HomeMy WebLinkAboutORD NO 3957 3957
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE SEVENTEEN OF THE
BAKERSFIELD MUNICIPAL CODE AND ZONING MAP NOS.
122-01 AND 123-06 BY CHANGING THE ZONING FROM AN
R-I(ONE FAMILY DWELLING) ZONE TO A PCD (PLANNED
COMMERCIAL DEVELOPMENT) ZONE ON 13.65 ACRES
GENERALLY LOCATED SOUTH OF STOCKDALE HIGHWAY,
WEST OF BUENA VISTA ROAD TO ALLOW A 102,222
SQUARE FOOT NEIGHBORHOOD SHOPPING CENTER (FILE
NO. P99-0919).
WHEREAS, in accordance with the procedure set forth in the provisions of Title
17 of the Municipal Code of the City of Bakersfield, the Planning Commission held a public
hearing on a petition to change the land use zoning of those certain properties in the City of
Bakersfield generally located south of Stockdale Highway, west of Buena Vista Road; and
WHEREAS, by Resolution No. 24-00 on February 17, 2000, the Planning
Commission recommended approval and adoption of an ordinance amending Title 17 of the
Municipal Code to approve a PCD (Planned Commercial Development) zone as delineated on
attached Zoning Map Nos. 122-01 and 123-06 marked Exhibit "C", by this Council and this
Council has fully considered the recommendations made by the Planning Commission as set
forth in that Resolution; and
WHEREAS, the Planning Commission, as a result of said hearing, did make
several general and specific findings of fact which warranted a negative declaration of
environmental impact and changes in zoning of the subject property from an R-1 (One Family
Dwelling) zone to a PCD (Planned Commercial Development) zone and the Council has
considered said findings and all appear to be true and correct; and
WHEREAS, the law and regulations relating to the preparation and adoption of
Negative Declarations, as set forth in CEQA and City of Bakersfield's CEQA Implementation
Procedures, have been duly followed by city staff, Planning Commission and this Council; and
WHEREAS, a Negative Declaration was advertised and posted on or before
January 29, 2000, in accordance with CEQA; and
WHEREAS, the general plan designation for this area allows commercial
development; and
WHEREAS, the City Council has considered and hereby makes the following
findings:
1. All required public notices have been given.
2. The provisions of CEQA have been followed.
Based on an initial study, the proposed Negative Declaration is
adequate.
General Plan.
The zone change is consistent with the Metropolitan Bakersfield 2010
5. The 13.65 acre project site to be zoned PCD (Planned Commercial
Development) is subject to the site plan and conditions of approval for PCD Zone Change
P99-0919.
6. The proposed planned commercial development zone and preliminary
development plan are consistent with the general Plan and objectives of this ordinance.
7. The proposed planned commercial development will constitute a
commercial environment of sustained desirability and stability, and it will compliment and
harmonize with the character of the surrounding neighborhood and community.
8. The proposed planned commercial development justifies exception from
the normal application of this code im that it integrates such elements as the location of
structures, circulation pattern, parking, landscaping and utilities, together with a program for
provision, operation, and of all areas, improvements, facilities and services provided on the
property.
9. The 13.65 acre project site to be zoned to a PCD (Planned Commercial
Development) zone, subject to conditions of approval as shown in attached Exhibit "An, is
adequate in size and configuration to provide a commercial environment of sustained
desirability and stability.
SECTION 1.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of Bakersfield
as follows:
1. All of the foregoing recitals are hereby found to be true and correct.
2. The Negative Declaration is hereby approved and adopted.
3. Section 17.06.020 (Zoning Map) of the Municipal Code of the City of
Bakersfield be and the same is hereby amended by changing the land use zoning of that
certain property in said City, the boundaries of which property is shown on Zoning Map Nos.
122-01 and 123-06 marked Exhibit "C" attached hereto and made a part hereof, and are more
specifically described in attached Exhibit "B".
4. Such zone change is hereby made subject to the conditions of approval
listed in attached Exhibit "A" and PCD plans depicted in Exhibit "D".
SECTION 2.
This ordinance shall be posted in accordance with the Bakersfield Municipal
Code and shall become effective not less than thirty (30) days from and after the date of its
passage.
I HEREBY CERTIFY that the foregoing Ordinance was passed and adopted by
the Council of the City of Bakersfield at a regular meeting thereof held on
MAR 2 9 2000 , by the following vote:
2
AYES:
NOES:
ABSTAIN:
ABSENT:
COUNCILMEMBER CARSON, DEMOND, MAGGARD, COUC H,..~-':C';;L'- C, SULLIVAN, SALVAGGIO
COUNClLMEMBER I'~ O I,J
COUNClLMEMBER I~t ". ~ ~
COUNCILMEMBER .~O t.~
//),/CITY CLERK and Ex Officio Clerk of the
Council of the City of Bakersfield
APPROVED MAR 29 2000
B(~ PreCiS/,I
MAYOR of ttle City of Bakersfield
APPROVED AS TO FORM:
BART J. THILTGEN
City Attorney
By: ~~"-'
Exhibits:
B.
C.
D.
Conditions
Legal Description
Zone Maps
PCD Plans
EXHIBIT A
CONDITIONS OF APPROVAL
EXHIBIT A
CONDITIONS AND MITIGATION MEASURES
P99-0919
DISCRETIONARY:
PUBLIC WORKS
Based upon the supplemental traffic study, traffic mitigation fees shall be paid
upon issuance of building permits as follows:
the regional traffic impact fee share is $264,734 ($2,430.88 per 1,000
s.f. of gross leaseable floor area); and
a local traffic mitigation fee of $16,132 ($149.21 per 1,000 s.f. of gross
leaseable floor area)
Traffic impact fee credits will be given for construction of those projects on the
Regional Transportation Facilities List in Council Resolution 128-97.
A~so based upon the supplemental traffic study, provide an offer of dedication
for an additional eastbound right turn land on Stockdale Highway and Buena
Vista Road. Site development shall .be compatible with the future dual right turn
lanes.
Dedicate right of way for and construct right turn lanes at each entrance into the
site off Stockdale Highway and Buena Vista Road. Access at those sites shall
be limited to right in, right out turning movements.
The developer shall pay his proportionate share of the cost for the future
construction of landscaped median islands in Stockdale Highway from Buena
Vista Road to the Kern River bddge. The developer shall construct the median
for a distance of 100 feet west of River Parkway and shall construct the median
left turn bay east of River Parkway to permit only westbound to southbound left
turns at River Parkway, or another type of turn restdctor shall be constructed, as
approved by the City Engineer.
River Parkway shall be constructed full width from Stockdale Highway to River
Run Boulevard.
Stockdale Highway shall be constructed from Buena Vista Road westerly to tie
into the Kem River bridge improvements. Stockdale Highway widening may
affect existing channelization east of Buena Vista Read. Construction plans
shall provide sufficient detail to ensure proper channelization occurs through the
intersection.
The west half of Buena Vista Road shall be constructed from Stockdale
Highway southerly to the south side of the canal.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 2
Dedicate sufficient right of way so the meandering sidewalks will remain within
street right of way.
10. All site signs shall be located outside street rights of way.
11.
Provide a grading and drainage plan for the site to be approved prior to
submitting the final development plan. The City will have no maintenance
responsibilities for the on-site drainage system.
12.
Submit a soil report with R values and percolation tests for any retention basin
site, and paving calculations for paved areas.
13. Identify curb lines, right of way lines, public easements, etc.
14.
Show existing improvements along with those improvements which will be
removed and replaced.
15.
Install 100 watt and 200 watt HPSV street lights as shown on the plan. The
poles are to be foundation mounted steel poles with steel mast arms.
16.
Traffic signal interconnect conduit shall be installed with all major street
construction.
17.
Engineered improvement plans for turn lanes, connections to the public sewer,
and other public improvements shall be submitted to and approved by the City
Engineer prior to submitting the final development plan.
PLANNING
Freestanding pads depicted as fast food/drive through uses may be developed
with general retail uses having equal or fewer traffic and parking impacts.
Square footages of individual structures can be less than that depicted on the
plan but cannot exceed a 5% increase in the square footage shown on the plan.
However, the developer may increase the allowable square footage of Pad 2 by
a maximum of 2,800 square feet. In the event this increase, or a portion
thereof, is implemented by developer, the square footage on the remaining
pads shall be reduced as needed to comply with the City Parking Ordinance
requirements.
4
No reduction in required parking is approved as part of the PCD. Loss of
parking due to compliance with conditions of approval shall be accommodated
through reduced building square footage or use demand for parking, and not
through reduced landscaping. Landscaping along Stockdale Highway may be
reduced to 20 feet in width if necessary to accommodate the additional right turn
lane.
Freestanding pad areas not being built on shall be treated with a dust binder or
turfed and shall be fenced off with rail fencing or protected by curbing to
exclude parking and traffic from entering the pad area.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 3
9.
10.
11.
12.
A comprehensive sign plan is required for this PCD project. No signage shall be
permitted prior to approval of a comprehensive sign plan,
Prior to issuance of a building permit, revised tentative tract 5951 (applicable
phase) shall be recorded depicting the parcel/street configuration shown on the
PCD Plans.
The drive-up window(s) for Pad 1 shall be located on the north side of the pad,
facing Stockdale Highway.
No amplification at the drive-up window(s) shall be allowed at Pad 4.
Along River Parkway trees shall be at least 90 percent evergreen variety.
Site design for Pad 4 shall include screening on the south side of the building
incorporating a wall and/or landscaping that effectively screens the sound from
menu speakers and the drive-up window subject to the approval of the Planning
Director.
The applicant shall submit a lighting plan for the project that establishes the
height of the light standards and appropriate screening to prevent lighting from
filtering into adjacent properties. Said plan shall be subject to approval by the
Planning Director.
The sidewalk in front of Major A shall be extended in some fashion to connect to
the sidewalk along River Run Boulevard. Said extension shall be subject to
approval by the Planning Director.
CONDITIONS/MITIGATION CARRIED OVER FROM GPA P99-0203
Public Health and Safety
Agricultural Use of Property/Adjacent Properties
Prior to issuance of any grading permit, the project applicant shall perform soil tests to
determine concentrations of pesticide and fungicide residues which may be present
within the project sites. Should contaminant levels be in excess of acceptable Federal,
State and/or County levels, the project applicant shall identify and implement remedial
action, subject to approval by the City of Bakersfield and responsible regulatory
agencies to reduce contaminants to acceptable levels.
Valley Fever
At the initial construction meeting prior to grading activities, all construction workers
must be informed as to the symptoms of Valley Fever.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 4
Traffic and Circulation
Tdp Generation and Distribution
Prior to the issuance of building permits, the project applicant(s) shall comply with the
Metropolitan Bakersfield Transportation Impact Fee Program. The project applicants
shall participate in the improvements required on a pro-rata fair-share basis as provided
in Table 8, BUENA VISTA & KERN RIVER RANCH: INTERSECTION PRO-RATA
SHARE OF MITIGATION/REQUIRED MITIGATION, of the Supplemental Traffic Impact
Study for Buena Vista & Kern River Ranch Cumulative Impact, dated June 1997.
To accommodate 2020 cumulative traffic plus Buena Vista and Kern River Ranch
project traffic volumes, the above referenced fees shall be used to provide the following
improvements:
Intersection Improvements
Rosedale Hiqhwa¥ and Renfro Road: add eastbound through lane and
westbound through lane (LOS C);
Rosedale Hiqhway and Fruitvale Drive: add southbound left turn lane and
southbound dght turn lane (LOS C);
Brimhall Road and Allen Road: add eastbound left turn lane, westbound left turn
lane, northbound through lane, and southbound through lane (LOS C);
Brimhall Road and Calloway Drive: add southbound right turn lane (LOS C);
Stockdale Highway and Heath Road: provide exclusive turn lanes for
southbound approach (LOS B);
Stockdale Highway and Renfro Road: add eastbound lane (LOS C);
Stockdale Highway and Allen Road: add northbound left turn lane, northbound
through lane, southbound left Turn lane, southbound through lane, eastbound
left turn lane, eastbound right turn lane, and westbound left turn lane (LOS C);
Stockdale Hi.qhway and Buena Vista Road: add westbound left turn lane and
eastbound right turn lane (LOS C);
Kern River Ranch Entrance #1 and Buena Vista Road: add eastbound left turn
lane, eastbound right turn lane, northbound left turn lane, and southbound right
turn lane (with Kern River Ranch) (LOS B);
Deer Peak Drive and Buena Vista Road: add northbound through lane,
southbound through lane and southbound left turn lane (LOS B);
Min.q Avenue and Allen Road: add westbound left turn lane, northbound right
turn lane, and two southbound left turn lanes (LOS B);
Ming Avenue and Buena Vista Road: full expansion per City of Bakersfield's
Standard Detail T-4 (LOS C);
Min.q Avenue and Ashe Road: add northbound left turn lane (LOS C);
Chamber Boulevard and Buena Vista Road: provide two left turn lanes/one
through lane/one right turn lane for eastbound approach, one left turn lane/one
through lane/one right turn lane for westbound approach, one left turn lane/two
through, lanes/one right turn lane for northbound approach, and one left turn
lane/two through lanes/one right turn lane for southbound approach (with Buena
Vista) (LOS C);
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 5
White Lane and Buena Vista Road: add two eastbound left turn lanes,
eastbound dght turn lane, northbound through lane, northbound right turn lane,
southbound left turn lane, southbound through lane, and southbound right turn
lane (LOS C); and
Panama Lane and Gosford Road: add northbound left and southbound left
(LOS A).
Segment Improvements
Rosedale Hiqhway (Calloway Ddve to Fruitvale Avenue): widen to six lanes
(LOS A);
Brimhall Road (Jewetta Road to Calloway Road): widen to four lanes (LOS A);
Stockdale Highway (Buena Vista Road to Old River Road): widen to six lanes
(LOS A);
Stockdale Highway (Gosford Road to Ashe Road): widen to six lanes (LOS A);
Stockdale Hiqhway (Real Road to Wible Road): widen to six lanes (LOS A);
Min,q Avenue (Allen Road to Buena Vista Road): widen to four lanes (LOS B);
Taft Highway (Buena Vista Road to Old River Road): widen to four lanes (LOS
A);
Allen Road (Haqeman Road to Rosedale Highway): widen to four lanes (LOS
A);
Allen Road (Rosedale Hiqhway to Stockdale Highway): widen to four lanes
(LOS C);
Allen Road (Stockdale Highway to Min.q Avenue): widen to four lanes (LOS C);
Buena Vista Road (Stockdale Highway to Ming Avenue): widen to six lanes/add
median (LOS A);
Buena Vista Road (Ming Avenue to White Lane): widen to six lanes/add median
(LOS B);
Buena Vista Road (White Lane to Pacheco): widen to four lanes (LOS A); and
Gosford Road (Pacheco Road to Panama Lane): widen to four lanes (LOS A).
Traffic Signal Warrant
The applicant(s) shall participate in the improvements required on a pro-rata fair-share
basis as provided in Table 8, BUENA VISTA & KERN RIVER RANCH: INTERSECTION
PRO-RATA SHARE OF MITIGATION/REQUIRED MITIGATION, of the Supplemental
Traffic Impact Study for Buena Vista & Kern River Ranch Cumulative Impact, dated
June 1997.
To accommodate Year 2020 cumulative traffic with projects condition, traffic signals are
projected to be required at the following intersections and the above referenced fees
shall be used to provide the following improvements:
Stockdale Highway and Heath Road;
Stockdale Highway and Renfro Road;
Kern Ri~er Ranch Entrance #1 and Buena Vista Road;
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 6
Deer Peak Drive and Buena Vista Road;
Chamber Boulevard and Buena Vista Road;
Pacheco Road and Gosford Road; and
Ming Avenue and Allen Road.
The traffic signals required as a result of the proposed project shall include an
interconnect of the signals to function in a coordinated system with existing and
planned signals.
Air Quality
Short-Term Impacts
Prior to the approval of a grading plan for any residential tract, multiple family project,
and commercial project, the project applicant shall submit a letter to the City of
Bakersfield Planning Department from the SJVUAPCD stating the dust suppression
measures that shall be completed dudng construction activities in order to comply with
SJVU^PCD Regulation VIII.
Prior to the approval of a grading plan for any residential tract, multiple family project,
and commercial project, the project applicant shall submit a letter to the City of
Bakersfield Planning Department from the SJUAPCD stating the measures that shall be
completed dudng asphalt paving in order to comply with SJVUAPCD Rule 4641.
The construction grading plans shall include a statement that all construction
equipment shall be tuned and maintained in accordance with the manufacture's
specifications.
The construction grading plans shall include a statement that work crews shall shut off
construction equipment when not in use.
Long-Term Impacts
10. The project applicant shall incorporate the following in building plans:
Solar or Iow-emission water heater shall be used.
Central water heating systems shall be used.
Double-parted glass shall be used in all windows.
Energy efficient Iow-sodium parking lot lights shall be used.
One (1) bicycle rack shall be provided in each of the proposed commercial
areas.
Bioloqica Resources
Sensitive Resources
11.
Prior to the issuance of a grading permits, the project proponents shall comply with all
appropriate terms and conditions of the MBHCP to the City. The MBHCP requires
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 7
certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines
regarding tracking and excavation shall be followed to prevent entrapment of kit fox in
dens. Specific measures during the construction phase of the project shall be
implemented and include the following:
A preconstruction survey shall be conducted prior to site grading to search for
native kit fox dens (specifically tracking shall be conducted at the potential
active den located in the southeastern portion of the Kern River Ranch project
site).
All pipes, culverts or similar structures with a diameter of four inches or greater
shall be kept capped to prevent entry of kit fox. If they are not capped or
otherwise covered, they shall be inspected daily prior to burial or closure to
ensure no kit foxes, or other protected species, become entrapped.
Excavations shall either be constructed with escape ramps or be covered to
prevent entrapment. Or the site(s) could be protected during construction, such
as with a wildlife exclusion fence, which would eliminate the possibility of
ranging animals from being harmed dudng construction.
A~I food, garbage, and plastic shall be disposed of in closed containers and
regularly removed from the site to minimize attracting ranging kit fox or other
animals.
With the exception of Swainson's hawk (see following mitigation measure), impacts to special-
status species on the project site are covered under the terms and conditions of the MBHCP
and associated Implementing Agreement. The compensation and avoidance requirements of
the MBHCP and buffer zones proposed as part of this project are consistent and follow an
ecosystem management approach for endangered species, and provide adequate
compensation of the Swainson's hawk and all other potentially occurring special-status
species.
12.
Prior to issuance of grading permit(s), the project applicant(s) shall comply with the
following raptor nest mitigation requirements:
If grading is proposed to occur during the raptor nesting season (February
through September), a focused survey for raptor nests shall be conducted by a
qualified raptor biologist prior to grading activities in order to identify active nests
in areas potentially impacted by project implementation.
If construction is proposed to take place during the raptor nesting/breeding
season (February through September), no construction activity shall take place
within 500 feet of an active nest until the young have fledged (as determined by
a qualified raptor biologist). Trees containing nests that must be removed as a
result of project implementation shall be removed during the non-breeding
season (October through January).
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 8
13.
The presence of any previously unidentified protected species which are not addressed
in the MBHCP, including those protected under the Federal Migratory Bird Treaty Act,
should be avoided and evaluated by a qualified biologist pdor to construction. The Fish
& Wildlife Service (USFWS) and California Department of Fish & Game (CDFG) should
be notified of previously unreported protected species. Any unanticipated take of
protected wildlife shall be reported immediately to the CDFG and USFWS.
Cultural Resources
Paleontoloqy
14.
If archeological or paleontological resources are discovered dudng excavation and
grading activities on-site, the contractor shall stop all work and the developer shall
retain a qualified archeologist to evaluate the significance of the finding and
appropriate course of action. Salvage operation requirements in Appendix K of the
California Environmental Quality Act Guidelines shall be followed and the treatment of
discovered Native American remains shall comply with State codes regulations of the
Native American Heritage Commission.
Archaeoloqy
15.
An archaeological monitor shall be present at CA-KER-3962 dudng any subsurface
construction activities. If significant cultural resources are discovered during
monitoring, more testing or data recovery may be required.
16.
Should human remains be discovered at any time on any portion of the project, work
shall halt and the coroner be notified immediately (Section 7050.5 of the Health and
Safety Code). In the absence of an archaeological monitor, a qualified archaeologist
and the local Native Amedcan community, shall also be notified.
Public Services and Utilities
Schools
17.
The following miti.qation measure applies to the Kern River Ranch proiect site in Lieu of
5.10-3b in the event that the Kern County Board of Supervisors orders the transfer of
territory within the project site to the Panama-Buena Vista Union School District
pursuant to Education Code Section 35765: "Prior to issuance of a building permit for
any residence within the project area, the Kern High School District and Panama-
Buena Vista Union School District must be paid the amount of $4.06 per square foot of
assessable space (as defined in Section 65995 of the Government Code) for each
such residence for the purpose of providing school facilities. This amount shall
increase in even numbered years according to the adjustment for inflation determined
by the State Allocation Board for Class B construction at its January meeting, which
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 9
increase shall be effective as of the date of that meeting. Payment shall not be
required to a distdct which has certified in writing that alternative mitigation measures
have been undertaken with respect to the project to adequately address school
overcrowding."
Water
18.
The City's normal fire protection service flows are 2,500 gallons per minute (g.p.m.). In
certain areas and in certain zoning, fire flow requirements (as determined by the City
and/or County Fire Department) are in excess of the 2,500 g.p.m, limit. Fire flow
requirement in excess of 2,500 g.p.m, shall require developer fees of $0.50/g.p.m./acre
in excess of 2,500 g.p.m, or equivalent facilities.
19.
Pdor to filing a final tract/parcel map, the developer/owner shall record a covenant for
each lot in the subdivision prohibiting the export of groundwater from the subdivision
except by the water purveyor that is serving the subdivision. The individual property
owner is not restricted from using the groundwater under their land for use on their
overlying subdivided land.
20.
City fees for inspection of installation of water facilities are currently calculated at four
(4) percent of the estimated construction costs of the in-tract water facilities. In
addition, a $10 meter installation fee for each service will be assessed for two inch (2")
and less in size. The inspection fees are due and payable to the City by the
landowneddeveloper within thirty (30) days of invoice.
21.
Prior to final recordation of the map for the subdivision, water availability fees for water
service facilities are due and payable. Fees are authorized by Bakersfield Municipal
Code 14.04.120(B). And set by the City of Bakersfield Water Board with concurrence
of the Bakersfield City Council. As of this date, the fees are set at $2,000 per gross
acre. This tract contains approximately 13.65 acres, therefore, fees due are $27,300.
However, the fees may be paid upon further subdivision or phasing of the tract.
22.
All water mains, service connections, and fire hydrants shall be installed by developer
and dedicated to the City. Plans and specifications for such water mains and
Appurtenances shall be prepared aby or approval of plans for installation shall be by
the City of Bakersfield. All improvements must be installed or bonded for prior to the
City issuing a letter guaranteeing a water supply.
Parks
23.
Applicant shall record, prior to issuance of any building permit, CC & R's (Conditions,
Covenants and Restrictions) which state that the site will be annexed to the park
maintenance district for the 30-acre park site located along the north side of Stockdale
Highway near Buena Vista Road and make payment of 25% of the annual
maintenance costs for the 30-acre park, which will run with the project site. Applicant
shall further annex the site to the park maintenance district for the 30-acre park pdor to
issuance of any building permit for the site.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 10
24.
Applicant shall pay to the city of Bakersfield, pdor to the issuance of any building permit
on the project site, $100,000 for development of the 30-acre park located along the
north side of Stockdale Highway and Buena Vista Road.
SITE PLAN REVIEW CONDITIONS
The following are specific items that the Site Plan Review Committee has noted
that you need to resolve before you can obtain a building permit or be allowed
occupancy. These items may include changes or additions that need to be
shown on the final building plans, alert you to specific fees, and/or are
comments that will help you in complying with the City's development standards.
Each item will note when it is to be completed and they have been grouped by
department so that you know who to contact if you have questions.
A. DEVELOPMENT SERVICES - BUILDING (staff contact- Phil Burns 66'1/326-3718)
The applicant shall submit 4 copies of grading plans and 2 copies of the
preliminary soils report to the Building Division. You must submit a final soils
report to the Building Division before they can issue a building permit.
Include with the final site plan documentation, or show changes on the final plan
that the project complies with all disability requirements of Title 24 of the State
Building Code.
The applicant shall obtain all required approvals from the Kern County
Environmental Health Services Department (2700 "M" Street, Bakersfield, CA;
Ph. 661/862-8700) for any food handling facility, (ie. market, delicatessen, cafe,
concession, restaurant) before building permits can be issued.
Structures exceeding 10,000 square feet in area shall require installation of an
automatic fire sprinkler system.
Business identification signs are not considered nor approved under this review.
A separate review and sign permit from the Building Division is required for all
new signs, including future use and construction signs. Signs must comply with
the Sign Ordinance (Chapter 17.60).
The Building Division will calculate and collect the appropriate school district
impact fee at the time they issue a building permit.
DEVELOPMENT SERVICES - PLANNING (staff contact - Dave Reizer 6611326-
3673)
The minimum parking required for this project has been computed based on use
and shall be as follows.:
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 11
Use
Square
Footage
Parking
Ratio
Required
ParkinR
Shopping Center
*(1't 35,000 sq. ft.) (4 space credit)
*(In excess of 35,000 sq. ft.)
Pad 1 (Restaurant) (2 space credit)
Pad 2
(Convenience Market w/Gas Station
35,000 sq. ft.
49,722 sq. ft.
5,500 sq. ft.
3,000 sq. ft.
1 space/200 sq. ft.
1 space/250 sq. ft.
1 space/ 75 sq. ft.
1 space/200 sq. ft.
& Fast Food w/drive-thru) (drive-thru/6 Gas Pumps)(Credit 14 spaces)
Pad 3 (Retail) 5,500 sq. ft. 1 space/300 sq. ft.
Pad 4 (Restaurant) (2 space credit) 3,500 sq. ff. 1 space/ 75 sq. ff.
Total Required
175 spaces
195 spaces
71 spaces
15 spaces
(-14 spaces)
18 spaces
45 spaces
505 spaces
SUMMARY
505 Spaces Required
506 Provided
The applicant shall submit one (1) copy of the final landscape plan to the
Planning Division, and include a copy of this plan with each set of the final
building plans. Building permits will not be issued until the Planning Division has
approved the final landscape plan for consistency with approved site plans and
minimum ordinance standards (please refer to the attached standards - Chapter
17.61).
Approved landscaping, parking, lighting, and other related site improvements
shall be installed and inspected by the Planning Division before final occupancy
of any building or site. Please schedule final inspections with Dave Reizer
(661/326-3673).
Parking lot lighting is required by the Bakersfield Municipal Code (Section
17.58.060A). Lights shall be designed, arranged, and shielded to reflect light
away from adjacent residential properties and streets. All light fixtures shall be
between 15' and 40' above grade with illumination evenly distributed across the
parking area. Lighting direction and type of light fixture shall be shown on the
final site plan or included with the building plans.
Habitat Conservation fees shall be required for this project and will be calculated
based on the fee in effect at the time we issue an urban development permit
(includes grading plan approvals) as defined in the Implementation/
Management Agreement (Section 2.21) for the Metropolitan Bakersfield Habitat
Conservation Plan. Upon payment of the fee, the applicant will receive
acknowledgment of compliance with Metropolitan Bakersfield Habitat
Conservation Plan (Implementation/Management Agreement Section 3.1.4).
This fee is currently $1,240 per gross acre, payable to the City of Bakersfield
(submit to the Planning Division).
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 12
6. Rooftop areas of commercial buildings (eg. office, retail, restaurant, assembly,
hotel, hospital, church, school) shall be completely screened by parapets or
other finished architectural features constructed to a height of the highest
equipment, unfinished structural element or unfinished architectural feature of
the building.
Open storage of materials shall be surrounded and screened with a solid wall or
fence (screening also applies to gates). This fence shall be at least 6 feet in
height and materials shall not be stacked above the height of the fence.
C. FIRE DEPARTMENT (staff contact- Greg Yates 66'1/326-3939)
1. Show on the final site plan:
All fire lanes as indicated on the retumed plans, or as they may be
modified by the Fire Department. Spacing between each sign identifying
the fire lane must also be shown on the final plan that meets minimum
city standards. The applicant shall install all required fire lane signs
before occupancy of any building or portion of any building is allowed.
Both offsite (nearest to site) and on-site fire hydrants with required fire
flows. New fire hydrants shall be sited and installed in accordance with
the latest adopted version of the California Fire Code. Hydrants must be
in working order to assure that adequate fire protection is available
during construction unless other arrangements for such protection are
approved by the Fire Department. Please provide 2 sets of the
engineered water plans to Greg Yates. (Note: All new fire hydrants
must be purchased from the Fire Department.)
If the project has fire sprinkler or stand pipe systems. The Fire
Department will issue guidelines for connection locations (FDC) when
automatic sprinkler and stand pipe systems are required.
Project address, including suite number if applicable. If the project is
within a shopping or business center, note the name and address of the
center.
e. Name and phone number of the appropriate contact person.
The applicant must request an inspection of any underground sprinkler feeds at
least 24 hours before they are buried. The Fire Safety Control Division (1715
Chester Avenue, Suite 300, Bakersfield, CA; Ph. 661/326-3951) must complete
all on-site inspections of fire sprinkler systems and fire alarm systems before
any building is occupied.
The applicant shall show on the final plan and install a 20' wide all-weather
emergency access as indicated by staff on the returned site plan. The Fire
Department must approve the final location and design of this access prior to
building permits being issued.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 13
All access (permanent and temporary) to and around any building under
construction must be at least 20 feet wide, contain no vehicle obstructions, and
be graded to prevent water ponding. Barricades must be in place where ditches
and barriers exist in or cross roadways. Emergency vehicle access must always
be reliable.
The applicant shall obtain all necessary approvals from the Fire Department for
fuel tanks or related facilities before they are installed on the site. Please
contact the Environmental Services Division at 661/326-3979 for further
information.
PUBLIC WORKS - TRAFFIC (staff contact- George Gillburg 66'1/326-3997)
Street return type approach(es), if used, shall have 20' minimum radius returns
for interior driveways and 30' minimum radius returns for street intersections as
shown on the returned plan.
Two-way drive aisles shall be a minimum width of 24 feet. If perpendicular (90 °)
parking spaces are proposed where a vehicle must back into these aisles, the
minimum aisle width shall be 25 feet. All drive aisle widths shall be shown on
the final plan.
The angled parking in front of Major A must meet minimum space size or aisle
width requirements.
PUBLIC WORKS - SOLID WASTE (staff contact - John Wilburn 66tl326-3'114)
Show on the final plan 5, 10' x 20' refuse bin enclosures designed according to
adopted city standards (Detail #S-43). Before occupancy of the building or site
is allowed, 12, 3 cubic yard front loading type refuse bins shall be placed within
the required enclosures.
2. Show on the final plan 2 compactor roll-off bin location(s).
Before building permits can be issued or work begins on the property, you must
contact the staff person noted above to establish the level and type of service
necessary for the collection of refuse and/or recycled materials.
Facilities that require grease containment must provide a storage location that is
separate from the refuse bin location.
Facilities that participate in recycling operations must provide a location that is
separate from the refuse containment area.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 14
The Solid Waste Division will determine appropriate service levels for refuse
collection required for a project. These levels of service are based on how often
collection occurs as follows:
· Can or cart service --
· Front loader bin service --
yards/day
· Roll-off compactor service
1 cubic yard/week or less
1 cubic yard/week - 12 cubic
More than 12 cubic yards/day
Each Pad shall have an individual refuse containment area large enough to
accommodate refuse generated by facility.
Each major retail, (Major A & B) shall provide roll-off type compactors for
containment of refuse.
F. PUBLIC WORKS - (staff contact Marian Shaw 66t/326-3724)
The southerly entrance into the site on Buena Vista Road does not meet
standard spacing requirements. Relocate the entrance so its centedine is at
least 200' from the north end of the northwest curb return on River Run
Boulevard.
2. Ensure landscaping and berms do not encroach into clear sight lines.
All improvements within existing or proposed rights of way shall be constructed
in accordance with City standards and policies.
Each proposed pad, shop, and major use shall have its own separate sewer
service with the on-site system to be approved by the Building Department. The
final development plan shall reflect the approved system. The City will have no
maintenance responsibilities for the on-site system.
All driveways, vehicular access, and parking areas shall be paved in accordance
with the engineered paving section, but shall have a minimum 2" Type lB
asphaltic concrete over 3" Class II aggregate base. This shall be noted on the
final development plan.
Prior to occupancy of any structure, any substandard off-site improvements
shall be reconstructed or repaired to City standards. The City construction
superintendent may be contacted at (661) 326-3049 to schedule a site
inspection to determine whether any improvements will be required.
A permit is to be obtained prior to any work within public rights of way. Include a
copy of the approved site plan and conditions at time of application for the
permit.
A sewer connection fee shall be paid at the time a building permit is issued.
The fee will be based upon the rate in effect at the time of issuance of the
building' permit.
Exhibit A
Conditions and Mitigation Measures
PCD P99-0919
Page 15
10.
A transportation impact fee for regional facilities shall be paid at the time of
issuance of a building permit. The fee will be based on the approved traffic
study and will be determined at the rate in effect at the time of issuance of the
building permit.
All requirements of the Kern River Ranch EIR, general plan amendment, and
zone change shall be satisfied.
S:~oneChange~P99-0919~XHA.wpd
EXHIBIT B
LEGAL DESCRIPTION
EXHIBIT B
PROPOSED ZONE CHANGE LEGAL DESCRIPTION
THAT PORTION OF PARCEL 1 OF PARCEL MAP 10334 IN THE CITY OF BAKERSV',
COUNTY OF KERN, STATE OF CALIFORNIA, FILED FOP, RF. CORD OCTOBER 10, 19961N BOOK
48 OF PARCEL MAPS AT PAGE 32 AND 33 IN THE OFFIC~ OF THE KERN COUNTY RECORDER,
ALSO BEING PORTIONS OF SECTION 1, T30 S., 1t.26 E., M.D.B.& M. AND SEurtON 6, T. 30 S., R.
27 E., M.D.B. & M., MORE PARTICI~ARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF PARCEL I OF PARCEL h&AP 10334, ALSO
BEING THE CEN/ERL~ IINTISKS~ON OF STOCKDALE HIGHWAY AND BUENA VISTA
ROAD, THE TRUE POINT OF BEGINNING;
THENCE
SOUTH 16000'23" WEST ALONG THE C~-'Bri~RLINE OF BUENA VISTA ROAD,
401.19 lq:~F TO THE BEGINNING OF A CURVE. CONCAVE TO THE SOUTH-
EAST HAVING A RADIUS OF 2,000.00
SOUTHWESTERLY ALONG SAID CURVE, THE CEN'P~,LINE OF BUENA VISTA
ROAD, THROUGH A CENTRAL ANGLE OF 9°36'13' AN ARC LENGTH OF
335.23 ~]~i';
THENCE
NORTH 83°22'38" WEST, 9.76 v'~-r TO x+m BEGINNING OF A CURVE CON-
CAVE TO THE SOUTH HAVING A RADIUS OF 1,000.00 l~-~_~-r;
THENCE
WESTERLY ALONG SAID CUKVE THROUGH A CENTRAL ANGLE OF 7°00'3F'
AN ARC LENGTH OF 122.32
THENCE SOUTH 89036'50" WEST, 569.00 ~'~1';
THENCE
NORTH 00°23'10" WEST, 40.46 FEET TO THE BEGINNING OF A CURVE CON-
CAVE TO THE SOUTHEAST HAVING A RADIUS OF 750.00 -~1;
NORTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
16023'33" AN ARC LENGTH OF 214.58
NORTH 16°00'23 ' EAST, 455.49 Pier TO THE BEGINNING OF A CURVE CON-
CAVE TO THE SOUTHEAST HAVING A RADIUS OF 750.00 ~-~1';
NORTHEASTmqLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
18o09'57" AN ARC LENGTH OF 237.79 ]~'V;15i';
NORTH 34010'20" EAST, 88.59 F~iTO THE BEGINNING OF A NON-TANGENT
CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 2,000.00 v-~_~T
TO WHICH POINT A RADIAL LINE BEARS SOUTH 34010'20'' WEST;
THENCE SoLrrHEASrv_2tLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF
18°09' 57' AN ARC LENG'D{ OF 634.11 P'ld~T TO THE TRUE POINT OF
BEGI~qiNG.
CONTAINS: 13.65 GROSS ACRES
COLE~gg 106ZC,-LEOAL
EXHIBIT C
ZONING MAPS
STOCKO&L£
C-O
CITY OF BAKERSFIELO
ZONING MAP 122-01
SEC. OI T. SOS R. 26E.
LEGEND
C'O
¢-0
C'O
¢'0
I'/1
CiTY OF ~rAKERSFI£LD
ZONING MAP ~23-o6
$~C. 06 T 308 R.2?E
L£GENO
EXHIBIT D
PCD PLANS
./
COHC~:ZTUAL (~
S~E PLAN
RIVEROAKS NEIGHBORHOOD SHOPPING CENTER
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hLh,l,I
CO~qCF. PTUAi-
I.A~DSCAPE pLAN
RIVEROAKS NEIGHBORHOOD SHOPPING C,'-NTER
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SCHEMATIC
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RIVEROAKS NEIGHBORHOOD SHOPPING CENTER