of the right of way to the City of Bakersfield for the pedestrian way along all arterial streets. This must be conducted with a separate instrument or final map. G. PUBLIC WORKS - SOLID WASTE (4101 Truxtun Avenue) (Staff Contact – Richard Gutierrez; 661-326-3134 or rmgutierrez@bakersfieldcity.us) 1. Businesses are required to have sufficient capacity of refuse/recycling/organic material storage to go without service for 1 day (Sunday). At any time, refuse/recycling/organic services become an issue, businesses shall construct a second refuse enclosure to meet the demand. The second enclosure shall be approved by the City prior to construction. CITY OF BAKERSFIELD Stockdale Ranch GPA/ZC 09-0263 / Annexation No. 548BAKERSFIE4D SCH No. 2009071068 EXHIBIT D 13.0 MITIGATION MONITORING PROGRAM 13.1 MITIGATION AND MONITORING PROGRAM CONTENTS This document is the Mitigation Monitoring Program (MMP) for the proposedStockdaleRanchProject (General Plan Amendment and Zone Change GPA/ZC] 09-0263, Annexation No. 548) State Clearinghouse No. 2009071068), located within the western portion of the MetropolitanBakersfieldGeneralPlanMBGP), within unincorporated Kern County, California. The MMP includes a brief discussion of the legal basis for and the purpose of the program, discussion, and direction regarding complaints about noncompliance, a key to understanding the monitoring matrix, and the monitoring matrix itself. 13.2 LEGAL BASIS OF AND PURPOSE FOR THE MITIGATION MONITORING PROGRAM California Public Resources Code §21081.6 requires public agencies to adopt mitigation monitoring or reporting programs whenever certifying an Environmental Impact Report (EIR) or a Mitigated Negative Declaration. This requirement facilitates implementation of all mitigation measures adopted through the California Environmental Quality Act (CEQA) process. The MMP contained herein is intended to satisfy the requirements of CEQA as they relate to the EIR prepared for the Stockdale Ranch Project. It is intended to be used by City of Bakersfield (City) staff, participating agencies, the developer, project contractors, and mitigation monitoring personnel during implementation of the proposed Project. Mitigation is defined by State CEQA Guidelines § 15370 as a measure that does any of the following: Avoids impacts altogether by not taking a certain action or parts of an action. Minimizes impacts by limiting the degree or magnitude of the action and its implementation. Rectifies impacts by repairing, rehabilitating, or restoring the impacted environment. Reduces or eliminates impacts over time by preservation and maintenance operations during the life of the project. Compensates for impacts by replacing or providing substitute resources or environments. O~OAK~'Fv' m r` FINAL EIR • MARCH 2010 13-1 of 34 Mitigation Monitoring Progra nRIGINAL~ CITY OF BAKERSFIELD Stockdale Ranch GPA/ZC 09-0263 / Annexation No. 548BAKERSFIELD SCH No. 2009071068 The intent of the MMP is to ensure the effective implementation and enforcement of adopted mitigation measures and permit conditions. The MMP will provide for monitoring of construction activities as necessary, on-site identification and resolution of environmental problems, and proper reportingtoCitystaff. 13.3 MITIGATION MONITORING TABLE The Mitigation Monitoring Table identifies the mitigation measures proposed for the Stockdale Ranch Project. These mitigation measures are reproduced from the EIR and conditions of approval for the Project. The table has the following columns: Mitigation Measure/Summary of Measure: Lists the mitigation measures identified within the EIR for a specific impact, along with the number for each measure enumerated in the EIR. Implementation Phase: Identifies at what point in time, review process, or phase the mitigation measures will be completed. Monitoring Phase: Identifies at what point in time, review process, or phase the mitigation measures will be monitored. Enforcing Agency: References the City department or any other public agency with which coordination is required to satisfy the identified mitigation measure. Verification of Compliance: Spaces to be initialed and dated by the individual designated to verify adherence to a specific mitigation measure. 13.4 NONCOMPLIANCE COMPLAINTS Any person or agency may file a complaint asserting noncompliance with the mitigation measures associated with the proposed Project. The complaint shall be directed to the City in written form, providing specific information on the asserted violation. The City shall conduct an investigation to determine the validity of the complaint. 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LD C3 U a N C YaON- LQ)0 0 o p a o v a T~ 'a C-a Q o a U0a 0 UU~O O E 0 O. - -0 'a C O O o Is - "C N E OL E O U o N `o ff o o a 0- Q N O v N O O C a O U.0 U 01 X-C*i E C O U o o w a L o 0) :D CY OO aU N H O C C O a 0 0 o Q a 0 C a o Q o O U o "a O oaOo-0 C°C a n -UY~O U OU N O c O O` N T O 0 C N a U3~ oUOa)oEooo¢ao0 cQ)~-.0- ao 0 o EoUC)oainOOU- U~2".2 oY~ y o~ a a-;t a o'aa a o 3 a_L cv o Q O N U NWEO~ Cl) Q E c N 0 L O U U N a 0 0 0 a' E-0 a°UCL044 a~<C a-aUE~a -OCL O Un~a u LU n a Qm 0 a 0 W W C?9 ch Cl)ch d Z v v a v D WN1 -7 7 O)o LO L6X E 0 N W Gl 0 Z co La E ORIG L SPOTTSWOODE LNMOONRANCH ST PARADUXX CT SANTA C L ARA C T SAN RAFAELAVEALTONCT GILSUM CTWATERFORD S T SAN BUENAVENTURA STBROOKLINE LN CHICHESTERCTWINOOSKICTDONOSTIA S T TRADITION C T COLE B R OOK C T VE R G E N N E S C T RENTERIA D R CA N T E R B U R Y C T MILESTONE DRBARRECTHEATH RDS HEATHRDSTOCKDALE RANCH DR STOCKDALE HWY R-1R-2 R-2 R-2 R-2 R-2 R-2 C-2 R-1 R-1 R-1 RE RE RE R-3 R-3 R-3 R-1 R-1 R-1 R-1 C-2 R-1 R-1 R-1 R-1 R-1 R-1 C-2 R-2-CH R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 0 225 450 Feet_ Conditional Use Permit 22-0020 CITY OF BAKERSFIELD 22-60000020 R-1 One Family Dwelling 6,000 sq.ft. min lot sizeR-1-4.5 One Family Dwelling 4,500 sq.ft. min lot size E Estate 10,000 sq.ft. min lot size R-S Residential Suburban 24,000 sq.ft./dwelling unit R-S-( ) Residential Suburban 1, 2.5, 5 or 10 min lot size R-2 Limited Multiple Family Dwelling 4,500 sq.ft. min lot size (single family) 6,000 sq.ft. min lot size (multifamily) 2,500 sq.ft. lot area/dwelling unit R-3 Multiple Family Dwelling 6,000 sq.ft. min lot size 1,250 sq.ft. lot area/dwelling unit R-4 High Density Multiple Family Dwelling 6,000 sq.ft. min lot size 600 sq.ft. lot area/dwelling unit R-H Residential Holding 20 acre min lot size A Agriculture 6,000 sq.ft. min lot size A-20A Agriculture 20acreminlotsize PUD Planned Unit Development TTTravelTrailerPark MH Mobilehome C-O Professional and Administrative Office C-1 Neighborhood Commercial C-2 Regional Commercial C-C Commercial Center C-B Central Business PCD Planned Commercial Development M-1 Light Manufacturing M-2 General Manufacturing M-3 Heavy Industrial P Automobile Parking RE Recreation Ch Church Overlay OS Open Space HOSP Hospital Overlay AD Architectural Design Overlay FP-P Floodplain Primary FP-S Floodplain Secondary AA Airport Approach DI Drilling Island PE Petroleum Extraction Combining SC Senior Citizen Overlay HD Hillside Development Combining WM- West Ming Specific Plan LEGEND (ZONE DISTRICTS) A{E AÎE AvE AuE BaseEditor - MC COUNTY CITYCOUNTY CITY PHASE IIPHASE IIPHASE IIPHASE IIIPHASE IPHASE IPHASE ISTOCKDALE RANCH ROADSOUTH H E A T H R O A D SITE DEVELOPMENT PLAN SOVEREIGN GRACE CHURCH 321 S. HEATH ROAD SOVEREIGN GRACE CHURCH KERN COUNTY, CALIFORNIA1 LEGEND:BUILDING DATA:²²²²PARKING ANALYSIS:²²² ADDRESS: APN:ZONING:LAND USE DESIGNATION:LEGAL DESCRIPTION:PHASE IDRAINAGE:NOTES:EXHIBIT C NOTES SOVEREIGN GRACE CHURCH 321 S. HEATH ROAD SOVEREIGN GRACE CHURCH KERN COUNTY, CALIFORNIA2 EXHIBIT C EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 120.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 120.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 120.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:19 PM -- Scale 1 : 96.000000EXHIBIT C \\IASRV\inland gxd\21043\21043 Estimating Package.gxd -- 11/22/2022 -- 03:20 PM -- Scale 1 : 96.000000EXHIBIT C A9NOTESEXHIBIT CSheet A9 REF.633 SF109633 SF111711 SF125127571 SF128571 SF126354 SF112626 SF110725 SF117119123450 SF12464 SF5768 SF69114 SF1021044 SF1041189'-3"49'-6"32'-7"110'-9 1/2"25'-0"24'-6"14'-11"8'-11"8'-9"13'-2"8'-0"29'-8"73'-2 1/2"1'-11"24'-6"9'-0"29'-3"18'-6"8'-6"24'-9"9'-101/2"3'-1"8'-6"3'-0"21'-9"202'-2"17'-2"33'-8"59'-111/2"119'-101/2"5'-2"17'-8"3'-21/2"8'-9"21'-7"3'-2"8'-6"3'-2"23'-2 1/2" 26'-4 1/2"24'-9" 13'-2"13'-3"29'-0"33'-9"3'-8 1/2"1'-10"5'-9"21'-5"28'-0"5'-9"59'-71/2"3'-11" 67'-9 1/2"11'-7"9'-2"11'-10"5'-6"11'-8"8'-9 1/2"5'-10 1/2" 9" 4'-11" 9" 4'-5"9"8'-6"1'-0"25'-4 1/2" 6'-0" 8'-7"16'-2" 63'-8 1/2"2'-3"2'-3"2'-0"CA6.01CA6.01DA6.01DA6.01AA6.01BA6.01BA6.0191 SF11559 SF116I7F6F2E-4F6F2F4F3F3F4109110116112115B115A1201211221231191115345845541251261281245703'-2"23'-2 1/2" 10'-6 1/2" 3'-2"23'-11/2"4'-101/2"20'-8"1'-11"450 SFHALL124 F6F2F6 F2 125126128124570 195 SF634 SF128634 SF128634 SF128634 SF128270 SF128E4101A5341071083760 SF104475 SF2'-91/2"63'-11"4'-4 1/2"16'-4 1/2"4'-4 1/2"3'-4 1/2"4'-4 1/2"21'-5"8 1/2"59'-11"133'-11/2"5'-6 1/2"18'-5"3'-7 1/2"21'-2 1/2"24'-11"18'-5"49'-8 1/2"68'-11 1/2"3'-2 1/2"22'-31/2"10'-5 1/2"3'-2"22'-7"8'-1"4'-11 1/2"3'-1"8'-0 1/2"25'-6"8'-6"25'-9"9'-3"EXHIBIT C 1/8" = 1'-0"SOUTH ELEVATIONF.F.0' - 0"EAVE HT. 119' - 0"T.O.P. 133'-0"T.O.P. 132'-6"512512EXTERIOR ELEVATIONS081624GRAPHIC SCALE1/8" = 1'-0"EAST ELEVATIONF.F.0' - 0"512EAVE HT. 119' - 0"T.O.P. 133'-0"F.F.0' - 0"EAVE HT. 119' - 0"T.O.P. 115' - 0"512512E51/8" = 1'-0"WEST ELEVATIONT.O.P. 132'-6"1/8" = 1'-0"NORTH ELEVATIONF.F.0' - 0"EAVE HT. 119' - 0"512T.O.P. 132'-6"T.O.P. 133' -0"E1E1E1E1E1E1E1E1E1T.O.P. 115'-0"EAVE HT. 119' - 0"E5E5E5E4E4E3E3E3E3E3E3E3E3E3E3E3E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E-6E6EXHIBIT C EXHIBIT C EXHIBIT C EXHIBIT C EXHIBIT C