HomeMy WebLinkAboutRES NO 055-03RESOLUTION NO. 0 5 5 ' 0 3
RESOLUTION MODIFYING THE DECISION OF
THE PLANNING COMMISSION APPROVING
VESTING TENTATIVE TRACT MAP 6137 AND
THE NEGATIVE DECLARATION, AND DENYING
THE APPEAL BY THE SIERRA CLUB.
WHEREAS, in accordance with the procedure set forth in the provisions of Title 16 of
the Municipal Code of the City of Bakersfield, the Sierra Club, filed an appeal of the Planning
Commission's decision relative to Vesting Tentative Tract Map 6137 and adoption of the Negative
Declaration made dudng the Commission's regular meeting of February 6, 2003; and
WHEREAS, the Sierra Club, the appellant, filed a written appeal stating objection to
approval of Vesting Tentative Tract Map 6137; and
WHEREAS, the City Council, through the City Clerk, set the time and place of the
hearing as WEDNESDAY, MARCH 26, 2003, in the Council Chambers of City Hall, 1501 Truxtun
Avenue, Bakersfield, California, as the time and place for a public hearing before said City Council on
said appeal, and notice of the public hearing was given in the manner provided in Title Sixteen of the
Bakersfield Municipal Code; and
WHEREAS, the Council of the City of Bakersfield, conducted and held a public hearing
on WEDNESDAY, MARCH 26, 2003, to consider the appeal; and
WHEREAS, testimony was heard during the public hearing; and
WHEREAS, Vesting Tentative Tract Map 6137 consists of 316 lots for purposes of
single family development, and 29 non-buildable lots, zoned R-1 (One Family Dwelling) and R-1HD
(One Family Dwelling- Hillside Development) on 343.13 acres including a request for alternate lot and
street design, as shown on attached Exhibit "B;" and
WHEREAS, the application for Vesting Tentative Tract Map 6137 was deemed
complete on November 26, 2002; 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, 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 at least 30 days prior to the public hearing before the Planning
Commission, in accordance with CEQA; and
WHEREAS, in accordance with CEQA, the initial study and negative declaration were
submitted to the State Clearinghouse for a minimum 30-day review (SCH# 2002121018) beginning
December 2, 2002 and ending January 2, 2003; and
WHEREAS, the facts presented in the staff report and evidence at the above referenced
public hearings support the findings contained in this resolution; and
WHEREAS, the applicant submitted additional information in the form of an Air Quality
Impact Study for Vesting Tentative Tract Map 6137 prepared by WZI, Inc. dated March 2003; and
WHEREAS, said air quality study recommended mitigation measures which would
reduce air quality impacts to less than significant; and
WHEREAS, the applicant has agreed to all mitigation measures, including mitigation
measures related to air quality; and
WHEREAS, said mitigation measures have been incorporated into the project as
conditions of approval listed in attached Exhibit "A"; and
WHEREAS, the Council has considered and hereby makes the following findings:
All required public notices have been aiven. 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 at least 10 days prior to the hearing.
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 prepared and a Negative Declaration was prepared and duly noticed.
A Neqative 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 cultural and paleontological resources, geological (Alquist-Priolo zone)
resources and air quality have been incorporated into the project, the project will not
significantly impact the physical environment.
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.
The proposed subdivision, toqether with the provisions for its desiqn and improvement, is
consistent with the General Plan. (Subdivision Map Act 66473.5) The proposed density
and intensity of development are consistent with the High Medium 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.
2
The project must be granted a "de minimis: exemption with respect to the payment of
Fish and Game Section 711 fees. Based on the absence of evidence in the record as
required by Section 21082.2 of the State of California Public Resources Code (CEQA) for
the purpose of documenting significant effects, it is the conclusion of the Lead Agency
that this project will result in impacts that fall below the threshold of significance with
regard to wildlife resources and, therefore, must be granted a "de minimis" exemption in
accordance with Section 711 of the State of California Fish and Game Code.
Additionally, the assumption of adverse effect is rebutted by the above-referenced
absence of evidence in the record and the Lead Agency's decision to prepare a Negative
Declaration for this project.
The requests for modifications as conditioned do not appear to interfere with the public
health, welfare and safety.
Solitaire Drive (collector street) and Masterson Dr (arterial street) function as a
major street and double frontage lots are allowed as conditioned (BMC 16.28.170 H).
The project site is partially located within the Northeast Bakersfield Open Space
Area and wholly within the Specific Trails Plan.
10.
The requirement for park land and trails implement the policies of the Open Space
Element relative to the Northeast Bakersfield Open Space Area and the Specific
Trails Plan.
11.
Find that the vacation of County Road No. 711-A is consistent with the general plan
pursuant to Government Code Section 65402.
12.
Find that the acquisition and reservation of park land and trails staging area is
consistent with the general plan and specific trails plan, pursuant to Government
Code Section 65402.
NOW, THEREFORE, BE IT RESOLVED and found by the Council of the City of
Bakersfield as follows:
1. The above recitals and findings incorporated herein, are true and correct.
2. The Negative Declaration is hereby approved.
3
The decision of the Planning Commission to approve Vesting Tentative Tract Map
6137 is modified by inclusion of additional conditions of approval and mitigation
measures.
4. The appeal is denied.
Vesting Tentative Tract Map 6137 is hereby approved, subject to the conditions of
approval shown in attached Exhibit "A.'
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 MAR 2 (~ 2003 , by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
COUNCILMEMBER COUCH, CARSON, BENHAM, MAGGARD, N,~,SULLIVAN, SALVAGGIO
COUNCILMEMBER ~
COUNCILMEMBER ~
COUNC[LMEMBER_~[~;~.J~
PAMELA A. McCARTHY, CMC
CITY CLERK and Ex Officio Clerk of the
Council of the City of Bakersfield
}d~R ~ 8 2003
APPROVED
Mayor of the City of Bakersfield
APPROVED as to form
BART J. THILT~EN
City Attorney/~/
Exhibits: A. Conditions of Approval
B. Location and Tract Map
jeng
S:\TRACTS\6137~cc\res.doc
March 18, 2003
EXHIBIT "A"
CONDITIONS OF APPROVAL
VESTING TENTATIVE TRACT MAP 6137
PUBLIC WORKS
In letters dated September 27, 2002, and October 28, 2002, the applicant requested deviations from the
following ordinance, standard, and policy requirements:
1.1. BMC 16.28.070 - Request - permit private streets
Recommendation - APPROVE the request
1.2. BMC 16.28.160 A - Request - modification to allow block lengths to exceed the 1,000' maximum.
Recommendation - APPROVE the request for Serpentine Street and for Platinum Drive west of
Morgantine Drive.
1.3. BMC 16.28/.170 F - Request- modification to allow non-radial and non-perpendicular lot lines.
Recommendation - APPROVE the request.
1,4,
BMC 16.28.170 H - Request - modification to allow double frontage lots less than 200' feet deep
between a private street and public arterial and collector streets. Recommendation - APPROVE
the request. Double frontage lots are allowed on arterial and 90' wide collector streets. Access
rights shall be waived to the public streets, and masonry walls shall be constructed along the public
streets.
1.5. BMC 16.32.060.3 - Request - modification to allow deletion of sidewalks along one side of the
private streets.
Recommendation - APPROVE the request so long as a 4' wide clear sidewalk area (not including
the curb width) is maintained on at least one side of each street.
1.6. Subdivision Design Manual - Request - modification to design standards to allow storm drain
lines to cross over residential lots.
Recommendation - APPROVE the request provided the residential lots are within the private
portions of the subdivision and maintenance of those lines is by the Homeowner's Association.
1.7. Subdivision Desiqn Manual - Request - modification to allow 32' wide private streets, flow line to
flow line.
Recommendation - APPROVE the request so long as other standards and ordinances are not
compromised, such as sight lines, knuckle and cul de sac designs, etc.
1.8. Subdivision Desiqn Manual - Request - modification to allow Type C rolled curb and gutter on the
private streets.
Recommendation - APPROVE the request so long as required drainage capacity of the curbs
isn't exceeded.
The 90' wide collector shown as Solitaire Drive shall connect to Paladino Drive at the midsection to
align with Grand Canyon Drive in Section 16 south of this subdivision (PWD). Solitaire Drive shall be
renamed to Grand Canyon Drive (Planning).
The following streets shall be designed so the block lengths do not exceed the 1000' maximum as
stated in the ordinance:
3.1. Pendulum Drive between Moonstone Drive and Clarity Court.
Exhibit "A"
VTM 6137
Page 2
Construct Masterson Street northerly to connect with South Lake Ming Road. Minimum improvements
north of the tentative map boundary shall be 36' wide paving with graded shoulders. Construction of
this segment will be required with Phase 8 as shown on the Tentative Tract Map dated 9/27/02, or prior
to recording any phase when the cumulative total of recorded lots will exceed 300. If the subdivider is
unable to obtain the required right of way, then prior to filing the above referenced final map, 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.
5. A waiver of direct access rights shall be required from all abutting lots, except the private streets, to
Masterson Street, Solitaire Drive, and Paladino Drive.
Prior to filing the first final map,
6.1. provide dedication for Masterson Street, Solitaire Drive, and Paladino Drive as shown on the map.
Include width for standard expanded intersections.
6,2.
submit for the City's Review and approval C.C. & R.'s and Home 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/detention basin(s), associated storm drain lines and appurtenant facilities, and all
drainage ways within the subdivision. The documents shall cover the entire subdivision except for
that portion southerly and westerly of Solitaire Drive. This is to ensure mutual and equitable
provisions are made for the use and maintenance of common, shared facilities. The documents
shall be recorded concurrently with the final map.
7. Minimum centerline radii of the private streets shall be 500 feet unless evidence is presented to the
traffic engineer in each instance that a lesser radius will not create or exacerbate traffic concerns.
Because the general note on the map states that the numbering of the phases shown does not
necessarily imply the order of development, then prior to submittal of any improvement plans, the
subdivider shall submit a phased order of development, at which time the City Engineer will determine
the improvements the subdivider shall make with each specific phase. However, at a minimum, the
following shall apply:
6.1.
With the first phase as shown on the Tentative Tract Map dated 9/27/02, Paladino Drive shall be
constructed from Solitaire Drive to Alfred Harrell Highway. Minimum improvements east of the
tentative map boundary shall be 36' wide paving with graded shoulders. If the subdivider is unable
to obtain the required right of way, then prior to filing the above referenced final map, 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.
8.2,
With Phase 4 as shown on the Tentative Tract Map dated 9/27/02, the emergency secondary
access shall be constructed from the phase boundary through Phase 6 to Serpentine Drive and
thence to Masterson. Minimum improvements shall be 20' wide paving with graded shoulders, and
shall include permanent paving on Masterson.
9. The subdivider shall install street lights on the interior, private streets. Prior to recordation of the first
final map, submit a street lighting plan for the interior private streets.
Jeng I S:tTRACTSI6137~cclCC approved ExhA. DOC
Ap/il 7, 2003
Exhibit "A"
VTM 6137
Page 3
10.
Prior to submittal of any improvement plans, a drainage plan for the subdivision shall be submitted for
review and approval by the City Engineer. Retention/detention basins proposed to be maintained by
the City shall designed and located in accordance with the Subdivision and Engineering Design Manual
requirements. If water from public streets will be taken into privately maintained portions of the
subdivision, then a flowage easement shall be granted to the City, with the easement proclaiming City
shall not be responsible for maintenance of the private facilities.
11. Prior to submittal of any improvement plans, a sewer plan for the subdivision shall be submitted for
review and approval by the City Engineer.
12.
The phasing map as submitted is to be balanced with respect to the required improvements along the
tract frontages (all of Masterson Street within the subdivision and including its connection to South Lake
Ming Road, Paladino Drive, and Solitaire Drive). Therefore, in order to promote orderly development,
each phase shall be responsible for an equal dollar amount of frontage improvement. Prior to
recordation of a 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
13. Prior to recordation of each Final Map, the subdivider shall
13.1. either pay off the assessments for Assessment District 93-1, or he shall request apportionment
of the assessments from the old parcels to the new and pay all appropriate apportionment fees.
13.2.
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.
13.3. provide easements for required facilities not within the border of the phase being recorded.
13.4. ensure that each cable television company provides notice to the City Engineer of its intention to
occupy the utility trench.
14. On and off site road improvements are required from any collector or arterial street to provide left turn
channelization into each street (or access point) within the subdivision (or development). 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.
15. Final map check fees shall be submitted with the first map check submission for each phased final map
16. The subdivider shall pay his proportionate share of the cost for the future construction of the
landscaped median in Masterson Street. Payment shall be for the full width of the land being
subdivided. The total cost may be apportioned between the phases and paid prior to recordation of
each phase.
17. All lots with water well facilities that front arterial or collector streets will have wall and landsc, a~ag
Jeng ~ S:~TRACTSI6137~cclCC approved ExhA.DOC :
April 7, 2003
Exhibit "A"
VTM 6137
Page 4
arterial or collector street standards, and those that front local streets will have a slatted chain link fence
25' back of sidewalk with landscaping as approved by the Public Works and Parks Director.
18. The use of interim, non-standard drainage retention areas shall be in accordance with the drainage
policy adopted by letter dated January 22, 1997.
19. Concurrently with recordation of each Final Map, the following covenant shall be recorded by the
property owner: a covenant 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.
20. 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.
21. Following completion of all improvements by the subdivider and prior to acceptance of the public
improvements by the City, and in addition to providing other completeness items,
21.1. the subdivider's engineer shall
21.1.1. 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.
21.1.2. submit to the City Engineer copies of the sewer video cassette, forms, and his inspection
log.
21.2. written verification shall be obtained from the Fire Department that all gates, locks, and keys
have been installed or provided to their satisfaction.
22. 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.
PLANNING
23.
This subdivision shall comply with all provisions of the Bakersfield Municipal Code, and applicable
resolutions, policies and standards in effect at the time the application for the subdivision map was
deemed complete per Government Code Section 66474.2.
Jeng t S:ITRACTSt6137~cctCC approved ExhA.DOC
Apd/ 7, 2003 i ~, ~ , _
Exhibit "A"
VTM 6137
Page 5
24. The subdivision shall be developed in no more than 11 phases. Phases shall be identified numerically and
not alphabetically.
25.
Prior to recordation of a final map, subdivider shall submit a "will serve" 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.
26.
Prior to recordation of Phase 8 and 11, subdivider shall provide a street connection between these
two phases. Said connection may be at the same or adjacent to the location of the secondary
emergency access located between Lots 6 and 7, Phase 8.
27 Trails
27.1. Prior to recordation of any final map, subdivider shall provide a 10-foot wide easement
that extends the unpaved multi-purpose trail from the east boundary to Paladino Drive.
The easement shall extend from the trail located at the east boundary of the subdivision as
shown on the Specific Trails Plan. Said easement shall be approved by the Planning Director
and City Engineer.
27.2
Upon further subdivision or development of Phase 10, subdivider shall be required to
incorporate the 10-foot wide easement required by Condition No. 29.1, which may include
grading or other minimal trail preparation as determined by the Planning Director.
27.3
The applicant shall provide a trail easement for 20-foot in width for non-motorized public access
in the northern two-thirds of the project site. The trail easement shall provide a connection to
the trail on the east side of development identified on the Specific Trails Plan with Masterson
Street. Final trail alignment shall be determined in consultation with the Planning Department
prior to recordation of any final map. The trails easement shall be placed on existing disturbed
trails where possible and be designed so as to not disrupt the design of the subdivision.
28. Parks.
Prior to recordation of any final map, the subdivider shall enter into an agreement with the
City of Bakersfield for the purposes of implementing the following park land dedication and
28.1 Park No. 1. (Trails Staging area located in southeast part of subdivision)
28.1.1
Subdivider shall reserve one acre of useable land at the point where the trail
being extended from Alfred Harrell Highway intersects Paladino Drive. This area
will be a staging area to access the trail. Actual staging area location shall be
determined prior to recordation of any final map. Site configuration of the staging
area shall be a result of discussions between subdivider, Recreation and Parks
Dept., and Planning Department.
28.1.2 Location and configuration of staging area may be subject to change upon further
development of Phase 10, Lot 1, subject to approval of the City.
28.1.3
Prior to recordation of any final map, subdivider shall enter into an agreement
with the City regarding land reservation. Agreement shall include the
acquisition price for the reservation.
Jeng I S:ITRACTS~6137~cciCC approved ExhA.DOC
April 7, 2O03
Exhibit "A"
VTM 6137
Page 6
29. Park No. 2. (Neighborhood Park located near the southeast corner of Masterson St. and
Solitaire Drive.)
In addition to Park No. 1, subdivider shall dedicate land based on a park land dedication
requirement of 2 acres per 1,000 population in accordance with Specific Trails Plan and
Chapter 15.80 of the Bakersfield Municipal Code. Based on 316 lots shown on the tentative
map, subdivider shall dedicate 1.9 acres of usable park land. If the number of dwelling units
increases or decreases upon recordation of a final map(s), the park land requirement will
change accordingly. Prior to recordation of any final map, subdivider shall enter into an
agreement with the City regarding park land dedication and reservation.
29.1.1
Dedicate 1.9 acres of park land within Lot D, Phase 9 in a location approved by the
Recreation and Parks Dept., and Planning Depadment. Dedication of the 1.9
acres of park land shall be required with recordation of the first final map.
29.1.2 Reserve 8.1 acres of park land within Lot D, Phase 9 (adjacent 1.9 acres dedicated
for parks). Agreement shall include the acquisition price for the reservation.
29.1.3
Additional dedication of land within Lot D, Phase 9 may be required upon further
subdivision of the large lots created by VTM 6137 to meet the 10 acre size park
at this location.
29.1.4
Actual 10 acre park location shall be determined prior to recordation of any final
map. Site and configuration of park shall be a result of discussions between
subdivider, Recreation and Parks Dept., and Planning Department. Dedicated and
reserved acres is net acreage and does not include the proposed detention basin.
29.1.5
Location and configuration of park may be subject to change upon further
development of Lot D, Phase 9 to assist subdivider in subdivision design or in
response to a geologic report related to Alquist-Priolo Seismic Zones.
30 Prior to recordation, the subdivider shall provide written confirmation from the Department of
Conservation's Division of Oil, Gas, and Geothermal Resources (DOGGR) to the Planning Director
stating that all oil wells are accurately depicted on the proposed final map (map to be attached to letter)
and have been leak tested and abandoned to the satisfaction of DOGGR.
MITIGATION MEASURES:
31.
If during construction activities or ground disturbance, cultural resources are uncovered, the
subdivider shall stop work and retain a qualified archeologist for further study. Subdivider shall
notify the proper authorities and be subject to any mitigation measures required of the archeologist.
(Parr, September and October 2002.) (Mitigation)
32.
Any application for further subdivision or change in status of lettered lots (Phase 8, Lot D; and
Phase 9, Lots A and D,) shall be accompanied by a geologic report pursuant to the Alquist-Priolo
Special Studies Zones Act of 1972. The applicant shall pay all costs associated with preparation,
evaluation, and staff processing of said report. (Mitigation)
Jeng t S:tTRACTSI6137~cctCC approved ExhA.DOC
April 7, 2003
Exhibit "A"
VTM 6137
Page 7
33. Prior to recordation of a final map, subdivider shall submit a preliminary soils report to the Building
Director with the grading plan. Subdivider shall obtain grading plan and soils report approval from the
Building Director prior to recordation of a final map. (Mitigation)
34. Prior to grading and/or earth-disturbing activities at elevations between 600 and 700 feet,
subdivider shall:
34.1 Submit a map delineating the areas within 600 and 700 feet elevations of the
subdivision to be disturbed.
34.2 Retain a qualified paleontologist to attend a pre-grading meeting, and set forth the
procedures to be followed during the monitoring program. (Mitigation)
34.3 A full-time paleontological monitor that is trained and equipped to allow rapid
removal of fossils with minimal construction delay shall be on the project site during
ground disturbance activities within 600 to 700 feet elevation. (Mitigation)
35.
If fossils are found within an area being cleared or graded, earth disturbance activities shall be
diverted elsewhere until the monitor has completed salvage of the fossils. If construction
personnel make the discovery, the grading contractor shall immediately divert construction and
obtain a qualified professional to monitor the site for fossil salvage. (Mitigation)
36.
The project paleontologist shall prepare, identify and curate all recovered fossils. Upon completion
of grading, the project paleontologist shall prepare a summary report documenting mitigation
measures and results, with itemized inventory of collected specimens. Paleontologist shall
submit the report to the City of Bakersfield and other appropriate agency, and transfer fossil
collection to an appropriate depository. (Mitigation)
37. To protect natural open space from erosion, no drainage or watering, including landscape irrigation
and poot drainage, shall be allowed on open space areas of the subdivision except as approved by
the Building Director as follows. The Building Director may approve watering in the open space if
necessary for grading, slope stabilization or enforcement of fuel modification requirements. CC&Rs
for the subdivision shall clearly inform all property owners of this restriction. (Mitigation)
38. The proposed project will have air pollutant emissions associated with the construction and
occupied use of the project site. The following mitigation measures are required to mitigate the
emissions associated with the construction and occupancy of the project. (Air Quality Impact Study,
WZl, Inc.,) (Mitigation)
38.1
Mitigation Measures for Construction Equipment Exhaust
The following mitigation measures should be utilized during the construction phase of the
project to reduce construction exhaust emissions. These mitigation measures are stated in the
GAMAQI guidance document as approved mitigation for construction equipment:
· Properly and routinely maintain all construction equipment, as recommended by
manufacturer manuals, to control exhaust emissions.
· Shut down equipment when not in use for extended periods of time to reduce emissions
associated with idling engines.
Jeng I S:tTRACTSI6137~cctCC approved ExhA.DOC
Ap/il 7, 2003
Exhibit "A"
VTM 6137'
Page 8
· Encourage ride sharing and use of transit transportation for construction employee
commuting to the project sites.
· Use electric equipment for construction whenever possible in lieu of fossil fuel-fired
equipment.
· Curtail construction during periods of high ambient pollutant concentrations; this may include
ceasing of construction activity during the peak-hour of vehicular traffic on adjacent
roadways.
38.2 Mitigation Measures for Fugitive Dust Emissions
Construction of the project requires the implementation of control measures set forth under
Regulation VIII, Fugitive PM~0 Prohibitions of the San Joaquin Valley Air Pollution Control
District. The following mitigation measures, in addition to those required under Regulation VIII,
can reduce fugitive dust emissions associated with these projects:
· All disturbed areas, including storage piles, which are not being actively utilized for
construction purposes, shall be effectively stabilized of dust emissions using water, chemical
stabilizer/suppressant, covered with a tarp or other suitable cover, or vegetative ground
cover.
· All onsite unpaved roads and offsite unpaved access roads shall be effectively stabilized of
dust emissions using water or chemical stabilizer/suppressant.
· All land clearing, grubbing, scraping, excavation, land leveling, grading, cut & fill, and
demolition activities shall be effectively controlled of fugitive dust emissions utilizing
application of water or by presoaking.
· When materials are transported offsite, all material shall be covered, or effectively wetted to
limit visible dust emissions, and at least six inches of freeboard space from the top of the
container shall be maintained.
· All operations shall limit or expeditiously remove the accumulation of mud or dirt from
adjacent public streets at the end of each workday. (The use of dry rotary brushes is
expressly prohibited except where preceded or accompanied by sufficient wetting to limit the
visible dust emissions. Use of blower devices is expressly forbidden)
· Following the addition of materials to, or the removal of materials from, the surface of
outdoor storage piles, said piles shall be effectively stabilized of fugitive dust emissions
utilizing sufficient water or chemical stabilizer/suppressant.
· Within urban areas, trackout shall be immediately removed when it extends 50 or more feet
from the site and at the end of each workday.
· Any site with 150 or more vehicle trips per day shall prevent carryout and trackout.
· Asphalt-concrete paving shall comply with San Joaquin Valley Air Pollution Control District
Rule 4641 and restrict the use of cutback, slow-cure and emulsified asphalt paving
materials.
· Cease grading activities during periods of high winds (greater than 20 mph over a one-hour
period).
· Limit construction-related vehicle speeds to 15 mph on all unpaved areas at the
constructions site.
Jeng ~ S:iTRACTS~6137~cc~CC approved ExhA.DOC
April 7, 2003
Exhibit "A"
VTM 6137
Page 9
38.3
· Wash off construction and haul trucks to minimize the removal of mud and dirt from the
project sites.
Mitigation Measures for Mobile Source Emissions
Transportation control measures and design features can be incorporated into the project to
reduce emissions from mobile sources. The below-listed control measure provides a strategy to
reduce vehicle trips, vehicle use, vehicle miles traveled, vehicle idling and traffic congestion for
the purpose of reducing motor vehicle emissions. These features were incorporated into the
emission estimates for the project and are therefore required in order to achieve the emission
level presented above:
· Incorporate sidewalks throughout the project, with adequate safety signage and appropriate
lighting. Connect sidewalks to any open space or recreational areas and to nearby transit
loading areas and/or shelters.
· Provide pedestrian and bicycle facilities, including street trees to shade the walkways and/or
Bikeways, and adequate bicycle parking.
· Select deciduous trees and locate them on southern and/or western exposures to shade
structures in summer and allow sun in winter.
· Install electrical outlets and/or natural gas lines in backyard or patio areas to encourage
electric landscaping equipment use and natural gas barbecues.
CONDITIONS ADDED BY THE CITY COUNCIL ON MARCH 26, 2003:
39.
Blunt-Nose Leopard Lizard M tiqation:
a. Surveys for blunt-nosed leopard lizards shall be conducted following CDFG protocols.
Survey results shall be provided to the Planning Director. (Mitigation)
b. If blunt-nosed leopard lizards are detected, the applicant shall submit methods for compliance
with Fish and Game Section 5050 to CDFG for review and approval. (Mitigation)
40.
Subdivider shall include the following requirements in the C.C. & R.s:
a. Fencing along the rear lot lines and along the side lot lines within 15ofeet of the rear lot lines of
the east, north and west perimeter lots shall be wrought iron or simulated wrought iron
between 5 and 6 feet high in compliance with the standards for fencing around swimming pools.
b. No structure more than 5-feet high shall be allowed within 15-feet of the rear lot lines of the
east, north, and west perimeter lots.
41.
42.
Landscape and Fence Plan:
a. The fence along Masterson shall match the wrought iron pattern of the open perimeter fencing
along the ease, north and west sides of the subdivision.
b. Landscaping along Masterson Street shall incorporate the use of oak trees, boulders and
rocks, shrubs and wildflowers compatible with the hillside setting.
Subdivider shall provide an observation point trail head connected to the trail system located on a
high point in the northwest corner of the property.
Jeng I S:~TRACTSI6137~cclCC approved ExhA.DOC
April 7, 2003
VESTING TENTATIVE TRACT 6137
A
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EXHIBIT "B"
TENTATIVE TRACT 6137
~ PHASES WITH LOTS
DESIGNATED REMAINDER ...................
VACAHT
LAND
LAND
VESTING TENTATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
INDEX OF SHEETS OWNER - SUSDI'vIDER
EXHIBIT "B"
LINE - EEE EHEET 4
VESTING TENTATIVE TRACT NO. '6137
AND PRELIMINARY GRADING PLAN
~EPEMBER 2002
VESTING TENTATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
~[PT[MB£R 2OO2
MATCH
LINE - SEE
SHEET
MATCH
LINE- SEE SHEET 6
VESTING TENTATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
MATCH
~IN~- SEE SHEET 2
VESTING TENTATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
SEPIEMBER 2002
MATCH
LINE - SEE 8HEET T
w
' ~ATOH LINE - SEE SHEET
VESTING TENTATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
MATCH
LINE - SEE
SHEET
EXHIBIT "B"
VESTING TENTATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
~P~aBER 2002
MATGH
LINE- SEE SHEET
EXHIBIT "B"
VE~TING TEN I-ATIVE TRACT NO. 6137
AND PRELIMINARY GRADING PLAN
SEPTEUEER 2002
LO~IG 8LOCK LENGTH~;
EXHIBIT