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Home My WebLink AboutVTTM 7356 Nt/PJ:je/S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Staff Report.docx CITY OF BAKERSFIELD PLANNING COMMISSION MEETING DATE: May 2, 2024 AGENDA: 5.a TO: Chair Cater and Members of the Planning Commission FROM: Paul Johnson, Planning Director J.Eng for PJ DATE: April 26, 2024 FILE: Vesting Tentative Tract Map 7356 (Phased) WARD: 5 STAFF PLANNER: Noeli Topete, Assistant Planner REQUEST: A proposed vesting tentative tract map for single-family residential purposes containing 218 single-family residential lots, 4 private street lots, 15 private landscape lots, 4 public park lots, 1 drill site lot, and 1 drainage basin lot on 63.63 acres, zoned WM-R1 (West Ming/One Family Dwelling), including a request for alternate lot and street design, and to waive mineral rights signatures pursuant to BMC 16.20.060 A.1. APPLICANT: OWNER: McIntosh & Associates Castle & Cooke California, Inc. 10800 Stockdale Hwy Suite 103 10000 Stockdale Hwy Bakersfield CA 93311 Bakersfield, CA 93311 PROJECT LOCATION: Southwest corner of Ming Avenue and Highgate Park Boulevard in southwest Bakersfield. APN: 546-010-22 PROJECT SIZE: 63.63 acres CEQA: Section 15162 (Previous EIR) EXISTING GENERAL PLAN DESIGNATION: WM-LR (West Ming/Low Density Residential) EXISTING ZONE CLASSIFICATION: WM-R1 (West Ming/One Family Dwelling) STAFF RECOMMENDATION: Adopt Resolution and suggested findings APPROVING Vesting Tentative Tract Map 7356 with conditions. BAKERSFIELD THE SOUND OF S3Jvfdhw; Be#.et Vesting Tentative Tract Map 7356 Page 2 SITE CHARACTERISTICS: The project site is vacant. Surrounding properties are primarily developed as: north - single-family residential; east - single-family residential; south – Kern River Canal; and west – proposed West Beltway Alignment however, the site is currently vacant land. BACKGROUND AND TIMELINE: • August 29, 2007 – City Council adopted the 2,182-acre West Ming Specific Plan (WMSP), certified the Environmental Impact Report (EIR), and approved a General Plan Amendment/Zone Change(GPA/ZC No. 03-1544). The WMSP serves as the governing planning document for the project area as well as providing development standards. This is a master-planned community that includes a maximum of 7,450 residential dwellings; 56 acres of public parks, open space, and recreation facilities; 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 special uses including light industrial and oil extraction. VTTM 7356 is within the residential portion of Village A, one of seven planned sections in the WMSP (Ordinance 4457). • February 12, 2014 – City Council approved a General Plan Amendment to amend the Metropolitan Bakersfield General Plan Circulation Element and the West Ming Specific Plan (GPA No. 13-0360). Approval changed the planned circulation of a major road and multi-purpose trail to accommodate adding secondary access to Ming Avenue from the West Ming development project. Approval also included a new roundabout (CC Resolution 027-14). At the same meeting, City Council approved a General Plan Amendment to amend the Metropolitan Bakersfield General Plan Circulation Element and the West Ming Specific Plan (GPA No. 13-0361). Approval changed the planned circulation of major roads and multi-purpose trails to create a more realistic circulation pattern for future housing development (CC Resolution No. 028-14). • June 16, 2016 – City Council approved a General Plan Amendment to amend the Metropolitan Bakersfield General Plan Circulation Element and the West Ming Specific Plan. Specifically, approval: (1) amended the WMSP to realign a proposed roadway and the corresponding multi-purpose trail, changed a segment of the roadway from a collector to a local collector, removed one roundabout, and removed the trail segment located west of the realigned roadway; and (2) amended the General Plan-Circulation Element Map to match the changes as described in Item 1 (GPA No. 16-0184; CC Resolution 136-16). • April 10, 2019 – City Council approved an amendment to the West Ming Specific Plan (SPA No. 18- 0452). Approval reconfigured the shape of the public park in Village ‘A’ from a compact rectangular shape to a linear shape along Ming Avenue, the future West Beltway, Kern River Canal, and Highgate Park Boulevard (CC Resolution No. 050-19 ). Staff notes a portion of the linear park is part of VTTM 7356 located along the west, south, and portions of the east boundary of the subdivision. • February 28, 2024 – Vesting Tentative Tract Map 7356 application deemed complete. PROJECT ANALYSIS: Vesting Tentative Tract Map 7356 consists of 218 single-family residential lots, 4 private street lots, 15 private landscape lots, 4 public park lots, 1 drill site lot, and 1 drainage basin lot on 63.63 acres. Residential lots range in size from 4,738 square feet (s.f.) to 15,258 s.f., and the typical lot size is approximately 45 feet wide by 120 feet deep (5,400 square feet). The net density is 4.79 units per net acre which is consistent with the WM-LR designation of the project site of less than or equal to 7.25 dwelling units per net acre. Vesting Tentative Tract Map 7356 Page 3 Consistency/Deviation from Design Standards. The applicant has requested one deviation from City standards as listed below in Table A. Except as may otherwise be described in this staff report, the proposed project, subject to the conditions of approval, complies with the ordinances and policies of the City of Bakersfield. Table A. Deviation Request REQUEST APPLICANT’S REASON/JUSTIFICATION STAFF COMMENT/ RECOMMENDATION 1) Use of Private Streets The streets will be privately maintained. City staff has reviewed and does not object. (Condition 1) - APPROVE Circulation. Access to this gated, private street subdivision would be from Whitlorne Drive (private local street) on the subdivision's east boundary and from Ransford Street (private local street) on the south. All private streets and private landscaping will be maintained by the HOA. Park Land In-Lieu Fees/Dedication. The WMSP includes six separate residential developments identified as “Villages A through F”, a Village Center District and a Special Use District. The WMSP provides for various parks to be located within the Villages and Village Center District. Village ‘A’ consists of approximately 450 acres, generally located between Ming Avenue, West Beltway, and Kern River Canal. VTTM 7356 includes a portion of a public-use linear park located along the outside perimeter and consists of 4 public park lots totaling approximately 7.43 acres (Unit 1, Lot E – 1.96 acres; Unit 2, Lot F – 4.16 acres; Unit 3, Lot D – 0.42 acres; Unit 4, Lot F - 0.89 acres). These parks will also be maintained by the HOA. Staff notes the linear park is subject to the mitigation measures of GPA/ZC 18-0452 (Conditions Nos. 88 through 92). VTTM 7356 will be subject to Agreement 19-167 which addresses the linear park. Mineral Rights. The applicant is requesting the Planning Commission approve the waiver of mineral rights signatures on the final map pursuant to BMC 16.20.060 A.3 by reserving a five-acre drill site to serve mineral interests for the tentative map. The drill site is located in the southeast portion of VTTM 7356, near Highgate Blvd. The applicant provided the required notice to mineral interests. Staff recommends the Planning Commission approve the waiver of these signatures on the final map, subject to the condition that the drill site be encumbered by a covenant prior to the recordation of the first final map (Condition 36). The applicant notes there is an active well within Unit 1, Lot 55 that is currently undergoing plugging and abandonment. The California Geologic Energy Management Division (CalGEM) submitted a letter stating there is one well (“K.C.L.D D-1”, API: 040-2904202) that has not been abandoned or plugged consistent with the current Public Resources Code and California Code of Regulations located within the project site. Records indicate there is an active re-abandonment permit. This well is to be properly re-abandoned prior to the recordation of any phase recorded within 500 feet of Unit 1, lot 55 (Condition 39). The applicant will continue to consult with CalGEM regarding the abandonment and plugging of K.C.L.D D-1. In addition, if a well is uncovered, the subdivider must consult with the Division regarding proper abandonment of the well in accordance with the Bakersfield Municipal Code (Condition 37). ENVIRONMENTAL REVIEW AND DETERMINATION: Pursuant to the California Environmental Quality Act (CEQA), an initial study was prepared for the original project (GPA/ZC #03-1544) of the subject property, and an Environmental Impact Report was certified on August 29, 2007. In accordance with 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 Vesting Tentative Tract Map 7356 Page 4 have been identified. Mitigation measures from the related projects have been included in the attached conditions of approval (Condition Nos. 45 through 87). Additionally, Condition No. 34 requires the mitigation monitor to annually verify that the WMSP implementation measures are being satisfied. 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. In a letter dated March 28, 2024, Kern County Water Agency (KWCA) submitted comments requesting: (1) an acoustic study be performed to determine the extent and nature of sound mitigation measures; (2) the conditions of approval include a requirement that the project developer prepare and record a covenant notifying owners of the potential impacts associated with the operation and maintenance of nearby groundwater facilities; and (3) the project maintain all agency access roads and easements. A copy of the KWCA letter is attached. In response to comment (1) the KCWA groundwater recovery well will be surrounded by a six-foot tall masonry wall. In addition, the nearest residential structure will be positioned approximately 125 feet away seperated by a landscape strip, sidewalk, street, another sidewalk, and an additional six-foot masonry wall, followed by the rear yard of the property. This arrangement serves as a buffer to effectively reduce noise disturbance. Therefore, staff believes an acoustical study is not warranted. In response to comments (2) and (3), Conditions 44 and 43.1 have been added to ensure KCWA access to their groundwater recovery well. CONCLUSIONS: Consistency with General Plan and Zoning Ordinance. The applicant has requested approval of VTTM 7356 to subdivide 63.63 acres into 218 single-family residential lots, 4 private street lots, 15 private landscape lots, 4 public park lots, 1 drill site lot, and 1 drainage basin lot. The purpose of this request is to facilitate future residential development on an infill site. The proposal is consistent with land use goals and policies as contained in the West Ming Specific Plan of the General Plan, which provides for accommodations of new development that channels land uses in a phased, orderly manner and is coordinated with the provision of infrastructure and public improvements (General Plan Goal No. 4); and encourages continuity of existing development and allows incremental expansion of infrastructure (General Plan Policy 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. 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.3 (reserving a drill site). Based on information in the record, Staff recommends your Commission adopt the Resolution and findings APPROVING Vesting Tentative Tract Map 7356 as outlined in this staff report subject to the recommended conditions. Vesting Tentative Tract Map 7356 Page 5 ATTACHMENTS: Map Set • Aerial • Zone Classification • General Plan Designation • Vesting Tentative Tract Map 7356 Correspondence Planning Commission Draft Resolution MAP SET CHAMBERBLV DHIGHGATE PARK BLVDHOV I N G HA M D R S ALLEN RDS ALLEN RDSALLENRDMING AVE MING AVE MING AVE WHITE LNKCWA TURNOUT 1WILSON D I T C H KERN RI V E R C A N A L CRO S S V A LLEYCANAL CROSS VALLEY CANAL JAMES 4/24/2024 0 690 1,380 Feet _ VTTM 7356 APN: 523-540-38 AERIAL CITY OF BAKERSFIELD CITY COUNTY CITYCOUNTYVTTM 7356 0 BAKERSFIELD FP-S WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 FP-P WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 PEMBERLEYPASSAGE AVE EVERTON AVE RUT H E R F O R D P A R K A V E BIXSHIRE DRHIGHGATEGREENSDRBRICKHILL CTRANSFORDSTDEVONWORTHWAYDOVERHA M W AY COYLE CIR HAVENCLIFF STFULHANST MO R LEYWAY CUMBRIANWAY PEMBERLEY PASSAGE AVE ADD L EST ON LNGILFORD STWHITAKERSTEBRIN G TON DR WHITLORNEDRRISBOROUGH CTDELAMERE STLOWER PARKSHIRE ST UPPER PARKSHIRE STGARETHFORDST LEIGHFIELD WAY BUXFORD LNH ARBORO U GH D R ADDLINGTON WA Y R UTHER FO RD PARK A VE HIGHBURY STUTICA WAY ROKEBY WAY HIGHGATE HEATH AVEGILLFORD AVEHIGHGATE GLENN ST G L E NN F IE LD S T HAY WOOD M A NORAVE B OO N W AY BROMSHIRE ST CORVEDALE STHIGHGATE PARK BLVDHIGHGATEPARKBLVDKERN R I V E R C A N A L 3/13/2024 0 300 600 Feet _ VTTM 7356 APN: 523-540-38 AE AuE Zoning Other/Public Zone Designations FP-P Flood Plain Primary FP-S Flood Plain Secondary WEST MING SPECIFIC PLAN WM-R1 One FamilyDwelling Zone WM-R2 Limited Multiple Family Dwelling Zone - Lower to Medium Density CITY OF BAKERSFIELD VTTM 7356CITYCOUNTY CITYCOUNTY\ \ ....-'. \ \ \ \ \ ( \ \ 1111 1111 1111 1111 0 BAKERSFIELD PEMBERLEYPASSAGE AVE EVERTON AVE RUT H E R F O R D P A R K A V E BIXSHIRE DRHIGHGATEGREENSDRBRICKHILL CTRANSFORDSTDEVONWORTHWAYDOVERHA M W AY COYLE CIR HAVENCLIFF STFULHANST MO R LEYWAY CUMBRIANWAY PEMBERLEY PASSAGE AVE ADD L EST ON LNGILFORD STWHITAKERSTEBRIN G TON DR WHITLORNEDRRISBOROUGH CTDELAMERE STLOWER PARKSHIRE ST UPPER PARKSHIRE STGARETHFORDST LEIGHFIELD WAY BUXFORD LNH A R BO R O UGH DR ADDLINGTON WA Y R UTHER FO RD PARK A VE HIGHBURY STUTICA WAY ROKEBY WAY HIGHGATE HEATH AVEGILLFORD AVEHIGHGATE GLENN ST G L E NN F IE LD S T HAY W O O D M A NOR AVE B OO N W AY BROMSHIRE ST CORVEDALE STHIGHGATE PARK BLVDHIGHGATEPARKBLVDOS R-IA WM-LMR WM-LMR WM-LMR WM-LMR WM-LMR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR WM-LR R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IA R-IAR-IAWM-LR WM-LR WM-LR WM-LR WM-LR KERN R I V E R C A N A L 3/13/2024 0 300 600 Feet _ VTTM 7356 APN: 523-540-38 AE AuE Land Use OPEN SPACE OS - Open Space RESOURCE R-IA - Resource - Intensive Agriculture: 20 acre minimum parcel size WEST MING SPECIFIC PLAN WM-LR: West Ming Low Density Residential WM-LMR: West Ming Low Medium Density Residential CITY OF BAKERSFIELD VTTM 7356CITYCOUNTY CITYCOUNTY 1111 1111 1111 1111 0 BAKERSFIELD <( f- 0 \ \ (t MING AVENUE ..____ M5 N. LINE SEC. 10, 30/26 ~'/'P, I I ~ i / I I I I ®p OPOSED Bl CK WA I ® PROPOSED BLOCK WA VESTING TENTATIVE TRACT No. 7356 BEING A SUBDIVISION OF THE REMAINDER OF PARCEL 2 OF LOT LINE ADJUSTMENT No. 17-0353 PER CERTIFICATE OF COMPLIANCE RECORDED FEBRUARY 21, 2018 AS DOCUMENT NO. 218019657 OF OFFICIAL RECORDS; ALSO BEING PORTIONS OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 30 SOUTH, RANGE 26 EAST, M.D.M. IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA. CONTAINING 218 RESIDENTIAL LOTS, 4 PRIVATE STREET LOTS, 15 PRIVATE LANDSCAPE LOTS, 4 PUBLIC PARK LOTS, 1 DRILL ISLAND LOT, AND 1 EXISTING DRAINAGE BASIN 63.63 GROSS ACRES OWNER / SUBDIVIDER: CASTLE & COOKE CALIFORNIA, 10000 STOCKDALE HIGHWAY BAKERSFIELD, CA 93311 CONTACT:SCOTT THAYER (661) 664-6500 ENGINEER: MclNTOSH & ASSOCIATES INC. 10800 STOCKDALE HWY. STE. 103 BAKERSFIELD, CA. 93311 CONTACT: BLAINE NEPTUNE (661) 834-4814 UNrrLOTS: UNIT NO. PRIVATE PRIVATE PUBLIC DRILL EX. LOTS ST. LDT LS. LOT PARK LOl ISLAND BASIN 1 60 1 3 1 -- 2 52 1 6 1 1 1 3 40 1 2 1 -- 4 66 1 4 1 -- TOTAL 218 4 15 4 1 1 NOlE TO PLANNING DEPARTMENT= RE: AL TERNA TE STREET NAMES THE FOLLOWING STREET NAMES ARE PROVIDED AS SUBSTITUTIONARY AL TERNA TES. PLEASE CONSIDER THESE NAMES IN THE ORDER THEY ARE HEREBY SUBMITTED TO REPLACE NAMES ON THE MAP THAT MAY NOT BE ACCEPTABLE: 1. SILKSTONE 4. PINDAR 2. WHINFELL 5. LAMBETH 3. FEN R...OOD ZONE LEGEND: THE ENTIRE TRACT IS UNDER FLOOD ZONE X {SHADED) DESIGNATION PER FIRM MAP No. 06029C2275F DA TED OCTOBER 21, 2021. AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1 % ANNUAL CHANCE FLOOD WITH A VERA GE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1 % ANNUAL CHANCE FLOOD. FEMA'S LOMR CASE No. 22-09-0517P WHICH AFFECTS THIS MAP WILL BECOME EFFECTIVE MARCH 07, 2024. WELL LEGEND W1 CONTINENTAL OIL COMPANY "K.C.L." D-1 (PLUGGED & ABANDONED) NOTE: @ BLOCK WALL TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. @ BLOCK WALL AND/OR V-FENCE TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. @ EXISTING SUMP TO BE QUITCLAIMED AND RE-DEDICATED CURVE TABLE NO. LENGTH RADIUS TANGENT C1 46.16' 635.00' 23.09' CZ 14.84' 20.00' 7.78' C3 63.66' 100.00' 32.95' C4 180.26' 1054.50' 90.35' DELTA 04•09'53" 42·30'29" 36.28'30" 09·47'39" MONUMENT LEGEND: M1 1/16 COR. SEC. 11, 30/26 K.C.W.A. B.C. MRK'D. "LS 4258" PER R/S BK. 25, PG. 49 M2 CONG. MON. W/ B.C. MKD. L.S. 5612 IN L.H. PER TRACT 7300 UNIT 8. M3 2" I.P. W/ HUB AND TAG MARKED "L.S. 5612" PER TRACT 7354 UNIT 7. M4 FD. KERN COUNTY WATER AGENCY 3 1/4" BRASS CAP MKD. LS 4258 FOR N.E. COR. SEC. 10, T. 30 S., R. 26 E., M.D.M. PER PER BK. 18, PG. 97 M5 FD. KERN COUNTY WATER AGENCY 3 1 /2" BRASS CAP MKD. LS 4258, 36" DEEP FOR S.E. COR. SEC. 10, T.30S., R.26E., M.D.M. PER R/S NO. 2918 BK. 25, PG. 49 M6 N. 1(.4 COR. SEC. 10, 30/26 3 1/2" B.C. MRK D. FOR COR. & "RE3564", PER R/S BK. 25, PG. 49. M7 FD. 2" I.P. WITH 2X2 RWD. AND PENNY LS 4383 PER R/S BK. 25, PG. 49 EASEMENT LEGEND A 35' WIDE C.O.B. LEVEE EASEMENT PER DOC. '\_1/ No. 219170527 O.R. 0 15' WIDE P.G.&E. PIPELINE EASEMENT PER BK. 3697, PG. 666 O.R. STOCKDALE HIGHWAY VICINITY MAP NCJl"TOIC:.II.E ~ :::, 0 Ci) A 50' WIDE P.G.&E. COMPANY PIPELINE GENERAL NOTES ".;:/ EASEMENT PER DOC. No. 0203148941 0.R. ALL ROAD IMPROVEMENTS AND DRAINAGE IN THIS SUBDIVISION SHALL BE IN 0 , ACCORDANCE 111TH THE REQUIREMENTS ESTABLISHED BY THE CITY OF 100 WIDE KERN RIVER CANAL EASEMENT BAKERSFlELD. THE TERMINAL SUMP IS LOCATED ADJACENT TO THE PER BK. 4999, PG. 427 AND BK. 3673, SOUTHERLY BOUNDARY OF UNIT 7 OF TRACT 7354 AND IS LABELED "EX. PG. 603 BOTH 0.R. SUMP". SAID TERMINAL SUMP HAS BEEN PREI/IOUSLY DEDICATED TO THE /2"-. 10' WIDE P.G.&E. COMPANY EASEMENT CITY OF BAKERSFlELD PER DOC. NO. 000217005998, D.R. ",;:/ RECORDED JUNE 16, 2000 AS DOC. IT IS ANTICIPATED THAT THE GRADING OF THIS TRACT \\1LL BE \\1THIN THE No. 0200072671, 0.R. AMOUNTS OUTLINED \\1THIN SECTION 16.16.030(0) OF THE MUNICIPAL CODE. /2"-. AN EASEMENT AND AGREEMENT FOR THE THIS SUBDII/ISION IS SUBJECT TO THE ADOPTED WEST MING SPECIFlC PLAN ".::1/' 10J WELL GRANTED TO THE KERN COUNTY AND DEVELOPMENT AGREEMENT No. 07-310. WATER AGENCY FOR OPERATION AND MAINTENANCE PURPOSES A 20' WIDE CITY OF BAKERSFIELD FEE PARCEL "-1/ PER BK. 6155, PG. 933 O.R. ~ C.L. 10' WIDE P.G.&E. COMPANY POLELINE ".::1/' EASEMENT PER BK. 5351, PG. 1860 O.R. /o'\.. A FLOWAGE & DRAINAGE AND ACCESS '-.:1/ EASEMENT GRANTED TO THE CITY OF BAKERSFIELD RECORDED JANUARY 17, 2017 AS DOC. NO. 000217005998, O.R. /4}.. SURFACE USE EASEMENT AGREEMENT ~ BETWIEEN BOL THOU SE PROPERTIES, LLC & CASTLE AND COOKE CALIFORNIA, INC. PER DOCUMENT NO. 0212010375. <S> PROPOSED K.C.W.A. ACCESS EASEMENT. THIS TRACT SHALL FOLLOW THE "COMPLETE STREET" POLICY PER RESOLUTION 035-13. STREET NAME SIGNS SHALL BE INSTALLED PER C.O.B. STD. T-1. A 10' PUBLIC UTILITY EASEMENT (P.U.E.) IS PROPOSED AND IS LOCATED ON ALL FRONT AND SIDE YARDS ADJACENT TO ALL INTERNAL STREETS. ALL RETURN RADII ARE 20' UNLESS OTHER\\1SE NOTED. ALL CUL-DE-SAC RETURN RADII ARE 25' UNLESS OTHER\\1SE NOTED. ALL CUL-DE-SAC RADIUS ARE 50' UNLESS OTHER\\1SE NOTED. ALL KNUCKLE RADIUS ARE 92' UNLESS DTHER\\1SE NOTED. STATlSllCS: A.P.N.: SITE ACREAGE: 523-540-38 (PORTION OF} 63.63 ACRES (GROSS} RADIAL TABLE LINE TABLE NET DENSITY: 45.55 NET ACRES UNITS 1, 3 AND 4 LINE DIRECTION LINE BEARING LENGTH R1 N59.24'27"W L1 s02·3s'17"E 20.05' R2 N3Y24'15"E L2 s05·34' 48"E 56.44' R3 S03'32'00"E L3 N82'14'57"E 110.00· R4 N5s•29' 3o"E L4 N78'05'04"E 60.00' RS S191l1'00"W L5 S89.24'27"E 124.15' R6 N75.20'02"E L6 s00·35•33"w 75.38' R7 S65'32'23"W L7 S21 ·os'13"E 51.05' LB s34·54'59"E 51.05' L9 N33'24'15"E 120.00' L10 N33'24'15"E 15.00' L11 s55·35' 45"E 89.00' L12 S24.27'37"E 192.07' L13 N64'46'47"E 19.97' L14 N25'13'13"W 67. 71' L15 S25i3'13"E 73.24' L16 S2T50'47"E 114.87' L17 S25i3'13"E 249.54' L18 N2T50'47"W 172.62' L19 N33'24'15"E 40.76' L20 555·35' 45"E 54.61' L21 s55·35' 45"E 19. 76' L22 N01 '08'25"E 27.85' L23 ss9·24• 42"E 24.19' ZONING: EXISTING PROPOSED: SPECIFIC PLAN: EXISTING DESIGNATION: PROPOSED DESIGNATION: FLOOD ZONE: FAULT ZONE: UTILITIES: CABLE: ELECTRIC: GAS: SEWER: TELEPHONE: WATER: STORM WATER DRAINAGE: SCHOOL DISTRICTS: SCHOOLS: ELEMENTARY SCHOOL: MIDDLE SCHOOL: HIGH SCHOOL: PHASING· 166 BUILDABLE LOTS (4,500 SF MIN,) UNIT 2 52 BUILDABLE LOTS (7,800 SF MIN.) 218 TOTAL BUILDABLE LOTS 4.79 UNITS PER ACRE WM-R1 WM-R1 WM-LR WM-LR ZONE "X" SHADED NONE SPECTRUM P.G. & E. P.G. & E. CITY OF BAKERSFIELD A.T. & T. CITY OF BAKERSFIELD ONSITE RETENTION PANAMA BUENA-VISTA UNION KERN HIGH SCHOOL HIGHGATE ELEMENTARY EARL WARREN JR. HIGH STOCKDALE HIGH SCHOOL THE NUMBERING OF THE PHASES ARE FOR IDENTIFICATION PURPOSES AND DO NOT NECESSARILY IMPLY THE ORDER OF DEVELOPMENT. THIS TRACT ~LL BE DEVELOPED IN UP TO 4 PHASES. LEGEND: ABBREVIA]ONS SF SQUARE FEET AC. ACRES W1 M1 ST L.S. 0 SEE WELL LEGEND SEE MONUMENT LEGEND STREET LANDSCAPE SEE EASEMENT LEGEND @ ------· ---OH--- FOUND MONUMENT AS DESCRIBED EXISTING STREET NAME SIGN EXISTING SEWER MANHOLE EXISTING SEWER CLEANOUT EXISTING STORM DRAIN MANHOLE EXISTING OVERHEAD POWER LINE EXISTING SEWER LINE EXISTING STORM DRAIN LINE EXISTING WATER LINE EXISTING TELEPHONE LINE EXISTING GAS LINE EXISTING UTIUTY TRENCH ______ .,d, _ _ _ _ EXISTING EDGE OF PAVEMENT ---x----x---EXISTING CHAIN LINK FENCE ~ 35o__-EXISTING GROUND CONTOUR EXISTING CURB AND GUTTER ----- 0.20% (MIN) ////// ~ □ FLOOD ZONE BOUNDARY PHASE LINE TRACT BOUNDARY DIRECTION DRAINAGE AND APPROXIMATE GRADE WAIVER OF DIRECT ACCESS DEDICATED PER FINAL MAP PRIVATE LANDSCAPE LOT PROPOSED PUBUC PARK -,.,.--') I ---~--:. --~~o~o~·- 1 SHEET 1 OF 2 SHEETS Castle & Cooke California, Inc. WMSP VILLAGE A -HIGHGATE COMMUNITY VESTING TENTATIVE TRACT NO. 7356 AutoCAD Fil£: 1132TT08-7356 45-65 X120 DATE 06 28 23 10 03 23 01 29 24 REVISIONS BY Revised unit 4. slu Revised lots due to drivewa , Revised unit2 lots to 65'x120' dimension. slu 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CALIFORNIA 93311 (661) 834 -4814 ©2024 I DRAY,t,1 BY: SLU 11 JOB NO: 6811.32 I ISSUED FOR: J JDAre 2/27 /24 NEW MCINTOSH &AssoclATES GEN ENGINEERING GROUP N SCALE: 1" =300' 300 150 0 300 600 ~j ~~---: __ ~; STREET -lf=F:;;~~:;;~/7'i:LIIGHT BASE 2.5" MIN~ 15• SIZE 14' 24' SINGLE FIXTURE (5800 LUMEN) DOUBLE FIXTURE (9500 LUMEN) STREET LIGHT DETAIL NO SCALE LIGHT POST FIXlURE STERNBERG STERNBERG BARRINGTON POLE OLD TOv.N 5214FP14 A850SRLED STERNBERG STERNBERG BARRINGTON POLE OLD TOv.N 5214FP24 A850100HPS 4· "" <I 4 4 <1 .4 <I 4 <l 4· 4 30" 7.5" 4 . <1. 6" SLAB SEE C.O.B. STD ST-14 (4) ½"x18"x3".,: ANCHOR BOLTS • 0 "' 10" RADIUS (4) ½"x18"x3".,: ANCHOR BOLTS 'v£RIFY ANCHOR BOLT LAYOUT \IHH MANUFACTURER STREET LIGHT PIER DESIGN NO SCALE STREET LIGHT DETAIL N.T.S. VESTING TENTATIVE TRACT No. 7356 BEING A SUBDIVISION OF THE REMAINDER OF PARCEL 2 OF LOT LINE ADJUSTMENT No. 17-0353 PER CERTIFICATE OF COMPLIANCE RECORDED FEBRUARY 21, 2018 AS DOCUMENT NO. 218019657 OF OFFICIAL RECORDS; ALSO BEING PORTIONS OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 30 SOUTH, RANGE 26 EAST, M.D.M. IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA. CONTAINING 218 RESIDENTIAL LOTS, 4 PRIVATE STREET LOTS, 15 PRIVATE LANDSCAPE LOTS, 4 PUBLIC PARK LOTS, 1 DRILL ISLAND LOT, AND 1 EXISTING DRAINAGE BASIN 63. 75 GROSS ACRES BERRENDA MESA WATER DISTRICT RECHARGE PONDS NOTE @ ® BLOCK WALL TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. BLOCK WALL AND/ORV-FENCE TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. INDEX MAP LIC PA OT "F" AC (UNtT 2 ±90' SCALE: 1"=40' DETAIL •1• SCALE: AS SHOWN -- P/L SEE SECTION F 7' 5' w LS. S/W z ii ~ SECTION E SCALE: NONE 52' PROPOSED LINEAR PARK BLOCK WALL® OR V-FENCE LANDSCAPE TRACT BOUNDARY PROPOSED GRAOE 30' 18' 7' / / / /// I// I I I I I I I I I I I I 11 . I 5' LANDSCAPE SIDE- 210' BOUNDARY 35' PROPOSED WEST BELTWAY ALIGNMENT EXISTING LEVEE 0 I I I ------- 60' PROPOSED LINEAR PARK 6' PARKING ® BLOCK WALL DR V-FENCE -------- BLOCK !70- WALL \!Y DRILL ISLAND SIDE 210' TRACT BOUNDARY PROPOSED WEST BELTWAY ALIGNMENT EXISTING 2: 1 SLOPE__,./' PROPOSED GRADE SECTION B PARK SECTION SCALE: NONE 35' EXISTING LEVEE 0 ---------------4·1 60'-67' LINEAR PARK ® BLOCK WALL OR V-FENCE AREA WALK p /L SEE SECTION F P/L -...;: ~f EXISTING 2:1 SLOPE_/ _ -=~----~-'F-"IN;::IS:::.H'-"E"-D...:.P.:..A:,:.D_ PRDPOSEO GRADE 20' SECTION D PARK SECTION SCALE: NONE SECTION C PARK SECTION SCALE: NONE 100' KERN RIVER CANAL 0 :c cS ~ z ~o?j "'~ .. "' o~ 0 -"' "' .,., ©> w "' f-- (/) <{ ... ~zoo ;;,: :s ... I~I ...J ~ <( '¢ <{ u "' 0 . a:, "'0 ~ u ...J -0 w "' I-G: c.o (/) (/) ~ tl:'. ow 0 "' a:, <{ S' a:, ► m U) z 0 vi 5 w "' N >') -iii "' 0 z ~ :::, -' U) " • I ~ 4" i ... ::, 0 a: c:, c:, z a: w w z c:, z w z w Ill !I: w z " N ' a, ~ ~ < 0 ~ 0 -• • ii! < C C\I Directors: Ted R. Page President Division 1 Laura Cattani Division 2 Martin Milobar Vice President Division 3 Eric L. Averett Division 4 Charles (Bill) W. Wulff, Jr. Division 5 Royce Fast Division 6 Gene A. Lundquist Division 7 Thomas D. McCarthy General Manager Vacant General Counsel Phone No. (661) 634-1400 Mailing Address 3200 Rio Mirada Drive Bakersfield, CA 93308 March 28, 2024 Ms. Noeli Topete City of Bakersfield 1715 Chester A venue Bakersfield, CA 93301 Re: Vesting Tentative Tract Map 7356 Dear Ms. Topete: 50 Environmental The Kem County Water Agency (Agency) would like to thank you for the opportunity to comment on the Vesting Tentative Tract Map 7356 (Project). The Agency was created by the California State Legislature in 1961 to contract with the California Department of Water Resources for State Water Project (SWP) water. The Agency has contracts with water districts throughout Kem County to deliver SWP water. The Agency also manages and/or is a participant in multiple groundwater banking projects, including the Kem Water Bank, Pioneer Property and Berrenda Mesa banking projects. Additionally, the Agency maintains and operates the Cross Valley Canal. Therefore, the Agency is uniquely qualified to provide comments. Comment 1: An acoustic study should be performed to determine the extent and nature of necessary sound mitigation measures. The Agency operates and maintains a groundwater recovery well within the Projects boundaries. Operation of the well, which can occur on a 24-hour basis for extended periods of time, will impact multiple lots within the proposed development. The developer should conduct an acoustic analysis to determine which lots may be impacted from Agency operations and what mitigation measures are necessary to lessen impacts to the Project. Comment 2: The Conditions of Approval for Tract Map 7356 should include a requirement that the Project developer prepare and record a covenant notifying owners of the potential impacts associated with the operation and maintenance of nearby groundwater banking facilities. The Project site is adjacent to Pioneer Property. As a result of the Project's proximity to existing groundwater banking projects, the Project lots may Ms. Noeli Topete Vesting Tentative Tract Map 7356 March 28, 2024 Page 2 of2 experience a variety of impacts associated with the operation and maintenance of these facilities. Therefore, the Agency requests the Conditions of Approval for Tract Map 7356 include a requirement that the developer prepare and record a covenant for all Project lots providing notice of the potential impacts to residents from the operation and maintenance of nearby groundwater banking facilities, including, but not limited to: 1. Fluctuations in groundwater levels resulting in damage to stormwater disposal facilities, swimming pools and other surface and subsurface structures; 2. Periods of constant noise, as facilities may be operated 24 hours per day for significant periods of time; 3. The use of vector controls; 4. Aesthetic impairments, including visible personnel, equipment, vehicle lights and any other activities associated with the facilities; and 5. The presence of blowing dust or smoke. Comment 3: The Project must maintain all Agency access roads and easements. The Agency's well KCWA R-06 is located along the Kem River Canal in section 10 of Township 30S, Range 26E. Maintaining access is critical to the operation and maintenance of Agency facilities. Therefore, the developer should work with the Agency on future development site designs for the Project to retain all access roads and easements. Specifically, Easement Agreement No. 223123507 is critical to Agency operations and maintenance activities, and must be retained and easily accessible. If you have any questions, please contact Courtney Pasquini at (661) 634-1491. Sincerely, cl)~ Lauren Bauer Water Resources Manager Page 1 of 3 RESOLUTION NO. ________ RESOLUTION OF THE BAKERSFIELD PLANNING COMMISSION TO APPROVE VESTING TENTATIVE TRACT MAP 7356 (PHASED) NEAR THE SOUTHWEST CORNER OF MING AVENUE AND HIGHGATE PARK BOULEVARD IN SOUTHWEST BAKERSFIELD. WHEREAS, McIntosh & Associates representing , representing Castle & Cooke California, Inc., filed an application with the City of Bakersfield Planning Department requesting Vesting Tentative Tract Map 7356 (the “Project”), and a modification request to allow private streets. The proposed subdivision would consist of 218 single-family residential lots, 4 private street lots, 15 private landscape lots, 4 public park lots, 1 drill site lot, and 1 drainage basin lot on 63.63 acres, as shown on attached Exhibit “B”, generally located near the southwest corner of Ming Avenue and Highgate Park Boulevard in southwest Bakersfield as shown on attached Exhibit “C”; and WHEREAS, the application was deemed complete on February 28, 2024; and WHEREAS, the West Ming Specific Plan (GPA/ZC #03-1544) EIR, certified on April 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 effect 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 2, 2024, 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 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 Page 2 of 3 and published in the Bakersfield Californian, a local newspaper of general circulation, ten days prior to the hearing. 2. The provisions of CEQA, the State CEQA Guidelines, and the City of Bakersfield CEQA Implementation Procedures have been followed. Staff determined that the application is a project under CEQA and 3. Said Environmental Impact Review for the Project 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 West Ming Specific Plan (GPA/ZC #03-1544) EIR 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 Kern River Plan Element and the West Ming Specific Plan. The proposed density and intensity of development are consistent with the West Ming-Low Density Residential 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. 3. 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.3., the subdivider intends to reserve a drill island for mineral access and has provided notice of such as required in Section 16.20.060 A.3. to each mineral owner and lessee of record. Evidence that the drill site is encumbered as such shall be by recorded document prior to recordation of the first final map. 7. In accordance with BMC 16.28.170 H, Whitlorne Drive and Ransford Street function as private local streets as shown on the Project, therefore the abutting double frontage lots are reasonable due to controlling factors as traffic, safety, appearance, and setback, and are approved with construction of a 6-foot-high masonry wall separating the residential lot and the major street. Page 3 of 3 8. The request for modification is consistent with sound engineering practices or subdivision design features. 9. 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. This map pertains to the Environmental Impact Report previously approved in conjunction with the West Ming Specific Plan GPA/ZC #03-1544. 3. Vesting Tentative Tract Map 7356 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 May 2, 2024 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 By NTopete/S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_PC-Res.docx By \ EXHIBIT “A” VESTING TENTATIVE TRACT 7356 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 January 31, 2022, the applicant requested deviations from the following ordinance and policy requirements: 1.1. Title 16.28.070.A – Request four private street lots identified as Street Lot “A” in each phase of development. Private street lots will be limited to the boundaries of the tract map, and a Homeowner’s Association will serve as the responsible party for operations and maintenance of private streets. 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. Approval of private streets for this subdivision is based on the necessity that the streets within the subdivision shall provide unrestricted access for all residents, construction vehicles, service vehicles, emergency services and all other vehicles needing to use the road system to construct, support and maintain the private community of which this subdivision is all or a part of. No restrictive covenants or other restrictive mechanisms shall be recorded or otherwise enforced which would inhibit access to existing or future residences and connecting subdivisions within the entire private street community of which this subdivision is a part of. NOTE: The intent of this condition is to allow for free flow of traffic over the entire private street system in and around the subdivision for public health, welfare and safety 4. Prior to grading plan review submit the following for review and approval: 4.1. A drainage study for the entire subdivision, or a revision to the approved study. The existing drainage basin and storm drain system, including the storm drain within the future linear park, shall be privately maintained. The storm drain located within the future linear park shall have a minimum of 5 feet of cover or as directed by the Rec & Parks Department, or it shall be relocated outside of the future linear park. A flowage and drainage easement shall be recorded prior to approval of the grading plan. 4.2. A sewer study to include providing service to the entire subdivision, including the future park, and showing what surrounding areas may be served by the main line extensions. Exhibit “A” VTTM 7356 Page 2 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 4.3. The subdivider’s engineer shall provide updated sewer calculations verifying that the Buena Vista sewer trunk line has available capacity for this tract. 4.4. For a private tract, the sump must be private and shall be privately maintained. 4.5. If the tract 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 have a mechanical device in the storm drain system to remove or minimize the introduction of oil, grease, trash, and sediments. This device shall be reviewed and approved by the City Engineer and shall provide the greatest benefit to the storm drain system with the least maintenance cost. 5. The following conditions must be reflected in the design of the improvement plans: 5.1. Final plan check fees shall be submitted with the first plan check submission. 5.2. Per Resolution 108-2023 the area within the Tract shall implement and comply with the “complete streets” policy. Complete streets will require pedestrian and bicycle access to the Tract from existing sidewalks and bike lanes. If there is a gap less than ¼ mile then construction of asphalt sidewalks and bike lanes to the tract will be required. 5.3. The subdivider shall install streetlights on the interior, private streets. 5.4. Install traffic signal interconnect conduit and pull rope for the frontage in all arterials and collectors. Install conduit and pull ropes in future traffic signal locations. 5.5. 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 and right 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. 5.6. 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. 6. The subdivider is responsible for implementing the following: 6.1. Expanded intersections are required at all intersections with collectors and arterials. Exhibit “A” VTTM 7356 Page 3 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 6.2. The phasing map as submitted may be unbalanced with respect to the required improvements along the tract frontages. Therefore, to promote orderly development, each phase shall be responsible for an equal dollar amount of frontage improvement. Prior to recordation of each final map for any phase that does not construct its share of the improvements, the difference between the cost of the frontage improvements constructed and the phase share shall be placed into an escrow account. The money deposited in this account would be for the use of the developer of any future phase responsible for more than its share of improvements. The final per lot share will be based upon an approved engineer’s estimate. In lieu of the use of an escrow account, the developer may choose to construct with each phase its proportionate share of the frontage improvements, with approval of the City Engineer. 6.3. The following conditions are based upon the premise that filing of Final Maps will occur in the order shown on the map with Phase 1 first, then Phase 2, etc. If recordation does not occur in that normal progression, then, prior to recordation of each final map, the City Engineer shall determine the extent of improvements to be done with that particular phase. 6.3.1. The following shall occur with Phase 1: 6.3.1.1. Provide Access to Phase 1 via Ransford St, if not already provided. 6.3.2. following shall occur with Phase 4: 6.3.2.1. Provide Access to the tract via Whitlorne Dr, if not already provided. If the number of phases or the boundaries of the phases are changed, the developer must submit to the City Engineer an exhibit showing the number and configuration of the proposed phases. The City Engineer will review the exhibit and determine the order and extent of improvements to be constructed with each new phase. The improvement plans may require revision to conform to the new conditions. 6.4. The subdivider is responsible for verifying that existing streets within the boundary of the tract are constructed to city standards and he will reconstruct streets within the boundary if not to standard. 6.5. Where streets do not have curb and gutter, construct a minimum section of 36 feet wide consisting of 2-12’ lanes, 2-4’ paved shoulders and 2 additional feet per side of either AC or other dust proof surface. 6.6. The use of interim, non-standard drainage retention areas shall be in accordance with the drainage policy adopted by letter dated January 24, 1997, and update letter dated October 20, 2000. 6.7. 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. Exhibit “A” VTTM 7356 Page 4 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 6.8. All lots with sumps and water well facilities will have wall and landscaping to the appropriate street standards, at the building setback with landscaping as approved by the Public Works and Parks Directors. Public access to public sumps for maintenance shall be provided by public streets unless otherwise approved. 6.9. Install blue markers in the street at the fire hydrants per the Fire Department requirements. 6.10. The proposed exterior walls on the perimeter of the tract shall be privately maintained. 7. The following must be reflected in the final map design: 7.1. A waiver of direct access shall be required for all lots abutting any arterials and collectors. 8. Prior to the recordation of the first final map within this project site, subdivider shall make written notification to the City Engineer of any public improvements required to be financed or constructed outside the boundaries of the tentative map(i.e., “offsite improvements”), as defined in BMC § 116.16.080(E), and the cost of such offsite improvements. The notice shall include an engineer’s estimate or other documentation as required by the City Engineer that outlines by line item the specific offsite improvements for purposes of verifying extension of time eligibility pursuant to Government Code Section 66452.6(a). The written notification and documentation are subject to approval by the City Engineer or his/her designee. 9. Prior to recording the first final map: 9.1. The City Council must have taken final action for inclusion of this tract within the Consolidated Maintenance District. 9.2. Prior to recordation of the first final map, submit a street lighting plan for the interior streets. 9.3. 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. 9.4. 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) and associated storm drain lines and appurtenant facilities. 10. Prior to recording each final map: 10.1. All facilities within the boundaries of this subdivision identified by the approved drainage study shall be constructed in accordance with the plans approved by the City Engineer, and all easements required shall be provided. Exhibit “A” VTTM 7356 Page 5 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 10.2. The subdivider shall 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. 10.3. `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. Said covenant shall also contain information pertaining to the maximum anticipated annual cost per single family dwelling for the maintenance of landscaping associated with this tract. Said covenant shall be provided to each new property owner through escrow proceedings. If the parcel is already within a consolidated maintenance district, the owner shall update the maintenance district documents, including a Proposition 218 Ballot and Covenant, which shall be signed and notarized. 11. Prior to acceptance of the public improvements by the City: 11.1. The subdivider’s engineer shall: 11.1.1. Provide certification to the City Engineer that except as otherwise provided, the private improvements have been constructed to City standards, ordinances, and policies, all in accordance with approved plans. 11.1.2. Submit to the City Engineer copies of the sewer video cassette, forms, and his inspection log. 11.2. Written verification shall be obtained from the Fire Department that all gates, locks, and keys have been installed or provided to their satisfaction. 11.3. The on-site sewer system shall be inspected with video equipment designed for this purpose and as approved by the City Engineer. 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. 12. Prior to Notice of Completion: 12.1. The storm drain system, including the sump, shall be inspected and any debris removed. 13. The project is subject to applicable conditions of the West Ming Specific Plan Village “A” Exhibit “A” VTTM 7356 Page 6 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 14. The project is subject to the applicable conditions of the following: 14.1. GPA/ZC 03-1544 (Council Reso. 162-07) 14.2. GPA 13-0360 (Council Reso. 27.14) 14.3. GPA 18-0452 (PC Reso. 40-29) 15. This subdivision is located within the Allen I Planned sewer area per Resolution 103-98(1) and is subject to fees. Pay such fees prior to building permit issuance. 16. This subdivision is located within the West Ming Kern River Canal major bridge and thoroughfare per Resolution 123-16 and is subject to fees. Pay such fees prior to building permit issuance. 17. This subdivision is located within the Ming West Beltway major bridge and thoroughfare per Resolution 014-14 and is subject to fees. Pay such fees prior to building permit issuance. 18. Units of this development are subject to the approved Linear Park Agreement No. 19-167, dated September 11, 2019, and any modifications thereto. 19. Prior to 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. WATER RESOURCES 20. Prior to recordation of the final subdivision map the Subdivider shall: 20.1. Execute and record a Domestic Water Service Agreement with the Water Department. 20.2. Pay all applicable fees to the Water Department. 20.3. Submit a Will Serve Letter from the Water Department to the Development Services Department. 20.4. Submit water system plans to the Water Department for review and approval. Water system plans shall be prepared in accordance with the Water Department Standards and Specifications and per the Water Department’s engineering recommendations. 20.5. Deed to City in fee, a water facility site for a water well and/or a storage tank and/or other required water distribution infrastructure. Site size and location shall be in accordance with the Water Department Standards and Specifications and at the discretion of the Water Resources Manager. 20.6. Note to Subdivider: You should contact the Water Resources Dept. at least 4 months before the date you anticipate to record a final map. Exhibit “A” VTTM 7356 Page 7 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 20.7. The Developer shall submit an enforceable, recordable document approved by the City Attorney to be recorded concurrently with the Final Map containing information for the addition of this development to a Sump Maintenance District. Said covenant shall be provided to each new property owner through escrow proceedings. 20.8. If the Developer desires a public sump, a new Maintenance District for future maintenance of storm drain sump facilities shall be created. Undeveloped parcels within an existing Maintenance District will be required to update Maintenance District documents. Updated documents, including Proposition 218 Ballot and Covenant, shall be signed and notarized for any public sump (Note – If already within a maintenance district, the maintenance district form may need to be updated). 20.9. Drainage from this private tract shall be kept on site. Any proposed sump within the private development shall be privately maintained. FIRE SAFETY DIVISION 21. Pipeline Easements. 21.1. 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. 21.2. 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. 21.3. 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. 21.4. 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. 21.5. 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 22. Fire Apparatus Access Roads and Hydrants Exhibit “A” VTTM 7356 Page 8 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 22.1. 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. 22.2. 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 Requirements 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 22.3. 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. RECREATION AND PARKS 23. Subdivider is subject to City Agreement No. 19-167. 24. Prior to the recordation of each final map, the subdivider shall construct a minimum 6-foot masonry wall along the park boundary adjacent to residential lots and adjacent to the Kern River Canal as shown on the tentative tract. Wall to be measured from the highest adjacent grade. 25. During the design planning process, the subdivider shall collaborate with Recreation and Parks staff to ensure an open fence/wall is constructed along the linear park for visual openness, safety, and aesthetics, thereby avoiding a ‘tunnel-feel’ or effect. 26. Subdivider shall be responsible for improving streets adjacent to the park site to City standards and the West Ming Specific Plan. 27. Subdivider shall provide all required utilities to the park site to City standards. Confirm with Recreation and Parks Department for requirements. Public and private park areas shall maintain separate utilities for each of their respective landscape construction improvements. 28. Prior to recordation of any final map, the subdivider shall record a covenant on all lots of subdivision disclosing the potential for light, glare, traffic, and noise disturbances associated Exhibit “A” VTTM 7356 Page 9 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx with the operations of the park. Covenant shall be reviewed for approval by the City Attorney and City Recreation and Parks Director prior to recordation. 29. The linear park shall conform with Specific Plan Amendment 18-452 regarding the linear park. Subdivider is required to comply with Chapter 15.80 (Park Land Ordinance) by providing linear park. CITY ATTORNEY 30. 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. 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 31. 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. 32. The subdivision shall be recorded in no more than 5 phases. Phases shall be identified numerically and not alphabetically. Orderly development. 33. 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 and Development Agreement No. 07-310.” Orderly development. Exhibit “A” VTTM 7356 Page 10 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 34. 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. 35. Prior to recordation of each final map, subdivider shall submit a “will serve” or “water availability” letter or other documentation acceptable to the Planning Director from the water purveyor stating the purveyor will provide water service to the phase to be recorded. Required for orderly development and provide for the public health, welfare and safety by ensuring water service to the subdivision at the time of final map recordation because the water purveyor has included an expiration date in the initial “will serve” letter. 36. Mineral Rights: Prior to recordation of the first final map, the following shall apply: 36.1. 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- 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: 36.1.1. Record a covenant encumbering the drill site as such; 36.1.2. Record a covenant of all lots of this subdivision within 500 feet of the drill site disclosing the drill site location and possible activities; 36.1.3. 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 deferred until adjacent residential lots are recorded. Wall height shall be measured to the highest adjacent grade. 36.1.4. Have covenants reviewed and 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. 37. 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. 38. Prior to or concurrently with recordation of any phase within 500 feet of the drill site, subdivider shall record a covenant disclosing the location of the drill site on all lots of this Exhibit “A” VTTM 7356 Page 11 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx subdivision within 500 feet of them. The covenant shall be submitted to the Planning Director for review and approval. Comply with BMC Section BMC 15.66.080 C. and for public health, welfare and safety. 39. Prior to recordation of any phase within 500 feet of Unit 1, lot 55, the subdivider shall provide written confirmation to the Planning Director that the well has been properly re-abandoned and 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. 40. Prior to or concurrently with the recordation of any final map containing abandoned oil well, the 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 the recordation of the final map. Police power based on public health, welfare and safety. 41. Prior to recordation of each final map, the subdivider shall construct a six-foot high masonry wall along the drill island as shown on the tentative tract. Wall height shall be measured to the highest adjacent grade. BMC Section 16.28.170 L allows Planning Commission to require wall based on a finding that it is necessary for orderly development. 42. Prior to the recordation of each final map on any phase, the subdivider shall construct a 6- foot high chain link fence, in accordance with City of Bakersfield Subdivision and Engineering Design Manual Standard D - 12 (aka S-10) including concrete curb, and approved by the City Engineer adjacent to the canal, as measured from highest adjacent grade, along the common property line. The concrete curb may be waived subject to Planning Director's approval. The canal fence may not be bonded or secured. A temporary fencing plan may be approved by the Planning Director to facilitate project phasing. Canal fencing required to satisfy BMC Section 16.32.060 B.8.a and based on a finding to provide for the public health, safety and welfare. 43. Prior to recordation or concurrently with the recordation of each final map, the subdivider shall create a Homeowners Association (HOA) and CC&Rs for the subdivision, as approved by the City Attorney and Planning Director to maintain the common areas including the private street and private landscaping. Prior to recordation, the subdivider shall submit HOA and CC&Rs to the City for review and approval. 43.1. By separate covenant or included in CC&Rs, the HOA shall maintain Kern County Water Agency access roads and easements located within the subdivision. Exhibit “A” VTTM 7356 Page 12 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx Orderly development. 44. Prior to the recordation of any final map, the developer shall record a covenant on all lots providing notice that the lot is located close to a nearby groundwater banking facility; and that they may be subject to inconveniences or discomfort arising from said use. he covenant The covenant shall be submitted to the Planning Director for review. Such discomfort or inconveniences may include, but not limited to: 44.1. Fluctuations in groundwater levels resulting in damage to stormwater disposal facilities, swimming pools and other (sub)surface structures; 44.2. Periods of constant noise, as facilities may be operated twenty-four hours per day for significant periods of time; 44.3. The use of vector controls; 44.4. Aesthetic impairments, including visible personnel, equipment, vehicle lights and any other activities associated with the facilities; and 44.5. The presences of blowing dust or smoke. Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 03-1544 MITIGATION MEASURES FROM ENVIRONMENTAL IMPACT REPORT: AGRICULTURAL RESOURCES 45. 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. 45.1. Funding and/or purchase of agricultural conservation easements. Such easements shall be accepted or purchased and monitored and enforced 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. 45.2. 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. Exhibit “A” VTTM 7356 Page 13 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 45.3. Purchase of credits from an established agricultural farmland mitigation bank approved by applicable governmental authority. 46. 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. 47. 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. 48. 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 49. 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.) 50. 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) 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.) 51. 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 Exhibit “A” VTTM 7356 Page 14 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 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 be phased out as the project is developed. (Mitigation Measure 5.2.C.2.) BIOLOGICAL RESOURCES 52. 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.) 53. 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: 53.1. 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. 53.2. Monitoring and excavation of each known San Joaquin kit fox den which cannot be avoided by construction activities. 53.3. Notification of wildlife agencies of relocation opportunity prior to ground disturbance in areas of known kit fox dens. 53.4. 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. 53.5. 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. Exhibit “A” VTTM 7356 Page 15 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 53.6. 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. 53.7. 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.) 54. 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.) 54.1. Prior to grading plan approval, the project applicant shall comply with the following raptor nest mitigation: 54.1.1. 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. 54.1.2. 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). 54.1.3. 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” VTTM 7356 Page 16 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 55. The applicant shall be required to survey for nesting raptors following the survey methodology developed by the Swainson’s hawk Technical Advisory Committee (SWHATAC, 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. 56. 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). 57. 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. 58. 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 59. 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 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 Exhibit “A” VTTM 7356 Page 17 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 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. 59.1. The archaeological monitor shall attend a pre-grade meeting to explain the role of the monitor during grading activities. 59.2. 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. 59.3. 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. 59.4. 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. 59.5. 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.) 60. 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.) 60.1. 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. Exhibit “A” VTTM 7356 Page 18 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 60.2. 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. 60.3. Prepare, identify, and curate all recovered fossils for documentation in the summary report and transfer to an appropriate depository. 60.4. Submit a summary report to the City of Bakersfield. Transfer collected specimens with copy of report to the repository. 61. 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 62. 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 63. 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) 64. 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.) 65. Before 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” VTTM 7356 Page 19 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 65.1. 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; 65.2. No streets may be constructed within 75 feet of any oil well unless it has been properly abandoned; 65.3. 100 Feet of any building including dwellings, except buildings incidental to the operation of the well; 65.4. 1,000 feet of sensitive receptors which include residential area, schools, daycare centers, hospital, convalescent homes and other large immobile populations; 65.5. 300 Feet of any public assembly; 65.6. 25 Feet of a storage tank or boilers, fired heaters, open flame devices or other sources of ignition; 65.7. 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; 65.8. Pipelines utilized for all petroleum related operations shall be buried a minimum of 3 feet below grade. (Mitigation Measure 5.6.F.3) 66. The Pipeline Development Policy of the City of Bakersfield Fire Department is as follows: 66.1. 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; 66.2. No structure may be within 40 Feet of a hazardous liquids pipeline bearing refined product, with 48 inches or more of cover; 66.3. No habitable portion of a structure may be built within 30 Feet of a crude oil pipeline operation at 20% of its design strength; 66.4. 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.) Exhibit “A” VTTM 7356 Page 20 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 67. 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) 68. 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 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.) 69. 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.) 70. 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.) 71. 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.) 72. 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.) 73. 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.) Exhibit “A” VTTM 7356 Page 21 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 74. Prior to recordation of a final map, or as otherwise determined by the City of Bakersfield Building Director in writing, for onsite areas that are currently in 100-year flood hazard area, the project applicant is required to obtain a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA). The LOMR shall identify that the area of the proposed development has been removed from the Zone A FEMA designation and submitted to the City of Bakersfield Building Department. Developer shall provide to the City all documentation regarding the LOMR. 75. If the City of Bakersfield Building Director defers compliance of determine the location of within Federal Emergency Management Agency (FEMA) Flood Zone this condition to a time after recordation of a final map, the subdivider shall depict the Zone A FEMA designation boundaries on the final map, or concurrently with recordation of each final map, a covenant shall be recorded on all lots affected by Flood Zone A which discloses Flood Zone A, as designated by the Federal Emergency Management Agency (FEMA). The covenant shall be submitted to the Planning Director for review and approval by the Planning Director and City Attorney prior to recordation. If FEMA approves removal or change to this flood zone designation, the developer may request that the Planning Director approve the recordation of a covenant to reflect the designation change. HYDROLOGY AND WATER QUALITY 76. 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 Control Board and verification of approval provided to the City of Bakersfield Planning Department. (Mitigation Measure 5.7.A.1.) NOISE 77. 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) 78. 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) Exhibit “A” VTTM 7356 Page 22 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 79. 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) 80. 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 81. 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 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 Exhibit “A” VTTM 7356 Page 23 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 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. • 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. Exhibit “A” VTTM 7356 Page 24 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 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. • 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. Exhibit “A” VTTM 7356 Page 25 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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. • 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. Exhibit “A” VTTM 7356 Page 26 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • Gosford Road - Harris Road to Panama Lane - Add two lanes. UTILITIES AND SERVICE SYSTEMS 82. 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) 83. 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 results 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) 84. 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) 85. 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 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) 86. 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 Exhibit “A” VTTM 7356 Page 27 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 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 87. 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. 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. Exhibit “A” VTTM 7356 Page 28 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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. • 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. Exhibit “A” VTTM 7356 Page 29 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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. • 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 Exhibit “A” VTTM 7356 Page 30 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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. • 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 Std. Det. T-4. • Stockdale Highway and Gosford Road - Construct one westbound right turn lane and one northbound right turn lane. Exhibit “A” VTTM 7356 Page 31 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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. • 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. Exhibit “A” VTTM 7356 Page 32 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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 westbound 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. Exhibit “A” VTTM 7356 Page 33 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx • 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. • 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. Mitigation/Conditions of Approval General Plan Amendment/Zone Change No. 18-0452 RECREATION AND PARKS 88. Prior to recordation of the first final map within the project site, subdivider shall have entered into a Park Development Agreement with the City of Bakersfield concerning development, park land, trail plans and specifications, and improvement requirements pursuant to the West Ming Specific Plan for Village A. Orderly development. Exhibit “A” VTTM 7356 Page 34 of 34 By Ntopete\S:\05_Land Division\7356\01_Hearing & Noticing Documents\Draft\VTTM 7356_Exh Con.docx 89. Prior to recordation of each final map, the subdivider shall construct a 6-foot masonry wall along the park boundary adjacent to residential lots as shown on the tentative tract. Wall to be measured from the highest adjacent grade. 90. Subdivider shall be responsible for improving streets adjacent to the park site to City standards and the West Ming Specific Plan. Orderly development. 91. A portion of the linear park located south of Ming Avenue, along the west side of Highgate Park Boulevard is a private park and shall be accessible to the public and maintained by the HOA to City standards and the West Ming Specific Plan. 92. During the design planning process, the applicant will collaborate with Recreation and Parks staff to ensure an open fence/wall is constructed along the linear park for visual openness, safety, and aesthetics, thereby avoiding a ‘tunnel-feel’ or effect. Orderly development. WATER RESOURCES 93. Prior to recordation of the first final map within the project site, the subdivider shall submit a letter from the Kern County Water Agency verifying the accessibility of the parcel located at the southeast corner of Ming Avenue and future West Beltway. Orderly development. FP-S WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 WM-R1 FP-P WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 WM-R2 PEMBERLEYPASSAGE A VE EVERTON AVE RUT H E R F O R D P A R K A V E BIXSHIRE DRHIGHGATEGREENSDRBRICKHILL CTRANSFORDSTDEVONWORTHWAYDOV E RHA M W AY COYLE CIR HAVENCLIFF STFULHANST MO R LEYWAY CUMBRIANWAY PEMBERLEY PASSAGE AVE ADD L ESTON L NGILFORD STWHITAKERSTEBRIN G T ON DR WHITLORNEDRRISBOROUGH CTDELAMERE STLOWER PARKSHIRE ST UPPER PARKSHIRE STGARETHFORDST LEIGHFIELD WAY BUXFORD LNH ARBORO U GH D R ADDLINGTON WA Y R UTHER FORD PARK AVE HIGHBURY STUTICA WAY ROKEBY WAY HIGHGATE HEATH AVEGILLFORD AVEHIGHGATE GLENN ST G L E NN FIE LD S T HAY W O O D M A NORAVE B OO N W AY BROMSHIRE ST CORVEDALE STHIGHGATE PARK BLVDHIGHGATEPARKBLVDKERN R I V E R C A N A L 3/13/2024 0 300 600 Feet _ VTTM 7356 APN: 523-540-38 R-1 One Family Dwelling 6,000 sq.ft. min lot sizeR-1-4.5 One Family Dwelling 4,500 sq.ft. min lot size E Estate 10,000 sq.ft. min lot size R-S Residential Suburban 24,000 sq.ft./dwelling unit R-S-( ) Residential Suburban 1, 2.5, 5 or 10 min lot size R-2 Limited Multiple Family Dwelling 4,500 sq.ft. min lot size (single family) 6,000 sq.ft. min lot size (multifamily) 2,500 sq.ft. lot area/dwelling unit R-3 Multiple Family Dwelling 6,000 sq.ft. min lot size 1,250 sq.ft. lot area/dwelling unit R-4 High Density Multiple Family Dwelling 6,000 sq.ft. min lot size 600 sq.ft. lot area/dwelling unit R-H Residential Holding 20 acre min lot size A Agriculture 6,000 sq.ft. min lot size A-20A Agriculture 20 acre min lot size PUD Planned Unit Development TT Travel Trailer Park MH Mobilehome C-O Professional and Administrative Office C-1 Neighborhood Commercial C-2 Regional Commercial C-C Commercial Center C-B Central Business PCD Planned Commercial Development M-1 Light Manufacturing M-2 General Manufacturing M-3 Heavy Industrial P Automobile Parking RE Recreation Ch Church Overlay OS Open Space HOSP Hospital Overlay AD Architectural Design Overlay FP-P Floodplain Primary FP-S Floodplain Secondary AA Airport Approach DI Drilling Island PE Petroleum Extraction Combining SC Senior Citizen Overlay HD Hillside Development Combining WM- West Ming Specific Plan LEGEND (ZONE DISTRICTS) AE AuE CITY OF BAKERSFIELD VTTM 7356CITYCOUNTY CITYCOUNTY Exhibit B 0 BAKERSFIELD Exhibit C <( f-0 \ \ (t MING AVENUE ..____ M5 N. LINE SEC. 10, 30/26 ~'/'P, I I ~ i / I I I I ®p OPOSED Bl CK WA I ® PROPOSED BLOCK WA VESTING TENTATIVE TRACT No. 7356 BEING A SUBDIVISION OF THE REMAINDER OF PARCEL 2 OF LOT LINE ADJUSTMENT No. 17-0353 PER CERTIFICATE OF COMPLIANCE RECORDED FEBRUARY 21, 2018 AS DOCUMENT NO. 218019657 OF OFFICIAL RECORDS; ALSO BEING PORTIONS OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 30 SOUTH, RANGE 26 EAST, M.D.M. IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA. CONTAINING 218 RESIDENTIAL LOTS, 4 PRIVATE STREET LOTS, 15 PRIVATE LANDSCAPE LOTS, 4 PUBLIC PARK LOTS, 1 DRILL ISLAND LOT, AND 1 EXISTING DRAINAGE BASIN 63.63 GROSS ACRES OWNER / SUBDIVIDER: CASTLE & COOKE CALIFORNIA, 10000 STOCKDALE HIGHWAY BAKERSFIELD, CA 93311 CONTACT:SCOTT THAYER (661) 664-6500 ENGINEER: MclNTOSH & ASSOCIATES INC. 10800 STOCKDALE HWY. STE. 103 BAKERSFIELD, CA. 93311 CONTACT: BLAINE NEPTUNE (661) 834-4814 UNrrLOTS: UNIT NO. PRIVATE PRIVATE PUBLIC DRILL EX. LOTS ST. LDT LS. LOT PARK LOl ISLAND BASIN 1 60 1 3 1 - - 2 52 1 6 1 1 1 3 40 1 2 1 - - 4 66 1 4 1 - - TOTAL 218 4 15 4 1 1 NOlE TO PLANNING DEPARTMENT= RE: AL TERNA TE STREET NAMES THE FOLLOWING STREET NAMES ARE PROVIDED AS SUBSTITUTIONARY AL TERNA TES. PLEASE CONSIDER THESE NAMES IN THE ORDER THEY ARE HEREBY SUBMITTED TO REPLACE NAMES ON THE MAP THAT MAY NOT BE ACCEPTABLE: 1. SILKSTONE 4. PINDAR 2. WHINFELL 5. LAMBETH 3. FEN R...OOD ZONE LEGEND: THE ENTIRE TRACT IS UNDER FLOOD ZONE X {SHADED) DESIGNATION PER FIRM MAP No. 06029C2275F DA TED OCTOBER 21, 2021. AREAS OF 0.2% ANNUAL CHANCE FLOOD; AREAS OF 1 % ANNUAL CHANCE FLOOD WITH A VERA GE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1 % ANNUAL CHANCE FLOOD. FEMA'S LOMR CASE No. 22-09-0517P WHICH AFFECTS THIS MAP WILL BECOME EFFECTIVE MARCH 07, 2024. WELL LEGEND W1 CONTINENTAL OIL COMPANY "K.C.L." D-1 (PLUGGED & ABANDONED) NOTE: @ BLOCK WALL TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. @ BLOCK WALL AND/OR V-FENCE TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. @ EXISTING SUMP TO BE QUITCLAIMED AND RE-DEDICATED CURVE TABLE NO. LENGTH RADIUS TANGENT C1 46.16' 635.00' 23.09' CZ 14.84' 20.00' 7.78' C3 63.66' 100.00' 32.95' C4 180.26' 1054.50' 90.35' DELTA 04•09'53" 42·30'29" 36.28'30" 09·47'39" MONUMENT LEGEND: M1 1/16 COR. SEC. 11, 30/26 K.C.W.A. B.C. MRK'D. "LS 4258" PER R/S BK. 25, PG. 49 M2 CONG. MON. W/ B.C. MKD. L.S. 5612 IN L.H. PER TRACT 7300 UNIT 8. M3 2" I.P. W/ HUB AND TAG MARKED "L.S. 5612" PER TRACT 7354 UNIT 7. M4 FD. KERN COUNTY WATER AGENCY 3 1/4" BRASS CAP MKD. LS 4258 FOR N.E. COR. SEC. 10, T. 30 S., R. 26 E., M.D.M. PER PER BK. 18, PG. 97 M5 FD. KERN COUNTY WATER AGENCY 3 1 /2" BRASS CAP MKD. LS 4258, 36" DEEP FOR S.E. COR. SEC. 10, T.30S., R.26E., M.D.M. PER R/S NO. 2918 BK. 25, PG. 49 M6 N. 1(.4 COR. SEC. 10, 30/26 3 1/2" B.C. MRK D. FOR COR. & "RE3564", PER R/S BK. 25, PG. 49. M7 FD. 2" I.P. WITH 2X2 RWD. AND PENNY LS 4383 PER R/S BK. 25, PG. 49 EASEMENT LEGEND A 35' WIDE C.O.B. LEVEE EASEMENT PER DOC. '\_1/ No. 219170527 O.R. 0 15' WIDE P.G.&E. PIPELINE EASEMENT PER BK. 3697, PG. 666 O.R. STOCKDALE HIGHWAY VICINITY MAP NCJl"TOIC:.II.E ~ :::, 0 Ci) A 50' WIDE P.G.&E. COMPANY PIPELINE GENERAL NOTES ".;:/ EASEMENT PER DOC. No. 0203148941 0.R. ALL ROAD IMPROVEMENTS AND DRAINAGE IN THIS SUBDIVISION SHALL BE IN 0 , ACCORDANCE 111TH THE REQUIREMENTS ESTABLISHED BY THE CITY OF 100 WIDE KERN RIVER CANAL EASEMENT BAKERSFlELD. THE TERMINAL SUMP IS LOCATED ADJACENT TO THE PER BK. 4999, PG. 427 AND BK. 3673, SOUTHERLY BOUNDARY OF UNIT 7 OF TRACT 7354 AND IS LABELED "EX. PG. 603 BOTH 0.R. SUMP". SAID TERMINAL SUMP HAS BEEN PREI/IOUSLY DEDICATED TO THE /2"-. 10' WIDE P.G.&E. COMPANY EASEMENT CITY OF BAKERSFlELD PER DOC. NO. 000217005998, D.R. ",;:/ RECORDED JUNE 16, 2000 AS DOC. IT IS ANTICIPATED THAT THE GRADING OF THIS TRACT \\1LL BE \\1THIN THE No. 0200072671, 0.R. AMOUNTS OUTLINED \\1THIN SECTION 16.16.030(0) OF THE MUNICIPAL CODE. /2"-. AN EASEMENT AND AGREEMENT FOR THE THIS SUBDII/ISION IS SUBJECT TO THE ADOPTED WEST MING SPECIFlC PLAN ".::1/' 10J WELL GRANTED TO THE KERN COUNTY AND DEVELOPMENT AGREEMENT No. 07-310. WATER AGENCY FOR OPERATION AND MAINTENANCE PURPOSES A 20' WIDE CITY OF BAKERSFIELD FEE PARCEL "-1/ PER BK. 6155, PG. 933 O.R. ~ C.L. 10' WIDE P.G.&E. COMPANY POLELINE ".::1/' EASEMENT PER BK. 5351, PG. 1860 O.R. /o'\.. A FLOWAGE & DRAINAGE AND ACCESS '-.:1/ EASEMENT GRANTED TO THE CITY OF BAKERSFIELD RECORDED JANUARY 17, 2017 AS DOC. NO. 000217005998, O.R. /4}.. SURFACE USE EASEMENT AGREEMENT ~ BETWIEEN BOL THOU SE PROPERTIES, LLC & CASTLE AND COOKE CALIFORNIA, INC. PER DOCUMENT NO. 0212010375. <S> PROPOSED K.C.W.A. ACCESS EASEMENT. THIS TRACT SHALL FOLLOW THE "COMPLETE STREET" POLICY PER RESOLUTION 035-13. STREET NAME SIGNS SHALL BE INSTALLED PER C.O.B. STD. T-1. A 10' PUBLIC UTILITY EASEMENT (P.U.E.) IS PROPOSED AND IS LOCATED ON ALL FRONT AND SIDE YARDS ADJACENT TO ALL INTERNAL STREETS. ALL RETURN RADII ARE 20' UNLESS OTHER\\1SE NOTED. ALL CUL-DE-SAC RETURN RADII ARE 25' UNLESS OTHER\\1SE NOTED. ALL CUL-DE-SAC RADIUS ARE 50' UNLESS OTHER\\1SE NOTED. ALL KNUCKLE RADIUS ARE 92' UNLESS DTHER\\1SE NOTED. STATlSllCS: A.P.N.: SITE ACREAGE: 523-540-38 (PORTION OF} 63.63 ACRES (GROSS} RADIAL TABLE LINE TABLE NET DENSITY: 45.55 NET ACRES UNITS 1, 3 AND 4 LINE DIRECTION LINE BEARING LENGTH R1 N59.24'27"W L1 s02·3s'17"E 20.05' R2 N3Y24'15"E L2 s05·34' 48"E 56.44' R3 S03'32'00"E L3 N82'14'57"E 110.00· R4 N5s•29' 3o"E L4 N78'05'04"E 60.00' RS S191l1'00"W L5 S89.24'27"E 124.15' R6 N75.20'02"E L6 s00·35•33"w 75.38' R7 S65'32'23"W L7 S21 ·os'13"E 51.05' LB s34·54'59"E 51.05' L9 N33'24'15"E 120.00' L10 N33'24'15"E 15.00' L11 s55·35' 45"E 89.00' L12 S24.27'37"E 192.07' L13 N64'46'47"E 19.97' L14 N25'13'13"W 67. 71' L15 S25i3'13"E 73.24' L16 S2T50'47"E 114.87' L17 S25i3'13"E 249.54' L18 N2T50'47"W 172.62' L19 N33'24'15"E 40.76' L20 555·35' 45"E 54.61' L21 s55·35' 45"E 19. 76' L22 N01 '08'25"E 27.85' L23 ss9·24• 42"E 24.19' ZONING: EXISTING PROPOSED: SPECIFIC PLAN: EXISTING DESIGNATION: PROPOSED DESIGNATION: FLOOD ZONE: FAULT ZONE: UTILITIES: CABLE: ELECTRIC: GAS: SEWER: TELEPHONE: WATER: STORM WATER DRAINAGE: SCHOOL DISTRICTS: SCHOOLS: ELEMENTARY SCHOOL: MIDDLE SCHOOL: HIGH SCHOOL: PHASING· 166 BUILDABLE LOTS (4,500 SF MIN,) UNIT 2 52 BUILDABLE LOTS (7,800 SF MIN.) 218 TOTAL BUILDABLE LOTS 4.79 UNITS PER ACRE WM-R1 WM-R1 WM-LR WM-LR ZONE "X" SHADED NONE SPECTRUM P.G. & E. P.G. & E. CITY OF BAKERSFIELD A.T. & T. CITY OF BAKERSFIELD ONSITE RETENTION PANAMA BUENA-VISTA UNION KERN HIGH SCHOOL HIGHGATE ELEMENTARY EARL WARREN JR. HIGH STOCKDALE HIGH SCHOOL THE NUMBERING OF THE PHASES ARE FOR IDENTIFICATION PURPOSES AND DO NOT NECESSARILY IMPLY THE ORDER OF DEVELOPMENT. THIS TRACT ~LL BE DEVELOPED IN UP TO 4 PHASES. LEGEND: ABBREVIA]ONS SF SQUARE FEET AC. ACRES W1 M1 ST L.S. 0 SEE WELL LEGEND SEE MONUMENT LEGEND STREET LANDSCAPE SEE EASEMENT LEGEND @ ------· ---OH--- FOUND MONUMENT AS DESCRIBED EXISTING STREET NAME SIGN EXISTING SEWER MANHOLE EXISTING SEWER CLEANOUT EXISTING STORM DRAIN MANHOLE EXISTING OVERHEAD POWER LINE EXISTING SEWER LINE EXISTING STORM DRAIN LINE EXISTING WATER LINE EXISTING TELEPHONE LINE EXISTING GAS LINE EXISTING UTIUTY TRENCH ______ .,d, _ _ _ _ EXISTING EDGE OF PAVEMENT ---x----x---EXISTING CHAIN LINK FENCE ~ 35o__-EXISTING GROUND CONTOUR EXISTING CURB AND GUTTER ----- 0.20% (MIN) ////// ~ □ FLOOD ZONE BOUNDARY PHASE LINE TRACT BOUNDARY DIRECTION DRAINAGE AND APPROXIMATE GRADE WAIVER OF DIRECT ACCESS DEDICATED PER FINAL MAP PRIVATE LANDSCAPE LOT PROPOSED PUBUC PARK -,.,.--') I ---~--:. --~~o~o~·- 1 SHEET 1 OF 2 SHEETS Castle & Cooke California, Inc. WMSP VILLAGE A -HIGHGATE COMMUNITY VESTING TENTATIVE TRACT NO. 7356 AutoCAD Fil£: 1132TT08-7356 45-65 X120 DATE 06 28 23 10 03 23 01 29 24 REVISIONS BY Revised unit 4. slu Revised lots due to drivewa , Revised unit2 lots to 65'x120' dimension. slu 10800 STOCKDALE HWY, STE 103 BAKERSFIELD, CALIFORNIA 93311 (661) 834 -4814 ©2024 I DRAY,t,1 BY: SLU 11 JOB NO: 6811.32 I ISSUED FOR: J JDAre 2/27 /24 NEW MCINTOSH &AssoclATES GEN ENGINEERING GROUP N SCALE: 1" =300' 300 150 0 300 600 ~j ~~---: __ ~; STREET -lf=F:;;~~:;;~/7'i:LIIGHT BASE 2.5" MIN~ 15• SIZE 14' 24' SINGLE FIXTURE (5800 LUMEN) DOUBLE FIXTURE (9500 LUMEN) STREET LIGHT DETAIL NO SCALE LIGHT POST FIXlURE STERNBERG STERNBERG BARRINGTON POLE OLD TOv.N 5214FP14 A850SRLED STERNBERG STERNBERG BARRINGTON POLE OLD TOv.N 5214FP24 A850100HPS 4· "" <I 4 4 <1 .4 <I 4 <l 4· 4 30" 7.5" 4 . <1. 6" SLAB SEE C.O.B. STD ST-14 (4) ½"x18"x3".,: ANCHOR BOLTS • 0 "' 10" RADIUS (4) ½"x18"x3".,: ANCHOR BOLTS 'v£RIFY ANCHOR BOLT LAYOUT \IHH MANUFACTURER STREET LIGHT PIER DESIGN NO SCALE STREET LIGHT DETAIL N.T.S. VESTING TENTATIVE TRACT No. 7356 BEING A SUBDIVISION OF THE REMAINDER OF PARCEL 2 OF LOT LINE ADJUSTMENT No. 17-0353 PER CERTIFICATE OF COMPLIANCE RECORDED FEBRUARY 21, 2018 AS DOCUMENT NO. 218019657 OF OFFICIAL RECORDS; ALSO BEING PORTIONS OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 30 SOUTH, RANGE 26 EAST, M.D.M. IN THE CITY OF BAKERSFIELD, COUNTY OF KERN, STATE OF CALIFORNIA. CONTAINING 218 RESIDENTIAL LOTS, 4 PRIVATE STREET LOTS, 15 PRIVATE LANDSCAPE LOTS, 4 PUBLIC PARK LOTS, 1 DRILL ISLAND LOT, AND 1 EXISTING DRAINAGE BASIN 63. 75 GROSS ACRES BERRENDA MESA WATER DISTRICT RECHARGE PONDS NOTE @ ® BLOCK WALL TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. BLOCK WALL AND/ORV-FENCE TO BE MAINTAINED BY HOMEOWNERS' ASSOCIATION. INDEX MAP LIC PA OT "F" AC (UNtT 2 ±90' SCALE: 1"=40' DETAIL •1• SCALE: AS SHOWN -- P/L SEE SECTION F 7' 5' w LS. S/W z ii ~ SECTION E SCALE: NONE 52' PROPOSED LINEAR PARK BLOCK WALL® OR V-FENCE LANDSCAPE TRACT BOUNDARY PROPOSED GRAOE 30' 18' 7' / / / /// I// I I I I I I I I I I I I 11 . I 5' LANDSCAPE SIDE- 210' BOUNDARY 35' PROPOSED WEST BELTWAY ALIGNMENT EXISTING LEVEE 0 I I I ------- 60' PROPOSED LINEAR PARK 6' PARKING ® BLOCK WALL DR V-FENCE -------- BLOCK !70- WALL \!Y DRILL ISLAND SIDE 210' TRACT BOUNDARY PROPOSED WEST BELTWAY ALIGNMENT EXISTING 2: 1 SLOPE__,./' PROPOSED GRADE SECTION B PARK SECTION SCALE: NONE 35' EXISTING LEVEE 0 ---------------4·1 60'-67' LINEAR PARK ® BLOCK WALL OR V-FENCE AREA WALK p /L SEE SECTION F P/L -...;: ~f EXISTING 2:1 SLOPE_/ _ -=~----~-'F-"IN;::IS:::.H'-"E"-D...:.P.:..A:,:.D_ PRDPOSEO GRADE 20' SECTION D PARK SECTION SCALE: NONE SECTION C PARK SECTION SCALE: NONE 100' KERN RIVER CANAL 0 :c cS ~ z ~o?j "'~ .. 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