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CITY OF BAKERSFIELD
PLANNING COMMISSION
MEETING DATE: May 4, 2023 AGENDA: 5.e.
TO: Chair Cater and Members of the Planning Commission
FROM: Paul Johnson, Planning Director J.Eng for PJ
DATE: April 28, 2023
FILE: Vesting Tentative Parcel Map 12492 (Phased)
WARD: 5
STAFF PLANNER: Courtney Camps, Associate Planner II
REQUEST: A proposed vesting tentative parcel map to subdivide 1018.40 gross acres into 44 parcels for
purposes of multi-family residential development zoned WM-R-2 (West Ming Limited Multi-Family
Dwelling), WM-R-3 (West Ming Multi-Family Dwelling) and for commercial development zoned WM-TC
(West Ming Town Center), including a request for deferral of improvements until future subdivision and
waiver of mineral rights signatures pursuant to BMC 16.20.060 A.1.
APPLICANT: OWNER:
Porter & Associates, Inc. Bolthouse Land Company, LLC
1200 21st Street 11601 Bolthouse Drive, Suite 200
Bakersfield, CA 93301 Bakersfield, CA 93311
PROJECT LOCATION: West of South Allen Road, south of the Kern River Canal and north of the Southern
Pacific Railroad.
APN: 524-270-(-01, -02, -12, -17, -20, -22 & -24)
PROJECT SIZE: 1018.40 gross acres CEQA: Section 15162 (Previous EIR)
EXISTING GENERAL PLAN DESIGNATION: WM-LMR (West Ming Low Medium Density Residential), WM-
HMR (West Ming High Medium Density Residential), WM-HR (West Ming High Density Residential) and
WM-MU (West Ming Multiple Use)
EXISTING ZONE CLASSIFICATION: WM-R-2 (West Ming Limited Multi-Family Dwelling), WM-R-3 (West
Ming Multi-Family Dwelling) and WM-TC (West Ming Town Center)
STAFF RECOMMENDATION: Adopt Resolution and suggested findings APPROVING Vesting Tentative
Parcel Map 12492 with conditions.
SITE CHARACTERISTICS: The project site is predominately vacant land with two agriculture wells, two
active oil or gas wells and one idle well. There is an existing high pressure gas transmission line that
Tentative Parcel Map 12492 Page 2
traverses the northwest portion of the project site. Surrounding properties are primarily developed as:
north – Kern River Canal and single family residential; east – single family residential and limited multi-
family residential; south – Southern Pacific Railroad and vacant land; and west – County, vacant land.
BACKGROUND AND TIMELINE:
• August 29, 2007 - City Council approved the West Ming Specific Plan via General Plan
Amendment/Zone Change 03-1544 and certified the related Environmental Impact Report. The
West Ming Specific Plan is a master-planned community which includes residential, commercial,
recreational, schools, and light industrial uses to be developed on 2, 182 acres. The master project
includes a maximum of 7, 450 residential units, a Town Center with 331,200 square feet of retail
and office development, 478,880 square feet of commercial and 1,135,000 square feet for light
industrial and oil extraction-related special uses.
• August 29, 2007 - City Council approved a Development Agreement via GPA/ZC 03-1544, which sets
forth the developer’s financial responsibilities in return for the ability to proceed with the project
in accordance with the existing policies, rules and regulations (Ordinance No. 4457).
• May 28, 2008 - The project site was annexed into the City as part of the Allen Road No. 13
annexation (Annexation No. 493).
• December 14, 2022 – Certificate of Compliance recorded for Lot Line Adjustment No. 22-0369 to
adjust lot lines within the subdivision.
• March 8, 2023 - The application for Vesting Tentative Parcel Map 12492 was deemed complete.
PROJECT ANALYSIS:
The proposed Vesting Tentative Parcel Map 12492 consists of 44 parcels on 1018.40 acres. Parcels are 20
acres or larger in size and will be developed for purposes of single and multi-family residential
development and commercial development. Further subdivision of the large parcels will be required to
develop the land and fees and improvements will be provided at the time of future maps.
Consistency/Deviation from Design Standards. The applicant has requested deferral of improvements,
dedication of street right-of-way and water availability fees until further subdivision of the parcels. Public
Works and Water Resources do not object to this request for deferment of infrastructure requirements.
Circulation. Access to this subdivision would be from South Allen Road (arterial street) on the subdivision's
east boundary. Three streets (White Lane, Chamber Boulevard, Muirlands Parkway) are proposed to be
extended through this subdivision to provide circulation within the neighborhood along with an additional
proposed future street (Bolthouse Dr.) for access. The West Beltway alignment traverses the western
portion of VTPM 12492 in a north-south direction.
Park Land. The City of Bakersfield Recreation and Parks Department provides park and recreational
services to the project site. Staff recommends park site locations to be determined at each applicable
subdivision approval with future developments per the West Ming Specific Plan.
Mineral Rights. The applicant is requesting the Planning Commission approve waiver of mineral rights
signatures on the final map pursuant to BMC 16.20.060 A.1. as the party’s right of surface entry has been
waived by recorded document prior to recordation of any final map. Staff has received evidence of surface
Tentative Parcel Map 12492 Page 3
waiver; therefore, the final map shall have a statement indicating the mineral owner’s name and nature
of his or her interest. Nonetheless, should ownership change, staff is recommending a condition of
approval requiring that prior to recordation of the first final map, the subdivider shall provide evidence
verifying surface waiver from mineral interests otherwise the subdivider must return for a public hearing
for a revised tentative map before the Planning Commission in accordance with BMC 16.20.060. Staff
recommends the Planning Commission approve waiver of these signatures on the final map, subject to
the condition.
California Department of Conservation’s Division of Geologic Energy Management (“CalGEM”) submitted
a letter stating their records indicate 34 known oil or gas wells within the project boundary. Of these 34
wells, 2 are active and 1 is idle. The majority of remaining wells are not abandoned to current division
requirements. Should the project be approved, Condition Nos. 30 and 31 require the applicant to consult
with CalGem prior to commencement of any work in order to leak test the wells for proper abandonment
and notify CalGem if any additional wells are encountered during construction activities.
ENVIRONMENTAL REVIEW AND DETERMINATION:
An Environmental Impact Report (“EIR”) was certified for GPA/ZC 03-1544 on August 29, 2007, in
accordance with the California Environmental Quality Act (“CEQA”). No new significant impacts, nor
substantial increase in severity of impacts will result with proposed VTPM 12492 from those previously
identified in the EIR for GPA/ZC 03-1544. Therefore, pursuant to CEQA Section 15162, no further
environmental documentation is necessary because no substantial changes to the original project are
proposed, there are no substantial changes in circumstances under which the project will be undertaken,
and no new environmental impacts have been identified. Mitigation measures from the related project
have been incorporated and are attached to the resolution. The Metropolitan Bakersfield Habitat
Conservation Program/Incidental Take Permit expired on January 1, 2023. The applicant is required to
comply with all state and federal endangered species acts and regulations (Condition No. 31).
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.
CONCLUSIONS:
Consistency with General Plan and Zoning Ordinance. The proposal is consistent with land use goals and
policies as contained in the General Plan, which provides for accommodations of new development which
channels land uses in a phased, orderly manner and is coordinated with the provision of infrastructure
and public improvements (Goal No. 4); and encourages continuity of existing development and allows
incremental expansion of infrastructure (Policy No. 79). Additionally, the proposed project is consistent
with the Zoning Ordinance and any future development onsite will be required to comply with all
applicable regulations and design standards as identified in the Zoning Ordinance.
Tentative Parcel Map 12492 Page 4
Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the
proposal is compatible with the existing land use designation and land uses in the surrounding area. Staff
finds the proposed subdivision is reasonable and the request to waive mineral rights is consistent with
BMC Section 16.20.060 A.1. Based on information in the record, Staff recommends your Commission
adopt the Resolution and findings APPROVING Vesting Tentative Parcel Map 12492 as outlined in this
staff report subject to the recommended conditions.
ATTACHMENTS:
Map Set
• Aerial
• Zone Classification
• General Plan Designation
• Vesting Tentative Parcel Map 12492 (Phased)
Planning Commission Draft Resolution
Page 1 of 3
ATTACHMENT A DRAFT RESOLUTION NO. ________ RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION TO APPROVE VESTING TENTATIVE PARCEL MAP 12492 (PHASED) LOCATED WEST OF SOUTH ALLEN ROAD, SOUTH OF THE KERN
RIVER CANAL AND NORTH OF THE SOUTHERN PACIFIC RAILROAD.
WHEREAS, Porter & Associates, Inc., representing Bolthouse Land Company, LLC, filed
an application with the City of Bakersfield Planning Department requesting a Vesting Tentative
Parcel Map 12492 (the “Project”), and a modification request to allow deferred improvements,
consisting of 44 parcels on 1018.40 acres for residential and commercial development, as shown
on attached Exhibit “C”, located west of South Allen Road, south of the Kern River Canal and
north of the Southern Pacific Railroad as shown on attached Exhibit “B”; and
WHEREAS, the application was deemed complete on March 8, 2023; and
WHEREAS, the West Ming Specific Plan Environmental Impact Report (EIR), certified
on August 29, 2007, and incorporated by reference for this Project, documents that this
subdivision is a later project that will not have a significant effect; based upon an initial
environmental assessment, staff has determined the Project will not significantly affect the
environment and, pursuant to State CEQA Guidelines Section 15162, the EIR certified for this
Project is adequate and no further environmental documentation is necessary; and
WHEREAS, the Secretary of the Planning Commission, did set, Thursday, May 4, 2023, at 5:30 p.m. in the Council Chambers of City Hall, 1501 Truxtun Avenue, Bakersfield, California,
as the time and place for a public hearing before the Planning Commission to consider the proposed EIR and the Project, and notice of the public hearing was given in the manner
provided in Title 16 of the Bakersfield Municipal Code; and
WHEREAS, the laws and regulations relating to CEQA and the City of Bakersfield's CEQA Implementation Procedures have been duly followed by city staff and the Planning
Commission; and WHEREAS, the City of Bakersfield Planning 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, environmental review, and special
studies (if any), 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, at least 10 days prior to the hearing.
Page 2 of 3
2. The provisions of CEQA, the State CEQA Guidelines, and the City of Bakersfield CEQA Implementation Procedures have been followed. Staff determined
that the application is a project under CEQA and Staff determined that the proposed activity is a project and an Environmental Impact Report was
prepared for the original project (West Ming Specific Plan / GPA/ZC 03-1544) which encompasses the subject property, and the EIR was certified on August
29, 2007 by the City for the original project, and duly noticed for public review.
3. Said Certified EIR is the appropriate environmental document to accompany
approval of the Project. In accordance with State CEQA Guidelines Section
15162, no further environmental documentation is necessary because no
substantial changes to the original project are proposed, there are no
substantial changes in circumstances under which the project will be
undertaken, and no new environmental impacts have been identified. The
Project will not significantly impact the physical environment because
mitigation measures relating to agricultural resources; air quality; biological
resources; cultural resources; geology and soils; hazardous material;
hydrology and water quality; and mineral resources have been incorporated
into the Project.
4. Urban services are available for the proposed development. The Project is
within an area to be served by all necessary utilities and waste disposal
systems. Improvements proposed as part of the Project will deliver utilities to
the individual lots or parcels to be created.
5. The application, together with the provisions for its design and improvement, is consistent with the Metropolitan Bakersfield General Plan. (Subdivision Map
Act Section 66473.5) The proposed density and intensity of development are consistent with the WM-LMR (West Ming Low Medium Density Residential),
WM-HMR (West Ming High Medium Density Residential), WM-HR (West Ming High Density Residential) and WM-TC (West Ming Town Center) land use
classification on the property. Proposed road improvements are consistent with the Circulation Element. The overall design of the project, as
conditioned, is consistent with the goals and policies of all elements of the
General Plan.
6. Mineral right owners' signatures may be waived on the final map pursuant to
Bakersfield Municipal Code Section 16.20.060 A. 1. The applicant has
provided evidence with the Project application that it is appropriate to waive
mineral right owners’ signatures because in accordance with BMC Section
16.20.060 A.1., the party’s right of surface entry has been by recorded
document prior to recordation of any final map.
7. The request for modification(s) is consistent with sound engineering practices
or subdivision design features. Per Bakersfield Municipal Code 16.32.080 C,
installation of improvements would be premature and the deferral of
improvements would not be detrimental to the public.
Page 3 of 3
8. The conditions of approval are necessary for orderly development and to provide for the public health, welfare, and safety.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Bakersfield as follows:
1. The recitals above are true and correct and incorporated herein by this
reference.
2. The EIR, certified by the City Council on August 29, 2007, in conjunction with
the West Ming Specific Plan GPA/ZC 03-1544, adequately addresses the
potential environmental impacts of the Project.
3. Vesting Tentative Parcel Map 12492, is hereby approved with conditions of
approval and mitigation measures shown on Exhibit "A".
I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the
Planning Commission of the City of Bakersfield at a regular meeting thereof held on
Thursday May 4, 2023, on a motion by Commissioner _____and seconded by Commissioner
______, by the following vote.
AYES: NOES:
ABSENT:
APPROVED
DANIEL CATER, CHAIR
City of Bakersfield Planning Commission Exhibits (attached):
Exhibit A: Conditions of Approval Exhibit B: Location Map
Exhibit C: Tentative Map
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EXHIBIT “A” VESTING TENTATIVE PARCEL MAP 12492
CONDITIONS OF APPROVAL
NOTE to Subdivider/Applicant: It is important that you review and comply with requirements and deadlines listed in the “FOR YOUR INFORMATION” packet that is provided separately. This packet contains existing ordinance requirements, policies, and departmental operating procedures as they may apply to this subdivision.
PUBLIC WORKS
1. In a letter dated December 22, 2022, the applicant requested deviation from the
following policy requirements:
1.1. Request deferral of construction of improvements until further subdivision of the
parcels. Parcels within the tentative map are 20 acres or larger in size. Recommendation: APPROVE.
1.2. Request deferral of dedication of street right-of-way until further subdivision of the
parcels. Parcels within the tentative map are 20 acres or larger in size. Recommendation: APPROVE
2. Approval of this tentative map does not indicate approval of grading, drainage lines
and appurtenant facilities shown, or any variations from ordinance, standard, and
policy requirements which have neither been requested nor specifically approved.
3. Prior to grading plan review submit the following for review and approval:
3.1. A drainage study for the entire subdivision shall be submitted for review and
approval by the City Engineer. Drainage from this project site including street
frontage shall be kept on site. Maintenance responsibility of the proposed sump/s and on-site storm drain system shall be determined with subsequent development of
the site. Any necessary flowage and drainage easement shall be recorded prior to approval of grading plans.
3.2. A sewer study to include the entire subdivision and showing what surrounding areas may be served by the main line extensions. Submit verification to the City Engineer
of the existing sewer capability to accept the additional flows to be generated through the development.
3.3. If the parcel map is discharging storm water to a canal, a channel, or the Kern River: In order to meet the requirements of the City of Bakersfield’s NPDES
permit, and to prevent the introduction of sediments from construction or from storm events to the waters of the US, all storm water systems that ultimately convey
drainage to the river or a canal shall incorporate the use of both source control BMP’s and structural treatment control BMP’s.
4. The following conditions must be reflected in the design of the improvement plans:
Exhibit “A”
VTPM 12492 Page 2 of 28
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4.1. Final plan check fees shall be submitted with the first plan check submission.
4.2. Install traffic signal interconnect conduit and pull rope for the frontage in all arterials. 4.3. In addition to other paving requirements, on and off-site road improvements may
be required from any collector or arterial street to provide left turn channelization into each street (or access point) within the subdivision (or development), where
warranted and as directed by the City Engineer. Said channelization shall be developed to provide necessary transitions and deceleration lanes to meet the
current CalTrans standards for the design speed of the roadway in question.
4.4. Off-site pavement and striping construction will be required to transition from the
proposed/ultimate on-site improvements to the existing conditions at the time
construction commences. Transitions must be designed in accordance with City
Standards and/or the Caltrans Highway Design Manual. If existing conditions
change during the period of time between street improvement plan approval and
construction commencement, the street improvement plans must be revised and
approved by the City Engineer.
5. There will be no improvements required prior to the recordation of the final map of
Parcel Map 12492 as right of way dedication and improvements have been deferred
until further subdivision of the parcels within the map.
6. Prior to recordation of the Final Map, the subdivider shall
6.1. Submit an enforceable, recordable document approved by the City Attorney to be
recorded concurrently with the Final Map which will prohibit occupancy of any lot
until all improvements have been completed by the subdivider and accepted by the City.
6.2. The subdivider shall submit an enforceable, recordable document approved by the
City Attorney to be recorded concurrently with the Final Map containing information with respect to the addition of this subdivision to the consolidated maintenance
district. If the parcel is already within a consolidated maintenance district, the owner shall update the maintenance district documents.
6.3. If it becomes necessary to obtain any off site right of way and if the subdivider 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.
6.4. Submit for the City’s Review and approval C.C. & R.’s and Property Owner’s
Association By-Laws for the use and maintenance of all non-dedicated, shared
facilities. Among those non-dedicated, shared facilities will be the on-site sewer
main lines and laterals and storm water retention basin(s), shared access, and
associated storm drain lines and appurtenant facilities.
7. It is recommended that the on-site sewer system shall be inspected with video
equipment designed for this purpose and as approved by the City Engineer. If the
Exhibit “A”
VTPM 12492 Page 3 of 28
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developer chooses to video the on-site sewer system, then the following procedure is
recommended: The television camera shall have the capability of rotating 360°, in order to view and record the top and sides of the pipe, as required. The video inspection shall
be witnessed by the subdivider’s engineer, who will also initial and date the “Chain of Custody” form. Any pipe locations revealed to be not in compliance with the plans and
specifications shall be corrected. A recorded video cassette completed “Chain of Custody” form, and a written log (which includes the stationing, based on the stationing
of the approved plans, of all connected laterals) of the inspection shall be provided for
viewing and shall be approved by the subdivider’s engineer prior to acceptance. After
the subdivider’s acceptance of the system, the video cassette, forms, and logs shall be
submitted to the City Engineer.
8. Prior to the issuance of building permits, the project applicant shall participate in the RTIF
program by paying the adopted fees in place for the land use type at time of
development.
9. All lots with sumps and water well facilities will have wall and/or slatted chain link fence
and landscaping to the appropriate street standards, at the building setback with
landscaping as approved by the Public Works and Parks Directors, unless the sump is a
private facility. If the sump will be privately maintained, the sump shall be constructed
to City standards and shall have a wall or slatted chain link fence separating the sump
from the public.
10. Drainage basins shall be reviewed and approved by both the Public Works Department
and the Water Resources Department.
11. Install blue markers in the street at the fire hydrants per the Fire Department requirements.
12. The use of interim, non-standard drainage retention areas shall be in accordance with
the drainage policy adopted by letter dated January 22, 1997, and modification letter dated October 20, 2000.
13. In order to preserve the permeability of the sump and to prevent the introduction of
sediments from construction or from storm events, Best Management Practices for complying with the requirements of the Clean Water Act are required.
14. This Vesting Tentative Parcel Map is located within the following Planned Sewer Area
(PSA): Allen I (Resolution 103-98(1)), all fees associated with the PSA shall be paid prior to
issuance of building permits.
15. This Vesting Tentative Parcel Map is located within the following Major Bridge and
Thoroughfare area (MBTH): Ming West Beltway (Resolution 014-14), all fees associated
with the MBTH shall be paid prior to issuance of building permits.
Exhibit “A”
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16. This Vesting Tentative Parcel Map is located within the following Major Bridge and
Thoroughfare area (MBTH): West Ming Kern River Canal (Resolution 123-16), all fees associated with the MBTH shall be paid prior to issuance of building permits.
17. Local Mitigation fees shall be paid prior to issuance of building permits.
18. Note: An application of an EOT per SMA 66452.6a must be submitted to the Public Works
Department prior to the expiration of the tentative map.
19. FYI – No at grade crossings are being approved by the Railroad company. A grade
separation is being proposed at the Asphalto Branch railroad. Additional right of way
reservation will be required with the future subdivision of parcels within this map.
FIRE SAFETY DIVISION
20. Pipeline Easements.
20.1. Concurrently with recordation of any phase that includes the pipeline
easements or portions thereof, subdivider shall show the easements on the final map
with a notation that structures including accessory buildings, habitable portion of a
structure, garage, deck/patio, swimming pools or unoccupied permanent structure,
are prohibited within the setback and record a corresponding covenant.
20.2. Prior to or concurrently with recordation of any phase that includes the
pipeline easements or portions thereof, subdivider shall show on the final map that
no habitable portion of a structure, garage, deck/patio, swimming pools or
unoccupied permanent structure may be built within 50 feet of a gas main, or
transmission line, or refined liquid product line with 36 inches of cover and record a
corresponding covenant.
20.3. No structure may be within 40 feet of a hazardous liquids pipeline bearing
refined product, within 48 inches or more of cover. If a pipeline meets these criteria, the 40-foot setback line shall be shown in the final map and a corresponding
covenant shall be recorded prior to or concurrently with recordation of any phase that is affected.
20.4. No habitable portion of a structure may be built within thirty (30) feet of a crude
oil pipeline operating at twenty percent (20%) or greater of its design strength.
20.5. Prior to or concurrently with recordation of any phase within 250 feet of the pipeline easements, subdivider shall record a covenant disclosing the location of
the pipelines on all lots of this subdivision within 250 feet of the pipelines.
American Petroleum Institute Standards and Guidelines for property development
21. Fire Apparatus Access Roads and Hydrants
Exhibit “A”
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21.1. When fire protection, including fire apparatus access roads and water supplies
for protection, is required to be installed, such shall be installed and made serviceable prior to any building permit issuance and throughout the time of
construction.
21.2. Dead-End fire apparatus access roads in excess of 150 feet shall be provided with width and turnaround provisions in accordance with Table D103.4
(California Fire Code)
Table D103.4
Requirments for Dead-End Fire Apparatus Access Roads
Length
(Feet)
Width
(Feet)
Turnaround Required
0-150 20 None required
151-500 20 120-foot Hammerhead, 60-foot "Y" or 96-foot diameter cul-de-sac
501-750 26 120-foot Hammerhead, 60-foot "Y" or 96-foot
diameter cul-de-sac
Over 750 Special Approval Required
21.3. Fire Apparatus access roads shall be designed and maintained to support the
imposed loads of fire apparatus weighing at least 75,000 pounds and shall be surfaced with the first lift of asphalt to provide all-weather driving capabilities.
CITY ATTORNEY
22. 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.
Exhibit “A”
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The City will promptly notify Applicant of any such claim, action or proceeding, falling
under this condition within thirty (30) days of actually 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.
PLANNING
23. This subdivision shall comply with all provisions of the Bakersfield Municipal Code, and
applicable resolutions, policies and standards as stated in the West Ming Specific Plan
Development Agreement 07-0310.
24. The subdivision shall be recorded in no more than 30 phases. Phases shall be identified
numerically and not alphabetically.
Orderly development.
25. The final map shall include a statement similar to the following and as approved by the
Planning Director.
The subdivision is subject to the adopted West Ming Specific Plan Development
Agreement 07-0310.
For orderly development.
26. The subdivider’s mitigation monitor (as approved by the Planning Director) shall submit
the annual progress report in January of each year with detail information and evidence of compliance with all applicable Mitigation Measures for the West Ming
Specific Plan for Village A.
The report shall provide information for the previous calendar year.
For orderly development in accordance with the West Ming Specific Plan EIR.
27. Mineral Rights: Prior to recordation of the first final map, the following shall apply:
a. Subdivider shall submit written evidence that waiver(s) of surface entry has been
obtained from 100% of the mineral right interest(s) for the entire area of this tract.
Written evidence shall be submitted to the Planning Director in the form of a
recorded document such as a grant deed or other instrument approved by the
City Attorney. The proposed lots shown underlying the drill site shall be allowed to
record subject all other conditions of approval of the tentative map.
b. Subdivider does not provide verification to the Planning Director that waiver of
surface entry from all mineral rights owners have been obtained, the minimum 2-
Exhibit “A”
VTPM 12492 Page 7 of 28
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acre drill site drill site reservation as approved by the Planning Commission shall be
recorded with the first final map, and prior to or concurrently with a the final map subdivider shall:
i. Record a covenant encumbering the drill site as such;
ii. Record a covenant of all lots of this subdivision within 500 feet of the drill site disclosing the drill site location and possible activities;
iii. Construct a six-foot high masonry wall with gate access around the drill site
as shown on the tentative tract. However, upon approval by the Planning
Director, wall construction may be defer until adjacent residential lots are
recorded. Wall height shall be measured to the highest adjacent grade.
iv. Have covenants reviewed approved by the City Attorney and Planning
Director prior to recording.
Required to verify compliance with BMC Section 16.20.060 A. and orderly development.
28. In the event a previously undocumented well is uncovered or discovered on the project
site, the subdivider is responsible to contact the Department of Conservation’s Division of
Geologic Energy Management (CalGEM). The subdivider is responsible for any remedial
operations on the well required by CalGEM. Subdivider shall also be subject to provisions
of BMC Section 15.66.080 (B.)
Police power based on public health, welfare and safety.
29. Prior to recordation of each final map, the subdivider shall provide written confirmation
to the Planning Director that the abandoned well plug been leak tested by an independent, third party, qualified leak testing company and that it shows no sign of
leakage. If there is evidence of leakage, re-abandonment of the well may be required to the satisfaction of Department of Conservation’s Division of Geologic Energy
Management (CalGEM), confirmation of which the subdivider shall provide to the Planning Director.
Police power based on public health, welfare and safety.
30. Prior to or concurrently with recordation of any final map containing abandoned oil well,
subdivider shall provide a covenant disclosing the location of abandoned oil wells and the 10-foot non-buildable radii shall be recorded. The covenant shall be submitted to
the City Attorney and Planning Director for review and approval prior to recordation of
the final map.
Police power based on public health, welfare and safety.
Biological Impact Mitigation Measures
31. Subdivider is required to comply with federal and state laws protecting certain species
of plants, fish, and wildlife that are listed or proposed for listing as endangered or
Exhibit “A”
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threatened, as well as their designated critical habitat. The presence of an endangered
or threatened species on private land that overlaps with development may impose
certain duties, such as avoiding unauthorized take and, in some cases requiring
consultation with the United States Fish & Wildlife Service and/or California Department
of Fish & Wildlife agency. As a violation of the prohibition on unauthorized take can lead
to civil and criminal penalties if unauthorized take occurs, property owners and
developers shall take the necessary steps to ensure compliance with federal and state
laws.
Mitigation measure.
32. 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 Game 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.
Mitigation measure.
Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 03-1544 MITIGATION MEASURES FROM ENVIRONMENTAL IMPACT REPORT: AGRICULTURAL RESOURCES
33. The applicant shall mitigate loss of 2,182 acres of agricultural lands (of the overall
West Ming Specific Plan area), on a one-to-one basis, by selecting one or more of the items described below. The applicant shall submit written verification of the
applicant’s compliance with this mitigation measure to the Planning Director’s satisfaction at the time of recordation of final tract maps and parcel maps for urban
development or support facilities as contemplated in the West Ming Specific Plan. Compliance with this condition may be phased as the project is developed. The
amount of agricultural land to be mitigated shall be equal to the amount of land being developed as each phase is developed.
• Funding and/or purchase of agricultural conservation easements. Such
easements shall be accepted or purchased and monitored and enforced
Exhibit “A”
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by a land trust or another appropriate entity. Funds may be used for
easement purchases, ongoing monitoring and enforcement, transaction costs, and reasonable administrative costs.
• Contribution of agricultural land or equivalent funding to an organization that provides for the preservation of farmland in California. Funds may be used
for purchases, ongoing monitoring and enforcement, transaction costs, and reasonable administrative costs.
• Purchase of credits from an established agricultural farmland mitigation bank
approved by applicable governmental authority.
34. During the life of the project, if the City of Bakersfield or other responsible agency
adopts an agricultural land mitigation program that provides equal or more
effective mitigation than measures listed above, the applicant may choose to
participate in that alternate program to mitigate loss of agricultural land impacts.
Prior to participation in the alternate program, the applicant shall obtain written
approval from the City of Bakersfield agreeing to the participation, and the
applicant shall submit written verification of compliance with the alternate program
at the same time described above in the first paragraph.
35. Agricultural land used for mitigation shall be of at least equal agricultural
classification as the land being converted or be capable of being developed as
such; that is, mitigation land shall be classified or developed as Prime Farmland,
Farmland of Statewide Importance, etc., (as established by the California
Department of Conservation in the Farmland Mapping and Monitoring Program),
the mitigation acreage being at least equivalent in classification to the converted
land, or being capable of producing the same or equivalent crops as the land
being converted. 36. Completion of the selected mitigation measure, or with the Planning Director’s
approval, a combination of the selected mitigation measures, can be on qualifying agricultural land within the San Joaquin Valley (San Joaquin, Stanislaus, Merced,
Fresno, Madera, Kings, Tulare, Kern), or outside the San Joaquin Valley with written evidence that the same or equivalent crops can be produced on the mitigation
land.” (EIR Mitigation Measure 5.1.A.1)
AIR QUALITY
37. Prior to grading plan approval, the applicant shall demonstrate to the City of Bakersfield and the San Joaquin Valley Air Pollution Control District that all
construction activities and operations will comply with local zoning codes, and District Regulation VIII (Rules 8011-8081) and implementation of all other control
measures (BACMs) as stated in GAMAQI. (Mitigation Measure 5.2.B.1)
38. Prior to the approval of building permits, the applicant shall comply with District
Regulation II, specifically, the project will be subject to Best Available Control
Technology (BACT) in accordance with the District’s New Source Review (NSR) Rule.
As a part of the District permitting process, any emissions exceeding the District’s
offsetting thresholds would have to be offset back to the thresholds on a stationary
source by stationary source basis. Accordingly, these NSR Offsets will reduce ROG
net emissions by 22.92 tons per year (from 90.97 tons per year to 68.05 tons per year)
Exhibit “A”
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and reduce NOX net emissions by 14.00 tons per year (from 33.20 tons per year to
19.20 tons per year). (Mitigation Measure 5.2.C.1) 39. Prior to the approval of building permits, the applicant shall comply in all respects
with developer’s obligations under that certain Air Quality Mitigation Agreement approved by the San Joaquin Valley Air Pollution Control District, and entered into
by and between the District and developer, a copy of which is contained within the appendices of the Air Quality Assessment in Appendix C of this Draft EIR.
Developer’s compliance with the Air Quality Mitigation Agreement will result in a
reduction of ROG, NOX, and PM10 net emissions to zero or in quantities sufficient to
fully mitigate the project’s air quality impacts to the extent that the development of
the project will result in no net increase in criteria pollutant emissions over the criteria
pollutant emissions which would otherwise exist without the development of the
project, all as verified by the San Joaquin Valley Air Pollution Control District.
Accordingly, the Air Quality Mitigation Agreement will further reduce ROG net
emissions by 68.05 tons per year (from 68.05 tons per year to 0 tons per year), will
further reduce NOX net emissions by 19.20 tons per year (from 19.20 tons per year to
0 tons per year), and will reduce PM10 net emissions by 38.79 tons per year (from
38.79 tons per year to 0 tons per year). It should be restated that approximately
39.42 tons per year of ROG, 28.22 tons per year of NOx, and 43.28 tons per year of
PM10, from onsite agricultural emissions will be subtracted from the proposed
project emissions since they will phased out as the project is developed. (Mitigation
Measure 5.2.C.2)
BIOLOGICAL RESOURCES
40. Prior to grading plan approval, the project applicant shall pay a Habitat Mitigation Fee in accordance with Section 15.78.030 of the City of Bakersfield Municipal Code
and MBHCP. (Mitigation Measure 5.3.A.1) 41. Prior to grading plan approval, the project proponent shall comply with all
appropriate terms and conditions of the MBHCP to the City regarding San Joaquin kit fox. The MBHCP requires certain take avoidance measures for the San Joaquin
kit fox. MBHCP guidelines regarding tracking and excavation shall be followed to prevent entrapment of kit fox in dens. Specific measures during the construction
phase of the project shall be implemented and include the following:
• A pre-construction survey shall be conducted prior to site grading to search for
active kit fox dens. The survey shall be conducted not more than 30 days prior to the onset of construction activities in areas subject to development to determine
the necessity of den excavation.
• Monitoring and excavation of each known San Joaquin kit fox den which cannot
be avoided by construction activities.
• Notification of wildlife agencies of relocation opportunity prior to ground
disturbance in areas of known kit fox dens.
• Excavations shall either be constructed with escape ramps or covered to prevent
kit fox entrapment. All trenches or steep-walled excavations greater than three
feet deep shall include escape ramps to allow wildlife to escape. Each
excavation shall contain at least one ramp, with long trenches containing at least
one ramp every 0.25 mile. Slope of ramps shall be no steeper than 1:1.
Exhibit “A”
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• All pipes, culverts or similar structures with a diameter of four inches or greater shall
be kept capped to prevent entry of kit fox. If they are not capped or otherwise covered, they will be inspected prior to burial or closure to ensure no kit foxes, or
other protected species, become entrapped.
• All employees, contractors, or other persons involved in the construction of the
project shall attend a “tailgate” session informing them of the biological resource protection measures that will be implemented for the project. The orientation shall
be conducted by a qualified biologist and shall include information regarding the
life history of the protected species, reasons for special-status, a summary of
applicable environmental law, and measures intended to reduce impacts. A
report summarizing the date, time, and topics of the “tailgate” session, list of
attendees and identification of qualified biologist conducting session shall be
submitted to the Planning Director within 10 days of the “tailgate” session.
• All food, garbage, and plastic shall be disposed of in closed containers and
regularly removed from the site to minimize attracting kit fox or other animals.
(Mitigation Measure 5.3.A.2)
42. Since kit foxes are known to exist in the general area, it is recommended that all
construction personnel involved in initial ground disturbance receive sensitive
species instruction prior to initial ground phases of construction. Any evidence, such
as dens, should be avoided and reported to the reviewing agencies for resolution.
(Mitigation Measure 5.3.A.3)
a. Prior to grading plan approval, the project applicant shall comply with the following
raptor nest mitigation:
• If site grading is proposed during the avian nesting season (February to
September), a focused survey for avian nests shall be conducted by a qualified biologist prior to grading activities in order to identify active nests in areas
potentially impacted by project implementation.
• If construction is proposed to take place during the nesting season (February to
September), no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified biologist). Habitat
containing nests that must be removed as a result of project implementation shall be removed during the non-breeding season (October to January).
• Preconstruction surveys shall include a survey for burrowing owl. If active burrowing owl burrows are detected outside of breeding season (September 1
through January 31), passive and/or active relocation efforts may be undertaken if approved by CDFG and USFWS. If active burrowing owl burrows are detected
during breeding season (February 1 through August 31), no disturbance to these burrows shall occur in accordance with the Migratory Bird Treaty Act. (Mitigation
Measure 5.3.A.4)
Although the following conditions of approval are not required to reduce potential environmental impacts that are currently known to be less than significant, they are included to ensure these conditions are implemented with the West Ming EIR/West Ming Specific Plan:
Exhibit “A”
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43. The applicant shall be required to survey for nesting raptors following the survey
methodology developed by the Swainson’s hawk Technical Advisory Committee (SWHA TAC, 2000), prior to any disturbance on the project site that is within 5 miles
of a potential nest tree (CDFG, 1994) to ensure that the findings in the EIR are still applicable and no new measures are required. However, if new information is
found that detects an active nest of a Swainson’s hawk within 5 miles of the project site and a potential significant impact could occur, additional CEQA
documentation would be required as outlined in Section 15162 of the CEQA
Guidelines. This additional environmental documentation may involve consultation
with CDFG.
44. The applicant shall be required to conduct trapping prior to ground disturbance
activities to confirm that the Tipton kangaroo rat (Dipodomys nitratoides nitratoides)
is not located on the project site. However, if new information is found that detects
the Tipton kangaroo rat (Dipodomys nitratoides nitratoides) on the project site,
potential significant impact could occur and additional CEQA documentation
would be required as outlined in Section 15162 of the CEQA Guidelines. This
additional environmental documentation may involve consultation with CDFG and
United States Fish and Wildlife Service (USFWS).
45. The applicant shall be required to implement a no construction buffer zone of a
minimum distance of 250 feet, unless a qualified biologist approved by CDFG verifies
through non-invasive methods that either: 1) the birds have not begun egg laying
and incubation; or 2) that juveniles from the occupied burrows are foraging
independently and are capable of independent survival, and that in the event
burrowing owls are detected within the area of ground disturbance, passive and/or
active relocation efforts may be undertaken subject to approval by CDFG and USFWS
46. The applicant shall consult with USFWS and CDFG, where applicable, prior to any ground disturbance activities. This consultation is to ensure that the findings in the
EIR are still applicable and no new measures are required. However, if new information is found that identifies a potential significant impact, additional CEQA
documentation would be required as outlined in Section 15162 of the State CEQA Guidelines. This additional CEQA documentation may involve obtaining a USFWS
10(a)1(b) Incidental Take Permit and/or a State Incidental Take Permit pursuant to Section 2181(b) of the Fish and Game Code.
CULTURAL RESOURCES
47. Prior to grading plan approval within the project site, a qualified archaeologist shall
attempt to find evidence of the previously recorded sites.
If the qualified archaeologist finds evidence of the previous recorded sites, the
resources shall be evaluated for significance and integrity using the criteria
established in the CEQA Guidelines for unique cultural resources and/or 36 CFR 60.4
for eligibility for listing on the National Register of Historic Places. If the resources are
found to be significant, specific measures shall be recommended. In addition, the
Exhibit “A”
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grading plans shall state that archaeological monitoring by a qualified
archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of the 10 cultural sites and 26 isolates that were
previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall
be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring.
If the qualified archaeologist does not find evidence of the previous recorded sites,
the grading plans shall state that archaeological monitoring by a qualified
archaeologist and a Native American monitor shall take place during construction
excavation activities at the locations of the 10 cultural sites and 26 isolates that were
previously recorded on the site within the project site. The archaeologist shall
prepare a summary report of the monitoring activities and findings. The report shall
be submitted to the City of Bakersfield Planning Department and other appropriate
agencies within 10 days of completion of monitoring.
Following are the specific measures.
• The archaeological monitor shall attend a pre-grade meeting to explain the role
of the monitor during grading activities.
• If cultural resources are detected within the project area, the cultural resources
must be recorded using appropriate State record forms (DPR523 series) and
following guidelines in the California Office of Historic Preservation’s handbook
“Instructions for Recording Historical Resources.” The archaeologist will then
submit two (2) copies of the completed DPR523 forms to the Southern San Joaquin Valley Information Center for the assignment of trinomials.
• If cultural resources are detected within the survey areas, they must be evaluated for significance and integrity using criteria established in the CEQA Guidelines for
unique cultural resources and/or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places.
• If cultural resources are found within the project footprint, appropriate mitigation measures and recommended conditions of approval must be developed to
eliminate adverse project effects on significant, important, and unique historical resources, following appropriate CEQA and/or National Historic Preservation Act
Section 106 guidelines.
• A technical resources management report is required. The report must document
the inventory, evaluation, conclusions and mitigation recommendations. Submit two copies of the completed report, with original illustrations, to the Southern San
Joaquin Valley Information Center for permanent archiving. (Mitigation Measure
5.4.A.1)
48. Prior to grading plan approval, the grading plans shall state that paleontological
monitoring shall take place during construction excavation activities that result in
excavations of six feet below ground surface or greater within the project site.
Following are the specific measures. (Mitigation Measure 5.4.C.1)
Exhibit “A”
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• Assign a paleontological monitor, trained and equipped to allow the rapid
removal of fossils with minimal construction delay, to the site full-time during the interval of earth-disturbing activities.
• Should fossils be found within an area being cleared or graded, divert earth-disturbing activities elsewhere until the monitor has completed salvage. If
construction personnel make the discovery, the grading contractor should immediately divert construction and notify the monitor of the find.
• Prepare, identify, and curate all recovered fossils for documentation in the
summary report and transfer to an appropriate depository.
• Submit a summary report to the City of Bakersfield. Transfer collected specimens
with copy of report to the repository.
49. Prior to grading plan approval, the grading plans shall state that if human remains
are encountered on the project site, the Kern County Coroner’s Office shall be
contacted within 24 hours of the find, and all work in the immediate vicinity shall be
halted until a clearance is given by that office and any other involved agencies.
(Mitigation Measure 5.4.D.1)
GEOLOGY AND SOILS
50. Prior to grading plan approval, an erosion control plan for construction activities that
describe the best management practices (BMPs) that will be used to reduce the
potential for soil erosion and loss of top soil. The erosion control plan shall be
submitted to the City of Bakersfield Public Works Department for review and
approval. The BMPs could include soil stabilizers and silt fencing as well as other
measures. (Mitigation Measure 5.5.B.1)
HAZARDOUS AND HAZARDOUS MATERIALS
51. Prior to site plan approval, applicant shall provide evidence that future active oil wells and associated equipment will meet the California Division of Oil, Gas and
Geothermal Resources regulations and public health and safety regulations, or provide other assurances that residents and visitors will not be exposed to health
hazards from the routine transport, use, or disposal of hazardous materials, prior to development of affected portions of the project. (Mitigation Measure 5.6.F.1)
52. Prior to grading plan approval where there is an existing drilling and/or production operations of exploration oil wells and including disposal wells, the project applicant
shall have the locations surveyed, located, and marked by a licensed land surveyor or civil engineer authorized to practice land surveying. A map shall be furnished to
the Office of Environmental Services showing how all existing petroleum related facilities will be protected and integrated into the proposed development. The
California Division of Oil, Gas and Geothermal Resources and the City of Bakersfield
development standards shall be met. (Mitigation Measure 5.6.F.2)
53. Prior to grading plan approval, all drilling and production activities shall be subject
to all fire and safety regulations as required by the Bakersfield City Fire Department.
The City Code 15.66.040 and 15.66.080 Well Site Development Standards Setback
states that no petroleum well shall be drilled nor shall any storage tank and other
production related structures be located within:
Exhibit “A”
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• 75 Feet of the right-of-way of any dedicated public street, highway, railroad or
private street, or adopted specific plan line of any street or highway;
• No streets may be constructed within 75 feet of any oil well unless it has been
properly abandoned;
• 100 Feet of any building including dwellings, except buildings incidental to the
operation of the well;
• 1,000 feet of sensitive receptors which include residential area, schools, daycare
centers, hospital, convalescent homes and other large immobile populations;
• 300 Feet of any public assembly;
• 25 Feet of a storage tank or boilers, fired heaters, open flame devices or other
sources of ignition;
• A solid masonry wall 8 feet high shall encompass the entire well site. Two gates, as
nearly opposite as possible to each other shall be installed;
• Pipelines utilized for all petroleum related operations shall be buried a minimum of
3 feet below grade. (Mitigation Measure 5.6.F.3)
54. The Pipeline Development Policy of the City of Bakersfield Fire Department is as
follows:
• No habitable portion of a structure may be built within 50 Feet of a gas main, or
transmission line, or refined liquid product line with 36 inches of cover;
• No structure may be within 40 Feet of a hazardous liquids pipeline bearing refined
product, with 48 inches or more of cover;
• No habitable portion of a structure may be built within 30 Feet of a crude oil
pipeline operation at 20% of its design strength;
• Prior to or concurrently with filing of a final map, a covenant shall be recorded on
all lots of this tract, or portion thereof, which are within 250 Feet of any gas transmission lines. Covenant shall acknowledge proximity of pipeline easement to
said property and describe the name, type and dimension of the pipeline. Prior to recordation, the subdivider shall submit and obtain approval of covenant wording
with the City Attorney, Office of Environmental Services and City Engineer. (Mitigation Measure 5.6.F.4)
Prior to recordation of a final map, any abandoned wells within the grading envelope shall have the surface area returned to its natural condition including but
not limited to cleaning all oil, oil residues, drilling fluids, mud and other substances; leveling, grading or filling of sumps, ditches, and cellars including removal of all lining
material to the satisfaction of the Department of Oil, Gas and Geothermal Resources. (Mitigation Measure 5.6.G.1)
55. Prior to recordation of a final map, all stained soils observed within the grading envelope near the active water wells, idle water wells, and former water wells shall
be shall be tested. If the soils are found to be hazardous, the soils shall be disposed
of in accordance with applicable federal, state and local regulations. The
applicant shall provide the City with evidence that any hazardous soils found onsite
have been disposed of in accordance with federal, state, and local laws.
(Mitigation Measure 5.6.G.2)
56. Prior to recordation of a final map, a written verification shall be obtained from the
Department of Oil, Gas and Geothermal Resources that abandoned wells within
Exhibit “A”
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the grading envelope were properly abandoned pursuant to their regulations. The
written verification shall be submitted to the City. (Mitigation Measure 5.6.G.3) 57. Prior to recordation of final map, any lot or parcel within the grading envelope
containing an abandoned well shall be encumbered with a deed restriction specifying the exact location of said well and prohibiting any construction within
said 10 feet of an abandoned oil well. This is required by the City Municipal Code 15.66.080, Development encroachment in petroleum areas. (Mitigation Measure
5.6.G.4)
58. Prior to recordation of a final map, information on the location of the pipelines and
any information regarding safety concerns of these pipelines shall be provided to
the Bakersfield City Fire Department. Prior to grading activities, Pacific Gas and
Electric Company and/or any other company with pipelines running through the
affected portions of the project site shall be notified of the construction activity
within the corresponding easement. If any pipelines have any problems or if a
pipeline is ruptured during development, the Bakersfield City Fire Department shall
be notified. (Mitigation Measure 5.6.G.5)
59. If during grading and construction, a pipeline accident occurs or potential unknown
buried hazardous materials are found, and/or if unidentified materials are
discovered in the testing of the soil, health and safety procedures shall be
implemented. These procedures shall include, at a minimum, emergency medical,
evacuation of the site and/or threatened area, and notification action. Notification
shall include but not be limited to the following agencies: The City of Bakersfield,
Department of Toxic Substance Control (DTSC), Bakersfield City and/or County Fire
Department, and the Regional Water Quality Control Board (RWQCB). Evacuation
and determination regarding the type of contamination encountered and best course of action would be determined by the ranking official and the required
mediation measures shall be implemented. (Mitigation Measure 5.6.G.6) 60. Prior to grading and building plan approvals, the grading and building plans shall
state that all work will stop immediately if any unknown odorous or discolored soil or other possible hazardous materials arise during any part of the testing, grading, or
construction on the project site. (Mitigation Measure 5.6.G.7) 61. Prior to grading plan approval, the handling and storage of hazardous and acutely
hazardous materials shall be restricted to less than threshold planning quantities within 1,000 feet of sensitive receptors which include residential areas, schools,
daycare centers, hospital, convalescent homes and other large immobile populations. Sensitive receptors shall not be approved within zones of cancer risk
identified by a health risk assessment of greater than 10 in 1,000,000. (Mitigation Measure 5.6.K.1)
HYDROLOGY AND WATER QUALITY
62. Prior to grading plan approval, the project applicant shall prepare a Stormwater
Pollution Prevention Plan (SWPPP) that conforms to the State Water Resources
Control Board NPDES permit in which the City of Bakersfield is a co-permitee. The
SWPPP shall specify Best Management Practices (BMPs) to prevent construction-
related pollutants from reaching storm water and all products of erosion from
moving off-site. The SWPPP shall require approval by the State Water Resources
Exhibit “A”
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Control Board and verification of approval provided to the City of Bakersfield
Planning Department. (Mitigation Measure 5.7.A.1) NOISE 63. Prior to site plan approval for commercial and industrial uses adjacent to residential
uses, the project applicant shall conduct a noise study to determine the appropriate measures to reduce potential noise levels to meet the City’s noise level
performance standards. If commercial and industrial uses are proposed adjacent
to residential uses, appropriate measures would include setbacks, sound barrier, or
a combination of both. (Mitigation Measure 5.8.C.1)
64. Prior to City approval (conditional use permit, site plan, building permit, fire
department permit, etc.) for the construction of an oil well adjacent to sensitive land
uses, the project applicant shall conduct a noise study to determine the
appropriate measures to reduce potential noise levels to meet the City’s noise level
performance standards. If sensitive land uses are proposed to adjacent existing oil
wells, appropriate measures would include setbacks, sound barrier, or a
combination of both. If oil wells are proposed adjacent to existing sensitive land
uses, the engines associated with the oil wells could be converted to electric motors,
sound barriers could be used, or setbacks could be established. (Mitigation Measure
5.8.C.2)
65. Prior to grading plan approval, the grading plans shall state that construction
activities associated with development of the project site would be required to be
in conformance with Section 9.22.050 of the City of Bakersfield Municipal Code
which limits construction to the hours of 6 a.m. to 9 p.m. on weekdays, and between
8 a.m. and 9 p.m. on weekends, where construction occurs less than 1,000 feet from residences. (Mitigation Measure 5.8.E.1)
66. Prior to grading plan approval, the grading plans shall state that construction equipment shall be equipped with mufflers and maintained in accordance with the
equipment’s factory specifications. During construction activities, the construction equipment muffler and maintenance records shall be onsite. (Mitigation Measure
5.8.E.2) TRANSPORTATION 67. Prior to the issuance of building permits, the project applicant shall participate in the
Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local mitigation improvements (those not covered by the
RTIF). The intersection and roadway improvements that are required with the proposed project are as follows. The timing of these improvements is estimated
below; however, all of these improvements shall be completed as the significance
thresholds are reached. (Mitigation Measure 5.11.A.1)
Measures 5.11.A.11 and 6.3.11.A.1 (Regional Transportation Impact Fee – Regional
Mitigation) Prior to the issuance of building permits, the project applicant shall a)
participate in the current, full RTIF program as modified by the Construction Cost
Index (CCI) or b) mitigate everything to Level of Service C through the payment of
their calculated Regional Impact Fee AND pay a local transportation impact
mitigation fee. For the calculated Regional Impact Fee, the applicant shall submit
Exhibit “A”
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revised funding calculations for all improvements associated with the RTIF program
pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated
based upon the adopted RTIF at time of further subdivision.
Measure 5.11.A.11 and 6.3.11.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project
traffic study), prior to subdivision updated estimates shall be submitted and
approved. The local mitigation fee shall be based upon the proponent’s share of
the cost to upgrade the affected facilities to Level of Service C, and shall be
adjusted annually by the CCI in the same manner as the Regional Transportation
Impact Fee. The cost of the upgrade shall be the City’s costs and shall include, but
not be limited to, all costs of obtaining and clearing right-of-way, all utility
relocations, and all construction. Construction shall include but not limited to: curb,
gutter, sidewalk, pavement, signal modification, landscape and wall replacement,
drive approaches, catch basin replacement, additional storm drain where
necessary, streetlights, striping and signing. Unit costs used in the traffic study may
be outdated due to recent rises in construction costs and shall be updated as
appropriate. Applicant shall participate in the improvements required on a pro-rata
fair share basis, prior to the issuance of building permits, based upon the approved
estimates. It is the Public Works Department’s decision as to which methodology
adequately mitigates the cumulative traffic impacts associated with the project to
a level of less than significant.
Year 2015 Intersection
• Allen Road and Westside Parkway Westbound Ramps - Construct one southbound through lane.
• Allen Road and Westside Parkway Eastbound Ramps - Install signal and construct two southbound left turn lanes.
• Ming Avenue and Project Entrance No. 1 - Provide all-way-stop. • Ming Avenue and South Allen Road - Install signal.
• Ming Avenue and Ashe Road - Construct one southbound right turn lane. • South Allen Road and Chamber Boulevard - Install signal.
• South Allen Road and Project Entrance No. 2 - Install signal. • White Lane and Campus Park Drive - Install signal.
• White Lane and South Allen Road - Construct one eastbound left turn lane, one eastbound right turn lane, one westbound left turn lane, one southbound right turn
lane, one eastbound through lane, two westbound through lanes, one southbound
through lane, and provide overlapping phase for westbound and northbound right
turn lane.
• White Lane and Windermere Street - Install signal.
• White Lane and Buena Vista Road - Construct two eastbound though lanes and
one northbound left turn lane.
• South Allen Road and Campus Park Drive - Install signal.
Exhibit “A”
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• Buena Vista Road and Campus Park Drive - Construct one southbound through
lane, one eastbound left turn lane, and one eastbound through lane. • Panama Lane and Northbound Ramps West Beltway - Construct one eastbound
through lane and one northbound left turn lane. • Panama Lane and South Allen Road - Construct one westbound right turn lane and
one southbound right turn lane. • Panama Lane and Buena Vista Road - Construct one southbound left turn lane.
• Panama Lane and Ashe Road - Construct one northbound through lane.
Roadway Segment
• Stockdale Highway - Gosford Road to Ashe Road - Add two lanes.
• Allen Road - Stockdale Highway to Ming Avenue - Add two lanes.
• South Allen Road - Ming Avenue to Chamber Boulevard - Add two lanes.
• South Allen Road - Chamber Boulevard to White Lane - Add two lanes.
• South Allen Road - White Lane to Campus Park Drive - Add two lanes.
• South Allen Road - Campus Park Drive to Pacheco - Add two lanes.
• South Allen Road - Harris Road to Panama Lane - Add two lanes.
• Buena Vista Road - White Lane to Campus Park Drive - Add two lanes.
• Buena Vista Road - Campus Park Drive to South Project Entrance - Add two lanes.
• Buena Vista Road - South Project Entrance to Panama Lane - Add two lanes.
Year 2030
Intersection
• Calloway Drive and Westside Parkway Westbound Ramps - Construct one
southbound right turn lane.
• Calloway Drive and Westside Parkway Eastbound Ramps - Construct one northbound right turn lane.
• Stockdale Highway and Buena Vista Road - Construct one eastbound right turn lane.
• Stockdale Highway and Old River - Provide overlapping phase for westbound right turn lane.
• Ming Avenue and Project Entrance No. 1 - Install signal and construct one eastbound right turn lane, one westbound left turn lane, one northbound right turn
lane, and one eastbound through lane. • Ming Avenue and South Allen Road - Construct one northbound left turn lane, one
southbound left turn lane, one eastbound through lane, one westbound through lane, one northbound through lane, one southbound through lane, and provide
overlapping phase for northbound right turn lane and eastbound right turn lane. • Ming Avenue and Buena Vista Road - Construct one eastbound through lane.
• Ming Avenue and Gosford Road - Provide overlapping phase for eastbound right
turn lane.
• South Allen Road and Chamber Boulevard - Construct one eastbound left turn lane,
one westbound left turn lane, two northbound left turn lanes, one southbound left
turn lane, one southbound right turn lane, one northbound through lane, and one
southbound through lane.
• South Allen Road and Project Entrance No. 2 - Construct one northbound left turn
lane, one northbound through lane, and one southbound through lane.
Exhibit “A”
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• White Lane and Campus Park Drive - Construct one eastbound right turn lane, one
eastbound through lane, two westbound through lanes, and one southbound through lane.
• White Lane and South Allen Road - Construct one northbound left turn lane, one southbound left turn lane, one eastbound through lane, one southbound through
lane, one northbound through lanes, and provide overlapping phase for southbound right turn lane.
• White Lane and Windermere Street - Construct one westbound left turn lane, one
westbound right turn lane, one northbound left turn lane, one northbound right turn
lane, one southbound right turn lane, one eastbound through lane, and one
westbound through lane.
• White Lane and Buena Vista Road - Construct one westbound left turn lane, one
northbound through lane, and one southbound through lane.
• White Lane and Gosford Road - Construct one westbound through lane.
• South Allen Road and Campus Park Drive - Construct two eastbound left turn lanes,
one westbound left turn lane, one westbound right turn lane, one northbound left
turn lane, one northbound right turn lane, one southbound left turn lane, one
southbound right turn lane, and one northbound through lane.
• Buena Vista Road and Campus Park Drive - Construct one westbound right turn
lane, one northbound left turn lane, and one southbound right turn lane.
• South Allen Road and South Allen Entrance - Install signal.
• Old River Road and Harris Road - Construct one eastbound left turn lane and one
westbound left turn lane.
• Buena Vista Road and South Project Entrance - Install signal.
• South Allen Road and Harris/Pensinger Road - Construct one northbound through lane.
• Gosford Road and Harris Road - Construct one northbound through lane. • Panama Lane and Buena Vista Road - Construct one westbound left turn lane and
one southbound through lane.
Roadway Segment • Stockdale Highway - Buena Vista Road to Old River Road - Add two lanes.
• Ming Avenue - Ming Avenue Project Entrance to South Allen Road - Add two lanes. • Ming Avenue - South Allen Road to Buena Vista Road - Add two lanes.
• Ming Avenue - Old River Road to Ashe Road - Add two lanes. • Ming Avenue - New Stine Road to Old Stine Road - Add two lanes.
• White Lane - West Beltway to Allen Road - Add two lanes. • Allen Road - Rosedale Highway to Brimhall Road - Provide for divided roadway.
• Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes.
• Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound
Ramps - Add two lanes.
• Allen Road - Westside Parkway Eastbound Ramps to Stockdale Highway - Add two
lanes.
• Allen Road - Stockdale Highway to Ming Avenue - Provide for divided roadway.
• South Allen Road - Ming Avenue to Chamber Boulevard - Provide for divided
roadway.
Exhibit “A”
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• South Allen Road - Chamber Boulevard to White Lane - Add two lanes and provide
for divided roadway. • South Allen Road - White Lane to Campus Park Drive - Add two lanes.
• South Allen Road - Campus Park Drive to Pacheco - Add two lanes. • Buena Vista Road - Ming Avenue to Chamber Boulevard - Add two lanes.
• Buena Vista Road - Chamber Boulevard to White Lane - Add two lanes. • Buena Vista Road - White Lane to Campus Park Drive - Add two lanes and provide
for divided roadway.
• Buena Vista Road - Campus Park Drive to South Project Entrance - Provide for
divided roadway.
• Buena Vista Road - South Project Entrance to Panama Lane - Provide for divided
roadway.
• Coffee Road - Rosedale Highway to Brimhall Road - Add two lanes.
• Gosford Road - Harris Road to Panama Lane - Add two lanes.
UTILITIES AND SERVICE SYSTEMS
68. Prior to the issuance of building permits for the onsite water facilities (i.e., water lines
and water wells), the construction and operational impacts such as noise, traffic,
and air emissions on adjacent land uses need to be adequately addressed in
accordance with the CEQA Guidelines. Construction activities are required to
occur at times specified in the Municipal Code as well as ensure that mufflers are
on the construction equipment. Operational noise levels associated with the water
wells are required to be in conformance with the City of Bakersfield Noise
Performance Standards. Traffic management plans need to be implemented to
ensure adequate safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air
Pollution Control District Guidelines and long term emissions associated with the water well pump would require an air permit from the District. (Mitigation Measure
5.12.B.1) 69. Prior to the recordation of final maps, the project applicant shall demonstrate to the
City of Bakersfield Public Works Department that the existing sewer trunk lines and the existing sewer lift station on White Lane are adequate to accommodate project
flows. If the development of the individual tracts result in the exceedance of the capacities of the existing facilities, the existing facilities shall be expanded or new
facilities shall be constructed to adequately serve the proposed tract. (Mitigation Measure 5.12.C.1)
70. Prior to the issuance of building permits, the project applicant shall pay sewer connection fees to the City of Bakersfield Public Works Department. The fees would
be used to provide adequate sewer facilities to convey wastewater from the
project site to Wastewater Treatment Plan No. 3 as well as contribute to the cost to
increase the capacity of the treatment plant. (Mitigation Measure 5.12.C.2)
71. Prior to the issuance of building permits for the onsite and offsite sewer facilities, the
construction and operational impacts such as noise, traffic, and air emissions on
adjacent land uses need to be adequately addressed in accordance with the
CEQA Guidelines. Construction activities are required to occur at times specified in
the Municipal Code as well as ensure that mufflers are on the construction
Exhibit “A”
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equipment. Operational noise levels associated with any sewer lift stations are
required to be in conformance with the City of Bakersfield Noise Performance Standards. Traffic management plans need to be implemented to ensure adequate
safety during construction activities. Finally, construction air emissions are required to be reduced according to the San Joaquin Valley Air Pollution Control District
Guidelines and long term emissions associated with the lift station would require an air permit from the District. (Mitigation Measure 5.12.C.3)
72. Prior to the issuance of building permits for the onsite drainage facilities, the
construction and operational impacts such as noise, traffic, and air emissions on
adjacent land uses need to be adequately addressed in accordance with the
CEQA Guidelines. Construction activities are required to occur at times specified in
the Municipal Code as well as ensure that mufflers are on the construction
equipment. Operational noise levels associated with the drainage pumps are
required to be in conformance with the City of Bakersfield Noise Performance
Standards. Traffic management plans need to be implemented to ensure adequate
safety during construction activities. Finally, construction air emissions are required
to be reduced according to the San Joaquin Valley Air Pollution Control District
Guidelines and long term emissions associated with the drainage pumps would
require an air permit from the District. (Mitigation Measure 5.12.E.1)
CUMULATIVE IMPACTS Transportation and Traffic
73. Prior to the issuance of building permits, the project applicant shall participate in the
Regional Transportation Impact Fee (RTIF) program as well as paying the
proportional share for local mitigation improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with
cumulative development (i.e., the cumulative growth of “background-related” traffic with the addition and contribution of project-generated traffic) in the years
2015 and 2030 are as follows (Note: All project-generated impacts and corresponding mitigation measures/improvements are included in both Section 5.11
and Section 6.3.11). (Mitigation Measure 6.3.11.A.1) Measures 5.11.A.11 and 6.3.11.A.1 (Regional Transportation Impact Fee – Regional
Mitigation) Prior to the issuance of building permits, the project applicant shall participate in the RTIF program. The applicant shall submit revised funding
calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works
Department for said calculations. Said calculations shall be updated based upon the adopted RTIF at time of further subdivision.
Measure 5.11.A.11 and 6.3.11.A.1 (Local Mitigation) For impacted intersections and
segments subject to fair share improvements (refer to Tables 6 & 8 from the project
traffic study), prior to the issuance of building permits, updated estimates shall be
submitted and approved. Unit costs used in the traffic study may be outdated due
to recent rises in construction costs and shall be updated as appropriate. Applicant
shall participate in the improvements required on a pro-rata, fair share basis, prior
to the issuance of building permits, based upon the approved estimates.
Exhibit “A”
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Year 2015
Intersections • Rosedale Hwy & Allen Road - Construct one northbound through lane.
• Rosedale Highway and Calloway Drive - Construct one northbound left turn lane, one northbound right turn lane, and one eastbound through lane.
• Rosedale Highway and Coffee Road - Construct one eastbound through lane and one westbound through lane.
• Brimhall Road and Allen Road - Construct one southbound through lane
• Allen Roadway and Westside Parkway Westbound Ramps - Install signal.
• Allen Road and Westside Parkway Eastbound Ramps - Install signal.
• Calloway Drive and Westside Parkway Westbound Ramps - Install signal.
• Calloway Drive and Westside Parkway Eastbound Ramps - Install signal.
• Coffee Road and Westside Parkway Westbound Ramps - Install signal.
• Coffee Road and Westside Parkway Eastbound Ramps - Install signal.
• Ming Avenue and South Allen Road - Provide all-way-stop.
• Ming Avenue and Gosford Road - Construct one westbound right turn lane and one
northbound right turn lane - “Providing Full expansion per COB std Det T-4.”
• Ming Avenue and Ashe Road - Construct one eastbound right turn lane and one
northbound right turn lane.
• Ming Avenue and New Stine Road - Construct one southbound right turn lane.
• Buena Vista Road and Chamber Blvd. - Install signal.
• White Lane and South Allen Road - Install signal.
• White Lane and Buena Vista Road - Construct one southbound left turn lane and
one southbound through lane.
• White Lane and Ashe Road - Construct one eastbound left turn lane and one westbound left turn lane.
• White Lane and Wilson Road - Construct one southbound right turn lane. • White Lane and Wible Road - Construct one westbound through lane.
• Buena Vista Road and Campus Park Drive - Install signal. • South Allen Road and Harris/Pensinger Road - Install signal.
• Panama Lane and West Beltway Southbound Ramps - Install signal and construct one westbound left turn lane, two southbound right turn lanes, and one eastbound
through lane. • Panama Lane and West Beltway Northbound Ramps - Install signal and construct
two eastbound left turn lanes, one westbound right turn lane, one northbound right turn lane, and one westbound through lane.
• Panama Lane and South Allen Road - Install signal and construct two eastbound left turn lanes, one westbound left turn lane, one northbound left turn lane, two
southbound left turn lanes, one westbound through lane, and one eastbound
through lane.
• Panama Lane and Windermere Street - Construct one eastbound through lane and
one westbound through lane.
• Panama Lane and Buena Vista Road - Install signal and construct one eastbound
left turn lane, one westbound left turn lane, one westbound right turn lane, one
northbound left turn lane, one southbound left turn lane, and one eastbound
through lane.
Exhibit “A”
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• Panama Lane and Mountain Vista Drive - Construct one eastbound through lane
and one westbound through lane. • Panama Lane and Gosford Road - Construct one northbound through lane and
one southbound left turn lane. • Panama Lane and Reliance Drive - Install signal.
• Panama Lane and Ashe Road - Install signal and construct one southbound left turn lane.
• Panama Lane and Wible Road - Construct one westbound through lane, one
southbound through lane, and provide overlapping phase for northbound right turn
lane.
• McCutchen Road and Buena Vista Road - Provide all-way-stop.
Roadway Segments
• Buena Vista Road - Panama Lane to McCutchen Road - Add two lanes.
• Calloway Drive - Brimhall Road to WB Westside Parkway - Add two lanes
• Calloway Drive -Westside Parkway Westbound Ramps to Westside Parkway
Eastbound Ramps - Add two lanes
• Calloway Drive - Westside Parkway Eastbound Ramps to Stockdale Highway - Add
two lanes
• Coffee Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two
lanes.
• Coffee Road - Westside Parkway Westbound Ramps to Westside Parkway
Eastbound Ramps - Add two lanes.
• Gosford Road - Panama Lane to McCutchen Road - Add two lanes.
• Rosedale Highway - Calloway Drive to Coffee Road - Add two lanes. • Stockdale Highway - Enos Road to Nord Avenue - Construct divided roadway.
• Stockdale Highway - Nord Avenue to Wegis Road - Add two lanes. • Stockdale Highway - Wegis Road to Heath Road - Add two lanes
• Stockdale Highway - East of New Stine Road - Add two lanes. • Ming Avenue - West Beltway to Ming Project Entrance - Construct two lane roadway
• Ming Avenue - Ming Project Entrance to South Allen Road - Construct two lane roadway
• Ming Avenue - South Allen Road to Buena Vista Road - Construct two lane roadway. • Ming Avenue - Ashe Road to New Stine Road - Add two lanes.
• White Lane - West Beltway to South Allen Road - Construct two lane roadway. • White Lane - South Allen Road to White Lane Project Entrance - Construct two lane
roadway. • White Lane - White Lane Entrance to Buena Vista Road - Construct two lane
roadway.
• White Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes.
• Panama Lane -Gosford Road to Ashe Road - Add two lanes, construct as divided
roadway.
• Panama Lane - Stine Road to Wible Road - Add two lanes.
• Allen Road - Rosedale Highway to Brimhall Road - Add two lanes
• Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes.
Exhibit “A”
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• Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound
Ramps - Add two lanes. • Allen Road -Westside Parkway Eastbound Ramps to Stockdale Highway - Add two
lanes. • South Allen Road - Ming Avenue to Chamber Boulevard - Construct two lane
roadway • South Allen Road - Chamber Boulevard to White Lane - Construct two lane roadway
• South Allen Road - White Lane to Campus Park Drive - Construct two lane divided
roadway
• South Allen Road - Campus Park Drive to Pacheco - Construct two lane divided
roadway
• South Allen Road - Pacheco Road to Harris Road - Construct four lane roadway
• South Allen Road - Harris Road to Panama Lane - Construct two lane divided
roadway
• South Allen Road - Panama Lane to McCutchen Road - Construct two lane
roadway.
Year 2030
Intersections
• Buena Vista Road and Harris/Pensinger Road - Install signal.
• Hageman Road and Calloway Drive - Construct one northbound through lane and
one southbound through lane.
• Rosedale Highway and Calloway Drive - Construct one eastbound left turn lane and
one westbound left turn lane.
• Rosedale Highway and Coffee Road - Construct one eastbound right turn lane, one westbound left turn lane, one northbound left turn lane, and provide overlapping
phase for northbound right turn lane. • Rosedale Highway & Allen Road - Construct one southbound left turn lane.
• Brimhall Road and Allen Road - Construct one southbound left turn lane. • Brimhall Road and Jewetta Avenue - Construct one southbound through lane.
• Brimhall Road and Calloway Drive - Construct one southbound through lane. • Brimhall Road and Coffee Road - Construct one northbound left turn lane.
• Allen Roadway and Westside Parkway Westbound Ramps - Construct one westbound left turn lane and one westbound right turn lane.
• Calloway Drive and Westside Parkway Westbound Ramps - Construct two northbound left turn lanes, one northbound through lane, and one southbound
through lane. • Calloway Drive and EB Westside Parkway - Channelize eastbound right turn lane;
and construct one southbound left turn lane, one northbound through lane, and
one southbound through lane.
• Coffee Road and Westside Parkway Eastbound Ramps - Construct one eastbound
right turn lane, one southbound through lane, one northbound through lane, one
northbound right turn lane, and southbound left turn lane.
• Coffee Road and Westside Parkway Westbound Ramps - Construct one northbound
left turn lane, one southbound right turn lane, one westbound left turn lane, and one
southbound through lane.
Exhibit “A”
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• Truxtun Avenue and Coffee Road - Construct one northbound through lane.
• Stockdale Highway and Allen Road - Construct one eastbound left turn lane and provide overlapping phase for westbound right turn lane.
• Stockdale Highway and Old River Road - Construct one westbound through lane “for Full expansion per COB Det T-4.
• Stockdale Highway and Gosford Road - Construct one westbound right turn lane and one northbound right turn lane.
• Stockdale Highway and New Stine Road - Construct one eastbound right turn lane,
one eastbound left turn lane, one northbound right turn lane, and one southbound
through lane.
• Ming Avenue and Buena Vista Road - Construct one westbound right turn lane, one
northbound through lane, and one southbound through lane.
• Ming Avenue and Gosford Road - Construct one eastbound through lane, one
westbound through lane, one northbound through lane, and one southbound
through lane.
• Ming Avenue and Ashe Road - Construct one westbound right turn lane.
• Ming Avenue and New Stine Road - Construct one eastbound right turn lane and
one westbound right turn lane.
• Ming Avenue and Old Stine Road - Construct one eastbound left turn lane.
• White Lane and South Allen Road - Construct one northbound through lane.
• White Lane and Buena Vista - Construct one westbound right turn lane.
• White Lane and Old River - Construct one northbound through lane and provide
overlapping phase for westbound right turn lane.
• White Lane and Gosford Road - Construct one westbound left turn lane, one
southbound left turn lane, one northbound left turn lane, and one northbound through lane.
• White Lane and Ashe Road - Construct one southbound left turn lane and one northbound left turn lane.
• White Lane and Wilson Road - Construct one eastbound left turn lane. • White Lane and Stine Road - Construct one westbound right turn lane and one
southbound right turn lane. • White Lane and Wible Road - Construct one eastbound right turn lane, one
northbound through lane, southbound through lane, and provide overlapping phase for northbound right turn lane.
• South Allen Road and Harris/Pensinger Road - Construct one eastbound left turn lane, two eastbound right turn lanes, one westbound left turn lane, one westbound
right turn lane, one northbound left turn lane, one southbound left turn lane, one southbound right turn lane, one southbound through lane, and provide overlapping
phase for southbound right turn lane.
• Harris Road and Old River Road - Construct one northbound through lane and one
southbound through lane.
• Harris Road and Gosford Road - Construct one southbound left turn lane.
• Panama Lane and West Beltway Southbound Ramps - Channelize southbound right
turn lane; and construct one eastbound right turn lane, one westbound through
lane, and one eastbound through lane.
Exhibit “A”
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• Panama Lane and West Beltway Northbound Ramps - Construct one westbound
right turn lane, one northbound right turn lane, one eastbound left turn lane and one westbound through lane.
• Panama Lane and South Allen Road - Construct one eastbound right turn lane, one northbound right turn lane, one westbound through lane, and provide overlapping
phases for westbound right turn lane and southbound right lane. • Panama Lane and Buena Vista Road - One eastbound left turn lane, one
northbound right turn lane, one southbound right turn lane, one eastbound through
lane, one southbound through lane, two northbound through lanes, two westbound
through lanes, and provide overlapping phase for westbound right turn lane.
• Panama Lane and Gosford Road - Construct one eastbound left turn lane, two
eastbound through lanes, one eastbound right turn lane, one westbound left turn
lane, two westbound through lanes, one northbound left turn lane, one northbound
through lane, one northbound right turn lane, one southbound left turn lane, two
southbound through lanes, and provide overlapping phase for westbound right turn
lane.
• Panama Lane and Mountain Vista Drive - Install signal.
• Panama Lane and Reliance Drive - Construct two eastbound through lanes, one
westbound through lane, and one westbound left turn lane.
• Panama Lane and Ashe Road - Construct one eastbound left turn lane, one
west/[bound left turn lane, one northbound left turn lane, two eastbound through
lanes, one westbound through lane, and one southbound through lane.
• Panama Lane and Golden Gate/Mountain Ridge Drive - Install signal.
• Panama Lane and Stine Road - Construct one eastbound through lane.
• Panama Lane and Wible Road - Construct one westbound left turn lane. • McCutchen Road and Buena Vista Road - Install signal and construct one
eastbound left turn lane, one northbound left turn lane, one southbound left turn lane, and one southbound right turn lane.
• McCutchen Road and Old River Road - Install signal. • McCutchen Road and Gosford Road - Install signal.
Roadway Segments • Buena Vista Road - Stockdale Highway to Ming Avenue - Add two lanes.
• Buena Vista Road - Panama Lane to McCutchen Road - Construct as divided roadway.
• Calloway Drive - Hageman Road to Rosedale Highway - Add two lanes. • Calloway Drive - Rosedale Highway to Brimhall Road - Add two lanes.
• Calloway Drive - Brimhall Road to Westside Parkway Westbound Ramps - Add two lanes.
• Calloway Drive -Westside Parkway Westbound Ramps to Westside Parkway
Eastbound Ramps - Add two lanes.
• Calloway Drive - Westside Parkway Eastbound Ramps to Stockdale Highway - Add
two lanes.
• Old River Road - South of Taft Avenue - Add two lanes.
• Gosford Road - Panama Lane to McCutchen Road - Add two lanes, construct as
divided roadway.
• Gosford Road - McCutchen Road to Taft Highway - Construct as divided roadway.
Exhibit “A”
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• Stockdale Highway - Enos Road to Nord Avenue - Add two lanes.
• Ming Avenue - South Allen Road to Buena Vista Road - Construct as divided roadway.
• Ming Avenue - Old Stine Road to Real Road - Add two lanes. • White Lane - West Beltway to South Allen Road - Construct as divided roadway.
• White Lane - South Allen Road to White Lane Project Entrance - Add two lanes • White Lane - White Lane Entrance to Buena Vista Road - Add two lanes roadway.
• White Lane - Gosford Road to Ashe Road - Add two lanes.
• White Lane - Stine Road to Wible Road - Add two lanes.
• White Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes.
• Panama Lane - Gosford Road to Ashe Road - Add four lanes.
• Panama Lane - Ashe Road to Stine Road - Add four lanes.
• Panama Lane - Stine Road to Wible Road - Add two lanes.
• Panama Lane - Wible Road to SR 99 Southbound Ramps - Add two lanes.
• Allen Road - Brimhall Road to Westside Parkway Westbound Ramps - Construct as
divided roadway.
• Allen Road - Westside Parkway Westbound Ramps to Westside Parkway Eastbound
Ramps - Construct as divided roadway.
• Allen Road -Westside Parkway Eastbound Ramps to Stockdale Highway -Construct
as divided roadway.
• South Allen Road - White Lane to Campus Park Drive - Construct as divided
roadway.
• South Allen Road - Campus Park Drive to Pacheco Road - Construct as divided
roadway.
• South Allen Road - Pacheco Road to Harris Road - Add two lanes, construct as divided roadway.
• South Allen Road - Harris Road to Panama Lane - Construct as divided roadway. Mineral Resources 74. Prior to recordation of any final map, the project applicant shall submit a petroleum
integration plan for the entire Parcel Map 11838 area, that shows how all existing petroleum-related facilities will be protected and integrated into the proposed
development and provides documentation of compliance with Section 17.46.010 and Section 15.66 of the City Municipal Code.
Note: This GPA/ZC 03-1544 condition of approval was satisfied in October 2009 with the
approved Petroleum Integration Plan for Final Parcel Map No. 11838, based on the obligation that the integration plan will identify any and all wells to be leak tested
and abandoned to the satisfaction of DOGGR based on setback requirements.