HomeMy WebLinkAboutRES NO 17-97RESOLUTION NO. I ~- 9?
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
BAKERSFIELD APPROVING A CONDITIONAL USE
PERMIT TO EXPAND THE CONVENTION CENTER WITH
AN 11,000 SEAT MULTIPURPOSE USE ARENA
(FILE NO. P96-910).
WHEREAS, the City of Bakersfield filed an application with the City of
Bakersfield Planning Department requesting a conditional use permit to permit the
construction of an 11,000 seat multipurpose use arena; and
WHEREAS, the City Council, through its Secretary, set Wednesday January 22,
1997, at the hour of 7:00 p.m. in the Council Chambers of City Hall, 1501 Truxtun
Avenue, Bakersfield, California, as the time and place for a public hearing before them
on the proposal, and notice of the public hearing was given in the manner provided in
Title 17 of the Bakersfield Municipal Code; and
WHEREAS, additional notice was given by a 1/8th page ad in the Bakersfield
Californian and to those individuals who requested notice; and
WHEREAS, a public hearing was held before the City Council on January 22,
1997, to consider testimony in support and opposition to the project;
WHEREAS, the laws and regulations relating to the California Environmental
Quality Act (CEQA) and the City of Bakersfield's CEQA Implementation Procedures
have been duly followed by city staff and the City Council; and
WHEREAS, for the above-described project, an initial study was conducted and
it was determined that the proposed project would not have a significant effect on the
environment and a Negative Declaration was prepared and posted on December 16,
1996 in accordance with CEQA; and
WHEREAS, mitigation is required to reduce the environmental impacts to less
than significant. Based upon an initial environmental assessment, staff has determined
the proposed project will not significantly affect the environment, and preparation of a
Negative Declaration for this project is adequate (CEQA Guidelines Section 15153(c));
and
WHEREAS, the facts presented in the staff report, initial study, and evidence
received both in writing and by verbal testimony at the above-referenced public
hearing(s), support the findings contained in this resolution; and
WHEREAS, at the above-mentioned public hearing(s), the proposal was heard
and all facts, testimony and evidence were considered by the City Council, who made
the following findings regarding the proposed project:
A. All required public notices have been given. Hearing notices
regarding the proposed project were mailed to property owners within 300 feet of the
project area and published in a local newspaper of general circulation 20 days prior to
the hearing.
B. The provisions of CEQA and City of Bakersfield CEQA
Implementation Procedures have been followed. Staff determined that the proposed
activity is a project and an initial study was completed. A Negative Declaration was
prepared and properly noticed for public review.
C. A Negative Declaration for the proposed project is the appropriate
environmental document to accompany project approval. In accordance with CEQA,
staff prepared an initial study for the proposed project and indicated that because
mitigation measures relating to soils, noise, traffic, pedestrian access, cultural remains,
storm water runoff have been incorporated into the project, the project will not
significantly impact the physical environment.
D. The proposed use is essential and desirable to the public welfare
as it serves both city and regional needs for convention, tourist, recreation,
entertainment, and cultural events. In addition, it will increase recreational activities
and result in a positive economic impact to the community. The economic well being of
the City of Bakersfield will be enhanced as this project will draw people to Bakersfield
for events which are not now available. The enhancement to the convention center will
benefit a wide variety of local businesses which serve the public service needs hotels,
restaurants, shops, etc.
E. The Land Use Element's land use designation for the subject site
and surrounding area is MUC (Mixed Use Commercial). The MUC designation is
placed on major commercial centers combining professional office, major retail and
commercial support activities. Such a designation is warranted for intensive
development characteristic of a commercial center within a city. The proposed multi-
use arena is a commercial support activity that it would provide economic support to
commercial uses found within the surrounding area. Such uses within the general area
of the arena include restaurants, retail shops, hotels, government services,
professional office uses, and other specialty services. The proposed use is in harmony
with the specific goals, objectives and policies of the Metropolitan Bakersfield 2010
General Plan as follows:
2
· Commercial Develol)ment Policies --
Policy #14 Allow for the development of a vadety of commercial centers/corridors
which are differentiated by their function, intended users and level of
intensity, including convenience centers serving local residential
neighborhoods, sub-regional centers which serve groupings of
neighborhoods, and major regional centers which serve the Planning area
and surrounding areas.
The proposed arena is within the central downtown core which is
identified as a major regional center in the 2010 Plan. Uses within this
area include commercial services, offices and civic functions. This area
provides a variety of services involving civic affairs and functions
providing services to the entire county. The proposed arena would
complement the area by providing services to a large number of people
from the entire region and enhancing the downtown as a destination
center.
Policy # 15
Allow for the development of a variety of commercial uses, including those
which serve residents (groceries, clothing, etc,), highway users, and
tourists-visitors,'
The arena would be a destination place that would serve both as a
cultural enhancement to the city and county region, and increase tourist
related activities. It would also increase opportunities for businesses that
would support the activities at the arena such as food and lodging
establishments.
Policy #22 Encourage the clustering of commercial development in compact areas,
rather than extended along streets and highways;
The proposed arena is within the central business district, a high density,
compact commercial center. The area is presently extensively developed
with commercial uses.
Policy #23 Provide for infill of commercial land uses to be compatible with the scale
and character of existing commercial districts and corridors;
The proposed arena is an infill land use being within the developed area
of the central business district of the city. It is compatible in scale (height
and bulk) with the surrounding land uses in the general area. Buildings in
the vicinity range from 2 to 10 stories with a 9-story hotel on the site
(Holiday Inn Select Hotel). Building setbacks and extensive use of
landscaping will ensure that the arena will blend with the existing large-
scale developments in the immediate area. Concerning character,
structures within the general area accommodate relatively large numbers
of people and large-scale events. The multi-use arena will also
accommodate large numbers of people and improve the coordination of
large-scale events that already occur on the site.
· General Develo/ament Policies --
Policy #69 Provide adequate/and area for the expansion of existing uses and
development of new uses consistent with the policies of the general plan;
The multi-use arena is both a new use (multi-use arena) and the
expansion of an existing use (convention center). Such use is consistent
with above stated commercial policies in that it is within a developed
commercial center, will serve a variety of users, and is compatible with
scale and character of surrounding land uses. Consistency with these
general development policies is shown through meeting of assemblage
needs, employment and by enhancing economic, cultural growth in the
region.
Provide for a mix of/and uses which meets the diverse needs of residents;
offers a variety of employment opportunities; capitalizes, enhances, and
expands upon existing physical and economic assets; and captures
regional growth;
The proposed arena provides a place of assemblage for diverse groups,
meetings, conventions, etc. Employment opportunities will be provided by
the arena both directly (increased staff) and indirectly (support
businesses such as additional lodging, food services, printing services,
tourist, administration, etc.). The arena will provide assemblage for larger
numbers of people than can presently be accommodated by the
convention center thus creating economic opportunities for existing
business that rely on the convention and tourist industry. It will enhance
recreational and cultural opportunities to residents in the Kern County
region by offering events locally that would otherwise require people to
travel outside the region (ie. Los Angeles basin).
4
Policy ¢¢72 Accommodate new projects which are infi// or expansion of existing urban
development.
As mentioned earlier, the proposed arena is an in-fill project within the
developed area of the city's central business district.
F. The proposed use is consistent with the intent and purpose of the
City of Bakersfield's Zoning Ordinance. The project is within the CB (Central Business)
zone district. The purpose of this zone is to accommodate a diverse mix of
medium/high density residential, commercial, financial, and institutional uses serving
both citywide and regional needs. Cultural, entertainment, specialty retail, convention
uses, and lodging are principal uses that are encouraged. Regarding development
standards, setbacks, parking, landscaping, height, and bulk will be satisfied consistent
with the C-B zone. Additional mitigation is recommended to ensure that the project is
compatible with and reduces adverse impacts to be less than significant to present
area development. Therefore, approval of the conditional use permit is consistent with
the C-B zoning district, and with the goals, policies, and objectives Land Use Element
of the Metropolitan Bakersfield 2010 General Plan.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF BAKERSFIELD as follows:
That the above recitals, incorporated herein, are true and correct.
That the Negative Declaration is hereby approved.
That Conditional Use Permit No. P96-910 as described in this resolution,
is hereby approved subject to the conditions of approval and mitigation measures
contained in Exhibit "A".
......... 000 ........
I HEREBY CERTIFY that the foregoing Resolution was passed and
adopted by the Council of the City of Bakersfield at a regular meeting thereof held on
JAN 2 ;~ /~1;~ , by the following vote:
AYES COUNCILMEMBER D~IOND, CARSON, S~II~'~: ~Mc~DERMOTT, ROWLI~$, $ULLIV/tN, ,~J.VA§(~10
NOES: COUNCILMEMBER / ~{LV~-~ .~ -
~: COUNCILMEMBER / ....
CITY CLERK and Ex Offici~ Clerk of the
Council of the City of Bakersfield
APPROVED JAN 2 2 1997
MAYOR of the City of Bakersfield
APPROVED as to form:
JUDY SKOUSEN
CITY ATTORNEY
MG:pjt /
January 10, 1997
cc~rbza-cc
6
EXHIBIT "A"
CONDITIONS OF APPROVAL
Conditional Use Permit No. P96-0910
II.
The applicant's rights granted by this approval are subject to the following
provisions:
The project shall be in accordance with aH approved plans, conditions of approval, and otber
required perurits and approvals. AH construction shah comply with applicable building codes.
AH conditions imposed shah be diligently complied with at aH times and aH construction authorized
or required shah be ddigently prosecuted to completion before the premises shah be used for the
purposes applied for trader this approval
This approval shall automatically be nun and void one (1) year after tire effective date unless the
apphcant or successor has actually commenced use of or construction of what was authorized; or if
the use is discontinued or abandoned for a period of one (1) year or more. This time can be
extended or conditioned for a longer period if approved by the Board of Zoning Adjustment
The Ci.tv Conncil or BZ.d may revisit a conditional use perntit or modi~cation to add or amend any
conditions if there is sttfficient canse, including but not Hmited to, complaints regarding the project,
or that the conditions are not adequate for the intended ptapose.
The Planning Dir~ector .ray initiate revocation of the rights granted if there is good cause, including
but not limited to, failure to comply with conditions or complete construction, or the violation by the
owner or tenant of any provision of tlre BakersfieM 3Iuincipal Code pertaining to the premises for
which the approval was granted, subject to Section 17.64.070 H.
Unless otherwise conditioned, this approval runs with the land and may continue under successive
owners provided all tire above mentioned provisions are satisfied
The following are mitigation measures identified in the initial study that shall be
satisfied as part of the approval of this project:
Exterior construction activities involving the use of pneumatic tools, heavy
equipment, compressors, generators or pumps shall not be permitted to be
operated south of the railroad between the hours of 7:00 p.m. and 7:00 a.m. daily
including weekends and holidays.
2. All construction equipment shall be equipped with properly operating mufflers.
The developer/contractor shall comply with NPDES requirements on the
implementation of measures to reduce pollutants in construction runoff and to
protect storm water runoff quality from pollutants that may be generated by
operation of multi-use arena. This may include regular parking lot and driveway
sweeping, use of drought-tolerant plants and efficient irrigation systems and mulch,
use of screens at on-site catch basins, etc. Final drainage plans shall be approved
by the Public Works Director to ensure these requirements are satisfied.
a)
A qualified archaeologist shall be present while the pavement in the existing
parking lot is being removed.
b)
After the pavement is removed and before any other ground disturbing
activity begins, a surface survey will be conducted by a qualified
archaeologist. The survey shall include a list of artifacts which may
possibly be discovered during ground disturbance activities. Prior to
further ground disturbance activity, the on-site contractor shall submit
written acknowledgment of receipt of this list to the City, and be required
to notify the City immediately if artifacts are discovered on site, so that a
qualified archaeologist can be contacted for further investigation. In
addition, if this survey identifies that important archaeological resources
are present on the project site, and that further ground disturbance
activities would result in a significant effect on the environment, a recovery
or excavation plan or other recommendation made by a qualified
archaeologist may be implemented to reduce the effect to a level of less
than significant.
The project area shall be fenced and locked during non-working hours to prevent
unauthorized persons from artifact hunting.
Should human remains be discovered, work shall be stopped in the immediate
vicinity of the discovery and the Kern County coroner shall be notified.
A geotechnical investigation is required prior to the issuance of any building
permit. The investigation shallinclude soiltype, condition of soil,
load/bearing/settlement relationship of foundations, etc. The final report shall be
approved by Public Works Director.
Mitigation Measures 8 - 18 will all be completed within 3 years of the issuance of the
Certificate of Occupancy for the arena.
The applicant shall add a south-bound left turn lane on N Street at California
Avenue or install signal at California Avenue at N Street.
The applicant shall add an east-bound right turn lane on Traxtun Avenue at H
Street. Removal of on-street parking and striping of the right turn lane will be
incorporated into the project improvements provided by the City.
10.
The applicant shall add a north-bound left turn lane on Truxtun Avenue at L Street
or provide temporary traffic control for the peak events at the Truxtun Avenue/L
Street intersection. Specific event traffic control will be possible with the
implementation of the Traffic Operations Center (TOC) which is planned to be
operational by the City by 1999.
2
11.
12.
13.
14.
15.
16.
North/south pedestrian crossings on the west side of Q Street at its intersection
with Traxtun Avenue shall be prohibited. The City shall revise signal phasing to
provide additional turning time for north-bound left turn traffic from Truxtun
Avenue to Q Street during peak events. This timing change will be programmed
through the TOC referenced in condition #10.
Ifa circular drive between N Street and Truxtun Avenue is constructed for the
loading and unloading of passengers, this drive shall be one-way with a minimum
of two lanes, one for through traffic and one adjacent to the southerly curb for
loading/unloading passengers. Signs shall be posted at the drive's exit onto
Truxtun Avenue stating "Right Turn Only" if it runs in an east/northeast direction
from N Street. Temporary traffic control on N Street by uniformed officers or
private traffic control personnel may be necessary to alleviate conflict during
exiting times between left tums into the drive from N Street and north-bound
traffic exiting the County parking garage. This traffic control will be provided on a
case by case basis depending upon the size and nature of the event~
N Street at the railroad crossing shall be temporarily closed or access limited
during peak events. In addition, parking shall be prohibited on N Street between
the railroad and Truxtun Avenue either permanently or during events with
appropriate "No Parking" signs installed. This will minimize congestion along N
Street during train crossings, decrease the interaction between vehicles and
pedestrians from the County parking garage, and increase the capacity of N Street
north of railroad by eliminating on-street parking. Closure of N Street across the
railroad will occur on a case by case basis depending upon the size and nature of
the event. (Note: A pedestrian tunnel or overpass across the railroad is planned as
a separate project not part of this proposal. This pedestrian crossing may alter
how vehicular and pedestrian traffic is handled along N Street.)
The applicant shall install additional directional signage to the Convention Center
and its various parking areas as shown in Exhibit B (Traffic Study Figure 5 -
Project Access Improvements), including the additional signs from State Highway
99 at California Avenue. In addition, maps to event parking shall be published on
tickets, brochures, and any other event literature in order to inform the public of
routes to the parking areas.
The applicant shall work with Kern County to gain additional vehicle access to the
County parking garage from L Street through the Justice Center parking lot for
peak events to alleviate the volume of traffic along N Street entering and exiting
the garage.
The applicant shall widen east-bound Truxtun Avenue between Chester Avenue
and L Street to three (3) lanes.
3
III.
17.
The applicant shall remove visual obstructions in the public right-of-way at the
intersection of 14th Street and Q Street to improve sight line distance for east-
bound traffic on 14th Street to meet minimum city requirements. The City shall
work with private property owners regarding removal of obstructions that may
exist on private property. (Note: A future grade separation project planned for Q
Street at the railroad will eliminate the need for continued maintenance of this
deficiency).
18.
Left turn lanes shall be lengthened to the minimum size indicated to increase
vehicle storage at the following intersections:
East-bound California Avenue at L Street 200 fl.
South-bound L Street at California Avenue 100 fl.
South-bound N Street at California Avenue 200 ft.
East-bound California Avenue at N Street 200 ft.
East-bound California Avenue at P Street 150 ft.
East-bound Truxtun Avenue at Q Street 200 fl.
North-bound Q Street at Truxtun Avenue 200 fl.
The following are conditions relating to site plan review that shall be satisfied as
part of the approval of this project:
Designate all fire lanes on the final site plan including appropriate fire lane
designation signs consistent with minimum city requirements. (Fire)
Two new fire hydrants shall be required for the project unless otherwise
determined by the Fire Chief. Indicate on the final site plan all nearby and on-site
fire hydrants with required fire flows. Based upon available information, the fire
flow requirement may be 3500 gallons per minute. (Fire)
The applicant shall contact the Fire Safety Control Division for fire safety
requirements and provide 1 set of the final building plans to the Fire Marshal prior
to the final site plan being approved. (Fire)
All streets and access roads to and around any building under construction must be
at least 20 feet of unobstructed width and graded to prevent ponding at all times.
Barricades must be placed where ditches and barriers exist in roadways.
Emergency vehicle access must be reliable at all times. (Fire)
The applicant shall post all designated fire lanes as required by the City prior to
occupancy of any portion of any building. (Fire)
Areas adjacent to all Fire Department connections shall be identified by yellow
stripes as according to Bakersfield Municipal Code Section 15.64.140(d). (Fire)
4
7. The applicant shall provide four copies of the grading plans and two copies of the
preliminary soils report to the Building Department. (Engineering and Building)
10.
11.
12.
13.
14.
15.
16.
17.
Indicate on the final site plan how the site is to be drained. (Engineering Services
and Building)
Signs shall be subject to the requirements of Chapter 17.60 of the Municipal Code.
A separate permit is required for all new signs, including construction signs, from
the Building Department. (Building)
Structures exceeding 10,000 square feet in area shall be constructed with an
automatic fire sprinkler system. (Building)
Indicate on the final plan compliance with all handicap requirements of the State
Building Code. (Building)
A final soils report shall be submitted to the Building Department prior to issuance
of any building permits. (Building)
The applicant shall obtain necessary approvals from the Kern County
Environmental Health Services Dept. (2700 "M" Street) for any food handling
facility prior to issuance of a building permit for their construction. (Building)
The applicant shall indicate on the site plan submitted for building permits, that the
proposed landscaped areas meet minimum City standards in accordance with
Section 17.53.061 of the Municipal Code. A landscape plan including
specifications for irrigation shall also be submitted to the Planning Department for
approval prior to installation of any landscaping. (Planning)
Parking lot lighting shall be provided according to Section 17.58.060(A) of the
Municipal Code. Lights shall be designed, arranged, and shielded to reflect away
from adjacent residential properties and streets with illumination evenly distributed
across the parking lot. All light fixtures shall be at a height between 15' and 40'
above grade. Lighting direction and light fixtures shall be shown on the final site
plan. (Planning)
The minimum parking required shall be 2,535 spaces as proposed for the entire
convention center/arena/hotel facility. This parking will include both dedicated
spaces for the facility (1,285 spaces) and shared spaces with Kern County (1,250
spaces). A copy of the agreement for shared parking with Kern County shall be
submitted to the Planning Department prior to building permits being issued.
The applicant shall meet the minimum requirements for curbs, gutters, sidewalk,
street lights, street paving, and handicapped ramps. (Engineering Services)
5
18. The applicant shall construct new connection(s) to a public sewer. (Engineering
Services)
19.
20.
21.
22.
23.
24.
25.
Indicate on the final site plan existing connection(s) to a public sewer.
(Engineering Services)
The applicant shall construct on-site paving with a minimum of 2" Type B, A.C.
over 3" Class II A.B., or paving equivalent as approved by the City Engineer.
(Engineering Services)
The Sanitation Division shall be contacted to determine appropriate refuse
containers and refuse container siting for the safe collection of refuse and/or
recyclables. (Sanitation)
Facilities required to provide recycling areas shall provide locations of sufficient
size as defined in Bakersfield Municipal Code, Chapter 8.32. (Sanitation)
Facilities required to provide grease containment shall provide a storage location
separate from refuse or recycling bin locations pursuant to City Standard S-43.
(Sanitation)
All drive approaches shall meet the minimum requirements for width and location.
(Traffic Engineering)
Parking lot layout shall meet the minimum requirements of the city. Indicate on
the final plan all parking stall sizes, drive aisle widths, and backup areas. (Traffic
Engineering)
6
16TH ST.
ST.
TUN 50
A F
AVl[.
RAIL
ADDITIONAL I PARKING
PARKING I GARAGE
ADD W~ST ACCESS
(PEAK EVENTS)
2U
~/TEi
"RAILROAD
~RE~SE SIGNAL
PHASING
6D BLOC.
-200' LEFT
TURN ~BN STORAGE
STORAGE BEALE
HOLIDAYINN
SELEC[
ST.
HO~IDAYINN PARKING
131~1 ST.
ADDIllONAL SIGNS:
1. CALIFORNIA AV~. ~ SR g9 NB OFF RAMP
AVE.
200' LEFT
STORAGE
Figure 5:
200' LEFT
TURN
STORAGE
Project Access Improvements
STORAGE
5D
STAFF REPORT
CITY OF BAKERSFIELD CITY COUNCIL
MEETING OF JANUARY 22, 1997
PROJECT NO:
Conditional Use Permit No. P96-0910
OWNER/APPLICANT:
City of Bakersfield
1501 Truxtun Avenue
Bakersfield, California 93301
LOCATION:
1001 Traxtun Avenue (Bakersfield Convention Center)
PROJECT DESCRIPTION:
The project entails the construction of an enclosed 11,000 seat multipurpose arena. The arena
will be attached to the existing convention center to the west resulting in relocating an existing 348-
space parking lot. It will enclose an area of approximately 120,000 square feet and will be
approximately 100 feet in height. Construction would occur on approximately 2.75 acres of the 13.43
acre convention center/hotel site. Addition of the arena is anticipated to increase the number of full-
time employees for the convention center by approximately 8-10 people.
The main entrance to the facility will be from Truxtun Avenue with secondary access from N
Street. The site will be extensively landscaped according to City requirements in coordination with an
adjacent public park proposed at the southeast coruer of Truxtun Avenue and N Street.
The arena will be bowl-shaped with seating provided completely around the main arena floor
area. Initially, 8,000 seats are planned, but construction of the arena will enable future expansion of an
additional 3,000 seats bringing the total seating for the arena at 11,000. No schedule has been
determined for the seating expansion. A total of 14,000 seats will be available in the entire convention
center/arena complex upon complete build out of the facility. Loading and staging areas will be
provided along the south side of the building next to the railroad. New parking areas to accommodate
both the arena and convention center will be constructed south of the railroad with access from both N
and 14th Streets. The City of Bakersfield also has a cooperative agreement with Kern County to share
parking spaces for evening, weekend, and holiday events (when the County is not open for business) in
the Administrative Center's parking garage directly west across N Street. This parking garage contains
Ci(y Council Staff Report
Prepared 13y.'JGE - Ja.ua .ry 6, 1997
Page 2
CUP # P96-0910
803 parking spaces. Additional cooperative agreements with Kern County are presently being
negotiated to include the county justice parking lot (165 spaces) and the County courthouse (249
spaces), both of which are also directly west across N Street.
The interior of the arena will consist of three levels. The first level will contain the arena,
seating, lobby, dressing and locker areas, concession areas, and loading/storage areas. The second level
will contain a future mezzanine area and additional seating, and luxury suites. The top level will be
devoted to the press box. The main arena floor will be constructed approximately five feet below the
existing grade.
Events at the arena will include hockey, basketball, concerts, theatrical plays, rodeos, trade
shows, circuses and other related sporting or novelty activities. The arena will be used with the
convention center to improve event operations. Large events held in the convention center in the past,
have sometimes been housed in creative fashion due to space limitations. These large events will be
able to shift into the new arena. This will in turn allow both the existing convention center and new
arena to be used concurrently. Dual or concurrent events will occur mostly on weekends and will
comprise approximately 25% of the total events held in the convention center/arena areas.
It has been projected that the new arena will handle between 70-80 events a year. This would
include both new events and those shifted from the existing convention center. Those events shifted
from the existing convention center to the new arena would enable the existing convention center to
increase is usage by approximately 35-45 events a year. Therefore, it is projected that between 120-130
new events a year are anticipated at the expanded facility bringing an estimated 150,000-200,000
additional visitors into the City every year.
AGENCY/PUBLIC CONTACT AND COMMENTS:
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 mail on December 16, 1996 regarding this public hearing according to
city ordinance and state law. Comments and responses to those comments will be provided to the City
Council once the public review period has ended.
City Cou.ciI Staff Report Page 3
Prepared By:dGE- da.uavy 6. 1997 CUP # P96-0910
ENVIRONMENTAL REVIEW AND DETERMINATION:
Based upon an initial environmental assessment and evaluation according to the California
Environmental Quality Act (CEQA) and the City of Bakersfield's CEQA Implementation Procedures, it
has been found that this project will not significantly affect the environment. A Negative Declaration
with mitigation has been prepared. The Initial Study/Negative Declaration and accompanying technical
reports were forwarded to each City Council member before the public hearing so they could become
familiar with the environmental issues, special studies and recommended mitigation; therefore, they are
not repeated in this report but are a part of the record to be considered.
ENVIRONMENTAL SETTING:
The project site is in the central portion of the downtown Bakersfield area. It is bounded by
Truxtun Avenue, N Street, the Burlington Northern/Santa Fe Railroad, and the extension of P Street.
The project lies within the developed governmental, administrative and financial services core of
metropolitan Bakersfield. The surrounding area is extensively developed with urbanized land uses with
few undeveloped or underutilized parcels. All public utility services including water, sewer, gas,
electric, and communication exist on the site servicing the existing convention center.
The County of Kern Administrative Center is on the west side of N Street directly west of the
proposed expansion site, and farther to the west, south of Truxtun Avenue are the County Municipal
and Superior Courts buildings. North of Truxtun Avenue are various financial, legal and other
professional offices.
The site is bounded on the south by the Burlington Northern/Santa Fe Railroad right-of-way,
which traverses downtown Bakersfield in an east-west direction. N Street, which borders the site on the
west, crosses the railroad tracks at the same grade at the project's southwest comer. The nearest grade
separated vehicular crossings of the railroad are at Chester Avenue and H Street approximately one-half
mile to the west. Q Street to the east of the existing convention center and hotel complex also crosses
the railroad at the same grade. Railway traffic at this location is primarily freight. An Amtrak train
terminal which serves as the southern terminus to the San Joaquin Valley passenger trains is to the west
by F Street.
Land south of the adjacent railroad right-of-way is developed with fewer intensive urbanized
uses than the downtown area to the north. These are primarily small-scale service industrial uses
juxtaposed with single family residential development.
Ci(y Co..cil StaffReport Page 4
Prepared By:JGE - Ja. ua .rv 6, 1997 CUP # P96-0910
GENERAl. PI,AN
D E,C, IG NA'I'ION
EXIS'rlNG USE
The convention center/hotel site encompasses approximately 13.43 acres. It includes a main
convention center building of approximately 120,000 square feet, a nine-story, 258-room hotel, and a
separate building approximately 3,000 square feet in area that is home to the Bakersfield Chamber of
Commerce. Parking is available on the site for 1,183 vehicles.
The convention center contains an exhibit hall/arena, concert hall, and meeting rooms
encompassing nearly 80,000 square feet. Permanent seating is provided for 3,000 people for concerts
and theatrical performances. A total of 5,500 people can be seated for sporting events and other
activities where 2,500 additional temporary seats can be made available to supplement the permanent
seats. The center employs 20 full-time people, including administrative, box office, and stage crews.
The main entrance into the convention center is from Truxtun Avenue. A drop-offarea is
provided with access to one of the two parking lots. One lot is found to the west of the main building
along N Street with 348 spaces; the other is directly south of the convention center across the railroad
with 469 spaces. Attendees must presently cross the railroad at the same grade from this southerly lot
but an underground tunnel or elevated pedestrian crossing is planned to provide access to the
convention center without disruption from train traffic. This new pedestrian crossing is planned for
construction within the next two years and is not part of this project review. Vehicular access to the
westerly lot is from Truxtun Avenue with exits only to N Street. The southerly lot has access from both
N and 14th Streets. Loading and production staging areas are available at the southeast portion of the
building.
Attached to the convention center to the east is a nine-story, 258-room hotel. The hotel is
internally connected to the convention center. A ballroom and meeting space is provided in the area
Ci.tv Council Staff Report
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CUP # P96-0910
between the hotel lobby and the convention center lobby enclosing an additional 13,000 square feet for
banquets, meetings and other events. A 4,200 square foot restaurant/lounge also exists in the main
lobby of the hotel. The hotel employs a total of 186 people with the maximum shift averaging nearly
100 staff members. Parking is provided on the hotel site for 366 vehicles, the majority being found on
the south side of the hotel immediately east of the convention center. Vehicular access into the hotel
parking area is available from both Truxtun Avenue and Q Street.
A third building exists at the northwest portion of the site that is presently in use by the
Bakersfield Chamber of Commerce. This building is approximately 5,000 square feet in area and is
proposed to be demolished within the next year to construct a public park. This demolition and park
construction is not part of the proposed project.
PROJECT ANALYSIS:
General Plan and Zonin~ Consistency
The Land Use Element's land use designation for the subject site and surrounding area is MUC
(Mixed Use Commercial). The MUC designation is placed on major commercial centers combining
professional office, major retail and commercial support activities. Such a designation is warranted for
intensive development characteristic of a commercial center within a city. The proposed multi-use arena
is a commercial support activity that it would provide economic support to commercial uses found
within the surrounding area. Such uses within the general area of the arena include restaurants, retail
shops, hotels, government services, professional office uses, and other specialty services.
Since the arena is a commercial support activity, the following commercial and general
development policies in the Land Use Element of the 2010 General Plan are applicable:
· Commercial Development Policies --
Policy # 14 Allow for the development of a variety of commercial centers/corridors which are
differentiated by their fimction, intended users and level of intensity, including
convenience centers serving local residential neighborhooag; sub-regional centers
which serve groupings qf neighborhoods, arm major regional centers which serve the
Planning area arm sttrrottttding areas.
The proposed arena is within the central downtown core which is identified as a
major regional center in the 2010 Plan. Uses within this area include commercial
services, offices and civic functions. This area provides a variety of services involving
City Cotmcil Staff Report
Prepared By:JGE - damtory 6. 1997
Page 6
CUP ~ P96-0910
civic affairs and functions providing services to the entire county. The proposed arena
would complement the area by providing services to a large number of people from the
entire region and enhancing the downtown as a destination center.
Pohcy #15 Allow for the development of a varieO~ of commercial uses, including those which serve
residents (grocerie& clothing, etc.), highway users, and tourists-visitors;
The arena would be a destination place that would serve both as a cultural
enhancement to the city and county region, and increase tourist related activities. It
would also increase opportunities for businesses that would support the activities at the
arena such as food and lodging establishments.
Policy #22 Encourage the chtstering of commercial development m compact areas, rather than
extended along streets and highways,'
The proposed arena is within the central business district, a high density, compact
commercial center. The area is presently extensively developed with commercial uses.
Policy #23 Provide.fi~r #.~fill qf commercial latM uses to be compatible with the scale and character
of exis#ng commercial districts atM corridors;
The proposed arena is an infill land use being within the developed area of the
central business district of the city. It is compatible in scale (height and bulk) with the
surrounding land uses in the general area. Buildings in the vicinity range from 2 to 10
stories with a 9-story hotel on the site (Holiday Inn Select Hotel). Building setbacks and
extensive use of landscaping will ensure that the arena will blend with the existing large-
scale developments in the immediate area. Concerning character, structures within the
general area accommodate relatively large numbers of people and large-scale events.
The multi-use arena will also accommodate large numbers of people and improve the
coordination of large-scale events that already occur on the site.
· Getwral Development Policies --
Policy #69 Provide adequate landarea for the expansion of existing uses and development of new
uses consistent with the policies of the general plan;
The multi-use arena is both a new use (multi-use arena) and the expansion of an
existing use (convention center). Such use is consistent with above stated commercial
policies in that it is within a developed commercial center, will serve a variety of users,
Ci.ty Council Staff Report
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CUP # P96-0910
and is compatible with scale and character of surrounding land uses. Consistency with
these general development policies is shown through meeting of assemblage needs,
employment and by enhancing economic, cultural growth in the region.
Policy # 70 Provide for a mix of land uses which meets the diverse needs of residents; offers' a
variety of employment opportunities; capitalizes, enhances, and expands upon existing
physical arm economic assets; and captures' regional growth;
The proposed arena provides a place of assemblage for diverse groups, meetings,
conventions, etc. Employment opportunities will be provided by the arena both directly
(increased staff) and indirectly (support businesses such as additional lodging, food
services, printing services, tourist, administration, etc.). The arena will provide
assemblage for larger numbers of people than can presently be accommodated by the
convention center thus creating economic opportunities for existing business that rely on
the convention and tourist industry. It will enhance recreational and cultural
opportunities to residents in the Kern County region by offering events locally that
would otherwise require people to travel outside the region (ie. Los Angeles basin).
Policy # 72 Accommodate new prqjects which are i.fill or expansion of existing urban development.
As mentioned earlier, the proposed arena is an in-fill project within the developed
area of the city's central business district.
· Zoning--
The arena site is within the C-B (Central Business) zone district. The purpose of this zone is to
accommodate a diverse mix of medium/high density residential, commercial, financial, and institutional
uses serving both citywide and regional needs. Cultural, entertainment, specialty retail, convention uses,
and lodging are principal uses that are encouraged.
The C-B zoning district does not allow the proposed multi-use arena by right. The conditional
use process enables the City Council a level of review necessary to ensure that the use is compatible
with surrounding development in the downtown area. The Council must find that the use is (1) essential
or desirable to the public welfare, (2) in harmony with the goals, objectives, and polices of the 2010
General Plan, and (3) consistent with the purpose and intent of the Zoning Ordinance.
The arena is essential and desirable to the public welfare as it serves both city and regional needs
for convention, tourist, recreation, entertainment, and cultural events. In addition, it will increase
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CUP ~ P96-0910
recreational activities and result in a positive economic impact to the community. These reasons are
also consistent with the purpose and intent of the C-B zone. Regarding development standards,
setbacks, parking, landscaping, height, and bulk will be satisfied consistent with the C-B zone.
Additional mitigation is recommended to ensure that the project is compatible with and reduces adverse
impacts to be less than significant to present area development. Therefore, approval of the conditional
use permit is consistent with the C-B zoning district, and with the goals, policies, and objectives Land
Use Element of the Metropolitan Bakersfield 2010 General Plan.
Circulation
A traffic impact analysis (refer to the Initial Study/Negative Declaration) was conducted to
evaluate the impacts on the local roadway system due to projected traffic generated by the proposed
arena. The analysis determined the existing levels of service (LOS) and compared them with the
projected LOS of roadway intersections and segments resulting from both projected future traffic
(without the project), and the addition of project generated traffic.
The worst-case event scenario was determined by the city Traffic Engineer that simultaneous
near capacity evening events in the existing convention center and the proposed arena would produce
the peak impacts to the street system. The maximum seating that could occur during simultaneous
evening events is 14,000 seats (6,000 seats in the existing convention center and 8.000 seats in the
proposed arena).
Mitigation is proposed that includes signalization, intersection improvements, and segment
widening to California Avenue, 24th Street, Chester Avenue, Truxtun Avenue, and H, L, N, and Q
Streets (refer to the conditions of approval for the precise improvements). Additional improvements
include the construction of a loading/unloading area at the arena, limited street parking to ease vehicular
flow, improve directional signs to the convention center and parking lots to assist visitors in using the
most appropriate travel routes, and construction of a pedestrian tunnel under the railroad between the
arena and the parking lots to the south. Implementation of these 17 mitigation measures will ensure that
the levels of service at all intersections and road segments affected by the project will be maintained at
LOS C or at present LOS (ifD or less). These measures are proposed to be completed within 3 years
of the Certificate of Occupancy being issued for the construction of the arena.
Parkin~
The Zoning Ordinance will require an additional 1,100 parking spaces for the expansion of a
multipurpose arena. This would result in the convention center/hotel complex being required to have
1,975 total parking spaces to meet minimum City parking standards.
CiO' Council Staff Report
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Approximately 1,125 parking spaces are required by City ordinance for the existing convention
center/hotel facility; however, 1,183 spaces are currently provided. The construction of the arena will
result in the removal of 348 spaces since it is planned to cover the existing parking lot located
immediately to the west of the convention center. Therefore, 1,140 new parking spaces will need to be
acquired. The City will be constructing new parking areas south of the railroad that can accommodate
approximately 450 vehicles. In addition, the City has agreed to an agreement with Kern County to
share five parking lots that total approximately 1,250 spaces. These parking lots include the County's
administrative parking garage, and parking lots that serve the judicial building, courthouse, and mental
health, being immediately west and southwest of the convention center across N Street. This would
result in about 2,535 parking spaces being available, exceeding the City's minimum parking
requirements.
A parking study has also been prepared by Robert Kahn, John Kain and Associates (RKJK)
using a shared parking analysis procedure developed by the Urban Land Institute (refer to the Initial
Study/Negative Declaration). Both weekday and weekend parking demands were evaluated along with
monthly/hourly variations. The study used a busiest-case demand resulting in a total need of 3,523
parking spaces. This means that the City would need to provide approximately 2,688 new spaces.
However, this study does not take into account that patrons may be visiting other uses in the downtown
area (such as dining at a nearby restaurant, etc.) where they may park in another parking lot. It also
does not account for people arriving by public transit. Therefore, the estimated parking demand in this
study is conservative, and the actual parking demand is likely to be lower.
Parking need because of the proposed expansion is somewhere between the City's minimum
ordinance requirement (1,975 spaces) and the result of the parking study (3,523 spaces). The 2,535
parking spaces proposed that includes both the new parking lots planned for construction plus those
parking areas that will be shared with Kern County, will adequately meet the demand anticipated for the
convention center/arena/hotel complex. This parking figure is greater than the minimum required under
the parking standards of the Zoning Ordinance.
Utilities
The Initial Study/Negative Declaration prepared for the project concludes that public utilities (ie.
natural gas, electricity and communications) will be available to the proposed arena. There were no
anticipated concerns regarding these services being made to support the facility.
Water and sewer services are presently available to the site and are not anticipated to be
significantly impacted by the proposed arena. The sewer line presently operates at 25% of its design
capacity. Water service is available by the California Water Service Company who has provided a "will
serve" letter. Additional water lines will have to be constructed to assure that the facility will meet
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minimum city required fire flows.
Storm drainage is currently available at the site. An assessment by the City Public Works
Department has determined that the existing storm drainage system can handle anticipated runoff. No
additional facilities will have to be constructed.
Police, fire, and other city related services were determined to be insignificantly impacted. It is
expected that police services for traffic control will be necessary for some events. However, private
security and traffic control services will also be available. Fire safety will not be compromised as a
result of the arena.
Aesthetics
The proposal will change the visual characteristics of the site from a ground level parking lot to
an enclosed dome arena. Views from businesses to the north and the Kern County Administrative
building to the west, pedestrians, and those driving streets adjacent to and near the project will be
altered. A mixed use neighborhood which includes residences south of 14th Street could also view the
project at a distance of 500 feet or more.
It is not anticipated that the project will introduce features which appear incongruous or
uncharacteristic with its surroundings. The height and bulk of the structure is proportional relative to
the County Administration building (6 stories, 88 feet), the County parking structure (4 stories, 46 feet),
the existing Convention Center (75 feet) and the Holiday Inn Select (9 stories, 100 feet). The project is
not anticipated to appear out of place with the civic center/convention center/service architectural
environment which currently exists in the area.
The structure will be located approximately 180 feet south of Truxtun Avenue. A public plaza
(Centennial Plaza) will occupy the space currently occupied by the Chamber of Commerce building
north of the arena and south of Truxtun Avenue. The location of the arena and plaza will provide visual
penetration to the site which does not currently exist from Truxtun Avenue.
The principal travel corridor in the project vicinity is Truxtun Avenue, which runs along the
north boundary of the Convention Center. Truxtun Avenue therefore also defines the vantage point for
the largest number of viewers. Existing structures along Truxtun Avenue are typically oriented to
Truxtun Avenue with a main entry. Secondary entries are oriented to parking lots to the rear of
buildings.
The proposed building setback, along with street and plaza landscape trees will provide aesthetic
Ci.ty Cou.cil Staff Report
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variety and visual diversity along the principal travel corridor (Truxtun Avenue). Viewers on 14th
Street and to the south will be separated from the project by a large parking lot (with landscape trees)
and railroad tracks, a distance of 400+ feet. Because of the proportional fit of the proposed structure
with others surrounding the project, the impact on viewers to the south is not considered significant.
Light and Glare
The proposed project will remove sources of parking lot lighting because it will replace an
existing lighted parking lot. It will introduce new sources of light in the form of convenience lighting,
safety lighting and accent lighting. Vehicles driven by employees and users of the arena would
temporarily increase light levels as they travel through streets adjacent to the project. However, this is
not a source of light that is new or uncommon to the area due to existing Convention Center uses, and
no driveways or roadways are being moved which would direct vehicle headlights at peoples homes.
Building materials will be compatible with those used on buildings surrounding and are not anticipated
to result in glare.
Misdirected or misapplied outdoor lighting is commonly referred to as light pollution or light
trespass. Light pollution is typically the term used to describe sky brightness that is caused by the
scattering of light in the atmosphere. Light trespass is used to describe the effects of light that strays
from its intended purpose and becomes an annoyance or nuisance.
As the proposed project represents a domed facility with typical exterior lighting facilities, and
sensitive receptors of light impacts are a considerable distance from the project (single family homes
400 feet to the south), no impacts are expected from either light pollution or trespass. Lighting for the
facility is expected to be consistent with other sources of Convention Center lighting which currently
exist in the area.
Snecial Studies
The preparation of the Initial Study/Negative Declaration includes three other specialized studies
to analyze potential impacts. These studies included air quality, noise and archaeological issues.
The air quality study concluded that there will be short-term impacts primarily from fugitive
particulate matter emission during construction which is presently regulated by the San Joaquin Valley
Unified Air Pollution Control District. The arena was not expected to be a direct source of significant
emissions over the long-term; therefore, no additional mitigation is required.
Noise impacts were associated with the potential increase in traffic. The noise study analyzed
traffic noise impacts currently used for commercial/professional uses by the 2010 Plan~ Changes in
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traffic noise would increase from I to 5 dB. By the criteria established by the City for determining
significant noise impacts, it was concluded that the project will not cause significant noise impacts;
therefore, no mitigation is required. In addition, since events will be within an enclosed facility, no
significant noise impacts were identified for facility users or nearby business.
The archaeological study was a result of archival research at the County Hall of Records,
Assessor's Office and the History Room at Beale Library. No fieldwork was conducted as the site is
completely paved with a parking lot. This archival research confirmed that the project location is within
the boundaries of property owned by Colonel Thomas Baker and known as Baker's Field. It is also
known that the Railroad Avenue School was on the property from 1876 to 1954. Additionally, the
ethnographic Yokuts village of Woilu, Chinatown and a reported Chinese burial ground are within one
mile of the site. Therefore, it was concluded that there is a possibility that artifacts and features related
to Native Americans, the Chinese community, Colonel Baker, or the Railroad Avenue School may be
buried under the pavement of the parking lot; therefore, mitigation is required to assure that if remains
or artifacts are uncovered, they will be handled appropriately.
CONCLUSION:
The proposed expansion to the convention center of a multipurpose arena is necessary to
enhance the recreational and cultural opportunities in the Bakersfield area. It will enable the city to
improve convention-type services, and attract events that are presently being turned away because of
space or setting limitations. The arena will complement existing services and functions in the core area
of the city and will strengthen the downtown area as a destination center for the Kern County region.
The arena expansion is consistent with the goals, policies and objectives of the Metropolitan
Bakersfield 2010 Plan, and meets the purpose and intent of the zoning regulations. Special studies
conducted to analyze potential impacts have been found negligible subject to specific mitigation. The
surrounding area is significantly developed with intensive commercial uses and the proposed arena is
both consistent and compatible with current development. Conditions of approval included in Exhibit A
attached to the proposed resolution, the project's design, and compliance with standards and codes of
construction support the findings required to approve this project.
CONDITIONAL USE PERMIT
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