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RES NO 137-90
RESOLUTION NO. 137-90 A RESOLUTION OF TRE COUNCIL OF THE CITY OF BAKERSFIELD MAKING FINDINGS THAT NO WRITTEN PROTEST HAS BEEN FILED AND ORDERING THE TERRITORY DESIGNATED AS PROCEEDING NO. 1023, ANNEXATION NO. 335, CALLOWAY NO. 3, ANNEXED TO THE CITY OF BAKERSFIELD AND INCLUDED IN THE GREATER BAKERSFIELD SEPARATION OF GRADE DISTRICT (WARD 4). WHEREAS, Resolution of Application No. 35-90, dated April 4, 1990, was submitted to the Local Agency Formation Commission of Kern County ("Commission") for the annexation of territory to the City of Bakersfield designated as Proceeding No. 1023, Annexation No. 335 (Calloway No. 3); and WHEREAS, a duly noticed public hearing upon said pro- posal was held before the Commission on the August 14, 1990; and WHEREAS, following said public hearing the Commission, on August 14, 1990, adopted its Resolution Making Determination, being Resolution No. 90-13, recorded in Minute Book 37 of said Commission; and WHEREAS, on August 23, 1990, the City Clerk of the City of Bakersfield set Wednesday, OCTOBER 3, 1990, at the hour of 7:00 P.M. (or as soon thereafter as the matter may be heard) in the Council Chambers of the City Hall, 1501 Truxtun Avenue, Bakers- field, California, as the time, date and place of hearing on the proposed annexation and the owners of land within the said terri- tory were duly informed of their right to file written protests against the annexation with the City Clerk at any time prior to the conclusion of the hearing on the proposed annexation; and WHEREAS, proceedings have been commenced for the annexa- tion of certain unincorporated territory, designated as CALLOWAY NO. 3 to the City of Bakersfield; and WHEREAS, said territory lies outside the Greater Bakers- field Separation of Grade District; and WHEREAS, Section 8290 of the Streets and Highway Code of the State of California provides that the unincorporated territory of a county which was not included within a separation of grade district at the time of formation of such district, and which sub- sequent to formation of such district is annexed to or otherwise included within a city which is a part of such district, shall immediately upon such annexation to such city be included within the district and shall thereafter become a part of the district to the same extent as such city; except such portion or portions thereof which the City Council has determined will not be benefited by inclusion in the district. WHEREAS, on August 22, 1990, the Council of the City of Bakersfield adopted its Resolution No. 118-90 specifying that unless excluded by the City Council, all portions of proposed Calloway No. 3 Annexation shall, upon annexation to the City of Bakersfield, be included within the Greater Bakersfield Separation of Grade District, and setting WEDNESDAY, OCTOBER 3, 1990, at the hour of 7:00 P.M. (or soon thereafter as the matter could be heard) in the Council Chambers of City Hall, 1501 Truxtun Avenue, Bakersfield, California, as the time, date and place to hear any objections to proposed annexation and inclusion within said dis- trict and said notice was published as required by law; and WHEREAS, the public hearing was duly and regularly con- ducted by and before the City Council at its meeting of OCTOBER 3, 1990, in all respects in accordance with Resolution No. 118-90. NOW, ?HEREFORE, BE IT RESOLVED by the Council of the City of Bakersfield as follows: 1. In accordance with Sections 57075 and 57078 of the Government Code, it is hereby found that written protests, if any, filed and not withdrawn prior to the conclusion of the hearing represent landowners owning less than 50 percent of the assessed value of the land within the territory to be annexed. 2. The description of the exterior boundaries of the territory annexed is contained in Exhibit "A" and shown on the map marked Exhibit "B", attached ~ereto and incorporated in this Resolution as though fully set forth herein. 3. That the said territory designated as Proceeding No. 1023, Annexation No. 335 (Calloway No. 3), and described herein, and every part thereof, is hereby ordered annexed to the City of Bakersfield. 4. Pursuant to the Commission's Resolution Making Determination No. 90-13, dated August 14, 1990, and the Environmental Impact Reports previously adopted by the City Council, approval is subject to conditions as set forth in Exhibit "C" attached hereto and made a part hereof as though fully set forth. 5. That the Clerk shall forthwith transmit a certified copy of this resolution ordering a change of organization, along with any required remittance to cover the fees required by Section 54902.5 of the Government Code, to the Executive Officer of the Local Agency Formation Commission of Kern County. 6. That the Executive Officer of the Commission is hereby requested to prepare and execute a certificate of comple- tion and make the filings required by Part 4, Chapter 8 of the Cortese-Knox Local Sovernment Organization Act of 1985 and record a certified copy of the certification of completion with the recorder of Kern County, with the surveyor of Kern County and with the Clerk of the City of Bakersfield. 7. In accordance with Section 8294 of the Streets and Highways Code, the City Council has heard all relevant and perti- nent objections, if any, to inclusion within the Greater Bakers- field Separation of Grade District of any portion or portions of the territory described as Calloway No. 3, as described in Exhibit "A" and shown on the map marked Exhibit "B" 8. In accordance with Section 8295 of the Streets and Highways Code, at its discretion, the City Council determined that all portions of the territory should be included in the Greater Bakersfield Separation of Grade District, as all such territory is benefited by such inclusion. 9. In accordance with Section 8296 of the Streets and Highways Code, the Clerk shall notify the Secretary of the District and shall furnish such Secretary with a certified copy of this resolution. 10. That the Clerk shall forthwith transmit a certified copy of this resolution to James R. Parker, Jr., c/o Greater Bakersfield Separation of Grade District, P.O. Box 2205, Bakers- field, CA 93303. .......... o0o .......... 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 0CI S I§9N , by the following vote: AYES: COUNCILMEMBERS EDWARDS. DeMOND. SMITH. BRUNNI. PETERSON. McDERMOTT. SALVAGGIO NOES; COUNCILMEMBERS ~f-" ~,J~ AE~SENT COUNCrLMENIBERS' .A/r/~JE ABSTAIN: COUNCILMEMBERS ,/V c,.~J£ CITY CLERK and Ex Officio Clerk of the Council of the City of Bakersfield APPROVED CLARENCE E. MEDDERS MAYOR of the City of Bakersfield APPROVED as to form: ROBERT M. S~ERFY ' / ~" ACTING CITY ATTORNEY of ~he City of Bakersfield AJS/meg Attachment Exhibit "A" Exhibit "B" A ANEX 5 HNG.CAL3.1 9/25/90 EXHIBIT A ANNEXATION NO. 335 CALLOWAY NO. 3 A Parcel of land being portions of Sections 12, 13 and 24 of Township 29 South, Range 26 East, M.D.M and Sections 7, 8, 18 and 19 of Township 29 south, Range 27 East, M.D.M. in the unincorporated area of the County of Kern, State of California, described more particularly as follows: Beginning at the point of intersection of the South line of the North 55 feet of said Section 19 and the West line of Lot 2 of "Sales Map of Lands of J. B. HAGGIN" filed August 20, 1890 in the office of the Kern County Recorder, said point also being on the existing corporate boundary of the City of Bakersfield; THENCE (1) North 89°54'38" West along said South line, also being the South right of way line of Hageman Road, a distance of 1334.35 feet (+) to a point on the East line of Lot 5 of said J. B. HAGGIN Map; THENCE (2) North 89°54'48" West, continuing along said south line, a distance of 2002.12 feet (+) to a point on the East line of Lot 8 of Said J. B. HAGGIN Sales Map; /~IENCE (3) North 00o49'40" East along said East line, a distance of 25.00 feet to a point on the South line of the North 30 feet of said Section 19; THENCE (4) North 89054'48" West along said South line, also being the South right of way line of Hageman Road (Co. Rd. No. 522), a distance of 629.35 feet (+) to a point on the East line of the West 30 feet of said Section 19; THENCE (5) South 00050'08" West along said East line, also being the East line of Jewetta Avenue (Co. Rd. No. 366), a distance of 25.00 feet to a point on the South line of the North 55 feet of said Section 19; THENCE (6) North 89°54'48" West along said South line a distance of 30.00 feet to a point on the East line; of said Section 24; THENCE (7) North 89o08'00" West along the South line of the North 55 feet of said Section 24, also being the South line of an irrevocable offer of dedication for Hageman Road Recorded in Book 4928, Page 1799 of official records in the office of the Kern County Recorder, a distance of 2633.56 (+__) feet to a point on the West line of the East half of said Section 24; ~{ENCE (8) North 89°10'49" West along the South line of the North 55 feet of the West half of said Section 24, a distance of 234.51 feet to the beginning point of a 1455.00 foot radius curve concave to the Northeast, also being the begin- ning of the South right of way line curve for Hageman Road (Co. Rd. No. 3264); ~{ENCE (9) Northwesterly along said curve through a central angle of 23°29'39", an arc distance of 596.62 feet; THENCE (10) North 24o18'50" East, along the radial line of said curve, a distance of 25.00 feet to the beginning point of a concentric 1430.00 foot radius curve (concave to the Northeast); 4:ANN.335 (1) R~FY: wr~ THENCE (11) Northwesterly along said curve (and right of way line), through a central angle of 15o19'32", an arc distance of 382.50 feet to a tangent point on a 1370.00 foot radius, reversing curve concave to the Southwest; /]{ENCE (12) Northwesterly along said curve (and right of way line), through a central angle of 38°46'17", an arc distance of 927.06 feet to a point on the West line of Lot 26 of said Section 13 as shown on "Sales Map of Lands of Kern County Land Company" filed November 24, 1891 in the office of the Kern County Recorder; THENCE (13) North 00047'45" East along the West lines of Lots 26, 23 and 10 of said sales map, a distance of 2076.30 feet (+__) to a point on the West line of said Lot 10 being on the North right of way line of Noriega Road (Co. Rd. No. 715); THENCE (14) South 89°12'56" East, along said North line, a distance of 4591.33 feet to a point on the West line of the East 30 feet of said Section 13, also being on the West right of way line of Jewetta Avenue (Co. Rd. No. 366); ~{ENCE (15) North 00055'43" East, along said West line, a distance of 2608.58 feet (+) to a point on the North line of said Section 13; THENCE (16) North 00049'05" East, along said West right of way line, also being the West line of the East 30 feet of the Southeast quarter of said Section 12, a distance of 2644.90 feet to a point on the North line thereof; THENCE (17) North 00o49'55" East, continuing along said West right of way line, also being the West line of the East 30 feet of the Northeast quarter of said Section 12, a Distance of 21614.75 feet to a point on the South line of the North 30 feet thereof; THENCE (18) South 89°18'03" to a point on the East line THENCE (19) South 89051'36" said Section 7, also being 2580), a distance of 740(+_) Canal; East along said South line, a distance of 30.00 feet of said Section 12; East along the South line of the North 30 feet of the South right of way line of Snow Road (Co. Rd. No. feet to a point on the center line of ~e Calloway ~{ENCE (20) Northerly along said center line, a distance of 6 feet (+) to a point on the South line of the North 24 feet of said Section 7, also being the South right of way line of Snow Road (Co. Rd. No.67); THENCE (21) South 89°51'36" East, along said South line, a distance of 4542.02 feet (+) to a point on the East line of said Section 7; THENCE (22) South 88°54'13" East along the South line of ~]e North 24 feet of the Northwest quarter of said Section 8, a distance of 30.00 feet to a point on the East line of the West 30 feet of said Section 8, also being on the East right of way line of Call~ay Drive (Co. Rd. No. 30); ~{ENCE (23) South 00o31'08" West along said East line, a distance of 1015.75 feet to the North end of County Road No. 3297; ~ANN.335.2 (2) THENCE (24) South 89028'52" East, a distance of 25.00 feet to a point on the East right of way line of Calloway Drive (Co. Rd. No. 3297); THENCE (25) South 00031'08" West, along said East line (County Road No. 3297 and County Road No. 2704), a distance of 945.50 feet; THENCE (26) North 89°28'52" West, a distance of 25.00 feet to a point on the East right of way line of Calloway Drive (Co. Rd. No. 30); THENCE (27) South 00031'08" West, along said East line, a distance of 631.45 feet to a point on the North line of the South 30 feet of said Northwest quarter section, also being a point on the North line of Norris Road (Co. Rd. No. 30); THENCE (28) South 88°54'46" East, along said North line, a distance of 25.00 feet to a point on the East line of the West 55 feet of said Northwest Quarter Section; THENCE (29) South 00°31'08" West, along said East line, a distance of 30.00 feet to a point on the North line of the Southwest quarter of said Section 8; THENCE (30) South 00037'53" West, along the East line of the West 55 feet of said Southwest quarter section, a distance of 659.75 feet to a point on the existing corporate boundary' of the City of Bakersfield; THENCE (31) Westerly, Southerly, Westerly and Southerly along various courses of said corporate boundary to the Point of Beginning. CONTAINING 1556.50 ACRES (Moue or Less) KERN COU?.~i7 ?J.I?.\zI!',/C~RS ©FFICF. :'c,,e .......... .... Approved [~y_ 32 (15)- (23) ,-(24) (25) \ (27) ~, (29)-~ EXHIBIT C GPA 4-89, Segment V Zoning Upon Annexation ~4954 Calloway No. 3/Polo Grounds Discretionary Conditions Final Environmental Impact Report The mitigation measures specified in the EIR (FEIR, 1989, 1989: 2-5 through 2-27) shall be modified to read as shown Exhibit B Final. EIR mitigation measures. in Eliminate additional mitigation measures which directs subdivision to lower quality soils, addresses protection of agricultural land with Williamson Act contracts and implementation of right-to-farm ordinances (Draft EIR, 1989: 3-122; FEIR, 1989: 2-21, item G-2). Traffic/Circulation mitigation measures as shown on this exhibit (Exhibit "A") under Public Works conditions are in lieu of the mitigation measures shown in the Environmental Impact Report. The developer shall reserve school site acreage in suffi- cient amounts to adequately accommodate future demand. The location of the site should be determined in conjunc- tion with the school districts and other appropriate enti- ties (City of Bakersfield, State-Architect's office, etc.) Eliminate m~.tigation measure which requires undergrounding of existing overhead utility lines. The number of dwelling units shall not exceed 4,443 single- family dwellings and 150 multiple-family dwellings as speci- fied in the EI}{ (DEIR, 1989: 2-6). General Plan Within ninety 1190) days of approval by the City Council, the applicant (B & B Builders Inc. and "The Polo Grounds" a joint venture) shall submit a master equestrian plan for the entire 1,452 +/- acre site to the Planning Commission ~or approval. At a minimum the master plan shall address the following. a. Is the trail public or private? b. Who performs maintenance, regulation management? c. How are trails to be acquired? d. ~at design standards will be used? e. ~o is responsible for liability? f. Where will the trails be located? g. Will joggers, bicyclists and motor vehicles on the trails? enforcement and be allowed Conditions of Approval GPA 4-89, Segment V Page 2 Land use densities of two dwellings per net acre shall be required along the west side of the equestrian center complex and also along the north and east sides if there is not a collector roadway serving as a use buffer between said center and residential development. No dwelling shall be located closer than 115 feet from the rear property line adjacent to the Polo Grounds complex. The two parcels subject to the Williamson Act Contract are designated Recreation Commercial for the future Polo Grounds complex and Low Density Residential, Medium Density Residential and Commercial for the remainder. The following policy ensures consistency with the Williamson Act which will be in effect for the term of the contract. Policy The two parcels subject to the Williamson Act Contract are designated Recreation Commercial, Low Density Residential, Medium Density Residential and Commercial. The Williamson Act limits use of this property to agricultural uses and uses compatible with agriculture. No uses other than those per- mitted by contract will be allowed. City ordinances affect- ing the site will be consistent with the Williamson Act contract obligations and agricultural production. The policy will be in effect for the term of the contract. A zone change shall be required when the contract expires to replace the Agriculture zone with a zone consistent with the General Plan. The developer shall reserve school site acreage in sufficient amounts to adequately accommodate future demand. The loca- tion of the site should be determined in conjunction with the school districts and other appropriate entities (City of Bakersfield, State Architect's office, etc.) There shall be a minimum 10-foot wide landscaped area (measured from back of sidewalk to the back of the wall) on all arterials. Additional dedication may be required. There shall be a minimum 7.5 feet wide landscaped area (measured from back of sidewalk to the back of the wall) all collectors. Additional dedication may be required. on Zoning Ordinance Amendments 1. The three sites proposed for C-2 zoned C-1 (Limited Commercial)· (Commercial) zoning shall be Conditions of Apprc~val GPA 4-89, Segment V Page 3 Uses proposed for the 53-acre RE (Recreation) site (Polo Grounds Complex) shall be limited to those uses addressed in the EIR for said site (DEIR, 1989: 2-6, 2-9 and 2-10). Final development plans for the proposed RE zoned site shall be presented to and approved by the Planning Commission in the same manner as PCD final development plans. Processing of zoning district requirements and final develop- ment plan contents shall be the same as specified in Chapter 17.54 of the "land use zoning ordinance of the city." Lots located along the west side of the 53-acre equestrian center shall be zoned RS (Residential Suburban one-half acre minimum). If there is not a collector road along the north or east sides of said equestrian center, lots along the north and east sides of the center shall be zoned RS. No dwelling shall be located closer than 115 feet from the rear property line adjacent to the Polo Grounds Complex. The number of dwelling units shall not exceed 4,443 single- family dwellings and 150 multiple-family dwellings as speci- fied in the EIF~ (DEIR, 1989: 2-6). Public Works Department The applicant shall. comply with the following vide for orderly development, ensure required constructed, and to curtail the proliferation pendent drainage basins. conditions to pro- improvements are of smaller, inde- Prior to recordation of any subdivision map or issuance of any building permit within the GPA area, the applicant shall enter into an agreement with the city and post approved security to guarantee payment of his proportionate share of costs involved. with construction of off-site improvements for various streets and all signalization of intersections impacted by the proposed project. The total cost of the improvements shall be based upon an engineer's estimate approved by the City Engineer. The proportionate share to be paid by the applicant is based upo~ trip generation for the 1452 acre GPA area. The required street improvements and the applicant's propor- tionate share are as follows: Street Required Improvements/(Proportionate Snow Road Half arterial width with curb, gutter and side- walk on the south side, half landscaped and irri- gated median island, and one 12' travel lane on north side, Jewetta Avenue to Calloway Drive / (100%). Conditions of Approval GPA 4-89, Segment V Page 4 Olive Drive Norris Road Reina Road Noriega Road Hageman Road Calloway Dr. Verdugo Lane Jewetta Ave. Old Farm Rd. Full arterial width with curb, gutter and sidewalk on both sides and full landscaped and irrigated median island, Jewetta Avenue to Calloway Drive / ( 100% ). Full collector width with curb, gutter and sidewalk on both sides, Snow Road to Calloway Drive / (100%). Full collector width with curb, gutter and side- walk on both sides, Jewetta Avenue to Verdugo Lane / (100%). Full collector width with curb, gutter and side- walk on both sides, Jewetta Avenue to Calloway Drive. Half collector width with curb, gutter and sidewalk on south side and one 12' travel lane on north side, west boundary of project to Jewetta Avenue / (100%). Half arterial width with curb, gutter and sidewalk on north side, half landscaped and irrigated median island, and two 12' travel lanes (one additional) on south si.dQ, Calloway Drive to west boundary of project / (100%). Four 12' travel lanes (two additional), west boundary of project to Santa Fe Way / (50%). Half arterial width with curb, gutter and sidewalk on west side, half landscaped and irrigated median island, Hageman Road to Snow Road / (100%). Four 12' travel lanes (two additional), Rosedale Highway to Hageman Road / (54%). Full collector width with curb, gutter and side- walk on both sides, Hageman Road to Olive Drive / (100%). Full collector width with curb and gutter (undeveloped portion), Rosedale Highway to Rageman Road / (50%). Full arterial width with curb, gutter and sidewalk on both sides and full landscaped and irrigated median island, Rageman Road to Noriega Road / (100%). Hal~ arterial width with curb, gutter and sidewalk on east side, half landscaped and irri- gated median island, and one 12' travel lane on west~ side, Noriega Road to Snow Road / (100%). Full collector width with curb, gutter and sidewalk on both sides, Rageman Road to Noriega Road / (100%). Conditions of Approval GPA 4-89, Segment V Page 5 7th Standard Road Four 12' travel lanes (two additional), Calloway Drive to Coffee Road / (29%). The required intersection improvements and the applicant's pro- portionate share are as follows: Number of Travel Lanes Additional / (Total) Intersection Signalize bib SB EB WB Share Allen & Hageman Rd 4/w stop 1/(2) 1/(2) 1/(2) 1/(2) 27% Allen & Rosedale H~y Modify 1/(3) 1/(3) 1/(4) 1/(4) 18% Jewetta & Hageman Rd Yes 1/(2) 1/(2) 3/(4) 3/(4) 50% Jewetta & Rosedale Hwy - 1/(4) 1/(4) 5% Verdugo & Olive Drive Yes 2/(2) 1/(1) 2/(2) 99% Verdugo & Reina Road Yes 3/(3) 2/(2) 2/(2) 100% Verdugo & Hageman Road Yes 3/(3) 2/(4) 3/(4) 75% Verdugo & Rosedale Hwy Yes 1/(4) 1/(4) 23% Calloway & 7th Std Rd Yes 1/(2) 1/(2) 1/(2) 27% Calloway & Snow Road Yes 1/(2) 1/(2) 1/(2) 1/(2) 32% Calloway & Norris Ave - 2/(3) 2/(3) 1/(2) 1/(2) 33% Calloway ~ Olive Drive Yes 3/(4) 2/(3) 3/(3) 3/(3) 66% Calloway & Hageman Rd Yes 5/(6) 5/(6) 5/(6) 6/(6) 68% Calloway & Rosedale Modify 4/(6) 3/(6) 3/(6) 3/(6) 35% Coffee & 7th Std Rd Yes 2/(3) 1/(2) 2/(3 20% Coffee & Snow Road - 3/(4) 3/(4) 1/(2) 1/(2 Coffee & Norris Ave - 3/(4) 3/(4) 1/(2) 1/(2 Coffee & Olive Drive Yes 2/(4) 3/(4) 0/(3) 1/(3 Coffee & Hageman Rd Yes 6/(6) 5/(6) 6/(6) 2/(6 Coffee & Rosedale Hwy Modify 4/(6) 6/(6) 3/(6) 3/(6 5% 5% 37% 27% 21% Ultimate intersection widths consist of 3 through lanes, 2 left turn lanes, and 1 right turn lane on major arterial approaches; 2 through lanes, 2 left turn lanes and 1 right turn lane on major collector approaches. The developer shall modify the traffic signals as required to accommodate the intersection lane additions. ~enever any road crosses any canal within this project area, the applicant shall construct the culvert, bridge, etc. ~ull wid=.h to the ultimate width of the roadway. The bridge district currently being considered by the City to ~acili~ate the construction of crossings shall include the GPA area. Conditions of Approval GPA 4-89, Segment V Page 6 All street paving sections are to be determined based on R value tests, the number and location to be determined by the City Engineer, and using traffic index values established by the Traffic Engineer. The applicant shall submit a generalized master drainage plan for the entire GPA area. The generalized master plan shall depict proposed drainage watersheds, collection points and tentative retention basin sites. The generalized master drainage plan shall be submitted for review and approval by the City Engineer prior to submittal of any tentative maps or development plans for processing. Concurrent with submission of any tentative map or develop- ment plan, the applicant shall submit a detailed master drainage plan for the watershed involved. The detailed mas- ter drainage plan shall include, but not necessarily be lim- ited to, engineering calculations, pipe sizes and locations, drainage basin sites and sizes, and proposed phasing. If a Planned Drainage Area is determined to be necessary by the city, the developer shall cooperate in the formation of the Planned Drainage Area. Prior to recordation of any subdivision or approval of any development plan within a specific drainage watershed as depicted on the generalized master drainage plan, required drainage basin sites and necessary easements shall be deeded to the City. The applicant shall submit a comprehensive sewerage study. The sewerage study should include, but not necessarily be limited to, sewerage calculations, pipe sizes and locations, lift station calculations and locations, and proposed invert elevations. The sewerage study shall be submitted to and approved by the City Engineer prior to submittal of any tentative subdi- vision map or development plan within this area. Sewer service is available in Jewetta'Avenue approximately 1.5 miles south of the site. The applicant shall initiate formation of an assessment district to extend this sewer or other sewer service as approved by City Engineer. Sewer service shall be provided to the GPA area prior to the recordation of any subdivision map or issuance of a building permit within the GPA area. The applicant shall submit a comprehensive landscape and wall concept plan for the proposed subdivision area concurrently with any tentative subdivision map for approval by the Planning Commission. Conditions of Approval GPA 4-89, Segment V Page 7 11. 12o Fire 1. For oil well facilities inside or within one-quarter mile of any tentative subdivision map or development plan, the applicant shall submit a plan for dealing with the impacts from, and on, the oil well facilities. The plan shall be submitted concurrently with submittal of the development plan or tentative map and should include, as a minimum, locations of existing oil well facilities, how they will be protected and integrated into the proposed development, and the ultimate use of the land after abandonment of the wells. The plan shall be submitted to the City, California Division of Oil and Gas and the oil operator(s). Comments from the latter two shall be submitted for consideration by the Planning Commission at least two weeks prior to the public hearing on any requested zone change or tentative subdivi- sion map within the area. The applicant should note that oil wells should be located a minimum of 75' from street rights-of-way. Hageman Road is a future bikeway on the adopted "Bikeways Master Plan" and shall be constructed to a 96' curb-to-curb standard as required for arterial streets with bike lanes in the circulation element of the 20!0 General Plan. The applicant shall initiate formation of a new landscape maintenance district prior to recordation of any subdivision map or issuance of a building permit within the GPA area. Prior to submittal of any tentative subdivision map and/or prior to submittal of any development plans which require construction on any major street, the applicant shall submit and have approved by the City Engineer a master. circulation plan, accurate to scale, for the entire project area includ- ing geometric and width information. The master plan shall include all major streets and incorporate a plan for bus turnouts on the arterial streets as determined through con- sultation with Golden Empire Transit. Improvement of the turnouts shal]l be included with the street improvements and the design approved by the Traffic Engineer. The master plan shall be submitted to and approved by the City Engineer prior to recordation. Department Developer to check with California Division of Oil and Gas to make sure wells have been properly abandoned, and a copy of this report to be mailed to the Fire Safety Control Division of the Bakersfield Fire Department. Conditions of Approval GPA 4-89, Segment V Page 8 Owners of property within 250 feet shall be notified of the existence line. 3. Owners of property within 250 feet lied of the existence and location 4. Owners of property within 250 feet fied of the existence and location Revised 2/7/90 p/srsSea of the 24-inch Line 7039 and location of this of Line 7030 shall be noti- of this line. of Line 200 shall be noti- of this line. EXHIBIT "B" GPA 4-89, SEGMENT V Zoning Upon Annexation ~4954 Calloway No. 3/Polo Grounds Annexation Non Discretionary Conditions Final Environmental. Impact Report and General Plan Amendment The developer shall pay fees to the affected elementary school districts and the Kern High School District. The fees are to be distributed as construction occurs and are based on Government Code Section 65995 (currently $1.56 square feet residential and $0.26 square feet commercial). The actual amount of fees would be based on the fee in effect at time of construction and the final approved project· Fire Department There are abandoned and producing oil wells and production facil- ities on Calloway No. 3; therefore, the following conditions would have to be incorporated into any plans in addition to other codes regulating the drilling, operation or maintenance of oil wells: 1. No structure may be built within 100 ft. of an existing well. No public streets shall be constructed within 75 ft. of an existing well. A minimum six-foot high chain-link fence with barbed wire and non-combustible slmts inserted into the fence fabric shall be erected around each well. Perimeter of cil storage facility site shall have a six-foot high concrete, block wall installed with at least three strands of barbed wire mounted. Two gates opposite to each other - shall be installed. 5. Property lines shall be at least 25 feet away from oil stor- age facilities. 6. No structure to be built within 20 feet of an abandoned oil well. 7. No structure to be built within 10 feet cf an abandoned dry hole well. Location of the abandoned wells are to be surveyed, located and marked by a licensed civil engineering firm and notifi- cation made to the Fire Department of such surveying. Exhibit B GPA 4-89, Page 2 Segment V California Government Code ~ection 51014.6 states that, "No person, other than the pipe line operator, shall ...build, erect, or create a structure or improvement within the pipe line easement or permit the buildings, erection, or creation thereof." 10. Comply with all codes and ordinances relative to oil wells and related facilities. Note, a comprehensive oil well ordinance may be adopted which will affect future development. Public Works t. Offers of dedication will be required to allow for construc- tion to arterial standards of Hageman Road and Calloway Drive within the project area. Such offers shall include suf- ficient widths for expanded intersections and additional areas for landscaping as directed by the City Engineer. The right-of-way width of a standard arterial is 110' with addi- tional widening at intersections and additional area to per- mit 10' of landscaping behind the combination sidewalk. The offers of dedication, fully executed, shall be submitted to the City prior to development or recordation of any subdivi- sion map within the GPA area. Revised 1/26/90 p/srs5eb EXHIBIT "B" CONTI.~UED FINAL MITIGATION MEASURES GPA 4-S9, Segment V Conditions of Approval identified as Mitigation Measures (by topic). The following is a complete listing of all mitigation contained in the Draft EIR, by topic which are conditions of approval of the project. A. LAND USE A.1 On-Site Land Uses A.i.1 All oil and injection wells shall be shown on subdivision maps. A.1.2 Design of minimizes tracts. s:nbdivision shall produce a road pattern that access to oil well sites through residential A.1.3 An assessment should be made of existing oil wells to determine status -- active, inactive or abandoned. If wells are abandoned, it should be verified that abandonment procedures meet Division of Oil and Gas criteria fo~ abandonment prior to development. A.1.4 Future buildings should not be sited over abandoned wells until certification of abandonment has been completed. A.1.5 Any construction over or near oil wells must comply with all applicable City ordinances and standards. A.1.6 A 3-foot high split rail, wood fence or equivalent separation, as approved by the City, shall be erected on either side of all on-site horse trails to separate this use from other on-site uses. A.1.7 Revise site plan to increase number of parking spaces to number required by City of Bakersfield Municipal Code, Title 17, Chapter 17.58 A.1.8 In the event the Calloway Canal is relocated, preliminary plans for the realignment must be submitted by the propo- nent and i~s exact alignment on and off the site identified, including its reconnect~on to uhe existing canal at botch ends, and what properties might be affected. Upon approval by jurisdictional agencies to proceed with further planning, studies and plans will be completed b2; a licensed engineer for the construction of ~he new canal and demolition of the existing, including specific methods of filling, compacting, and ouher means of making the land safe and suitable fcr building. All plans and s~zudies will be reviewed and approved by the appropriate agencies before any further action is permitted. Final EIR Mitigation Measures Page 2 A.1.9 A.l.10 A.l.ll A.2 A.2.1 A.2.2 A.2.3 B.1 B.i.1 Comply with Federal Aviation Administration regulations (CFR Part 77) for structure location and height limits whenever development is proposed within two miles of the Mosquito Abatement airport. As part of the full disclosure requirements of real estate transactions, potential buyers within 1/2 mile should be advised of th£ proximity of the airstrip and the potential noise exposure which might occur. Prior to approval of any tentative subdivision map for this project, an archaeological inventory search shall be conducted through the California Archaeological Inventory at California State University at Bakersfield. Should discoveries be made during the search, mitigation meas- ures appropriate for the find should be implemented. Surrounding Land Uses All developers on-site shall be responsible for installa- tion of their "fair share" of perimeter landscaping. Determination of "fair share" shall be made by the Planning Department. Perimeter landscaping shall be installed prior to the issuance of occupancy permits for each particular development. Maintenance and ownership for the landscaped perimeter shall be the responsibility of an established Homeowners Association (HOA) and/or maintenance district. All perimeter landscape plans shall be submitted to and approved by the Planning Department. All perimeter landscaping shall be irrigated with a permanent irrigation system. The cost for installation of this system shall be the responsibility of the developers. AESTHETICS/LIGHT AND GLARE Project Aesthetics Ornamental tree species appropriate to the climate, design quality of the development, and reasonable maintenance practices, should be planted from nursery grown container stock throughout the project as street trees and in residential, recreational, and visual buffer areas. Tree species should be selected for specific characteristics based on their location and function, and will be guaranteed by the nursery in terms of health and proper form. Final EIR Mitigation Measures Page 3 B.1.2 B.1.3 B.1.4 B.1.5 B.1.6 B.1.7 B.2 B.2.1 Landscaping plans should be developed to include visual screening along public viewing corridors such as Calloway Drive, Hageman Road, and Jewefta Road. Screening is especially important along any major arterials with residential development such as Snow Road and Noriega Road. Avoid where reasonable the monotonous appearance of a barrier along the major corridors. Incorporate land- scaping within planting pockets along both sides of the walls, including trees, in order to additionally reduce visual impacts to off-site and on-site viewers. Include the use of high pressure sodium lights along streets in residential areas and on commercial and manufacturing buildings, and at the equestrian center facility. This type of lighting emits a soft yellow light that is less intrusive than a bright white light. Commercial lighting should be shielded to prevent lights from shining directly into adjacent residential areas along Calloway Road and Hageman Road. If used at the eqLestrian center, metal roofs should be covered with non-glare paint to significantly reduce glare. This will require that repainting be done whenever necessary, and be included in the facility's regular maintenance program. An illumination and glare analysis shall be prepared to minimize impacts from proposed lighting on existing and future project residents. The analysis and mitigation measures sb. all be submitted to the City for review and assessment as part of the site plan review process for commercial, recreational and multi-family projects. Odor Control Odor control is dependent upon sanitary maintenance operations. The equestrian facility must have a program of collecting manure and wet bedding from stalls and pad- docks daily, with temporary on-site storage in a covered, fly-proof storage area located as far as possible from adjacent residential and commercial/recreational parcels. Final EIR Mitigation Measures Page 4 B.3 Insect and Parasite Control B.3.1 Insect and parasite control must be practiced by elimi- nating potential breeding and feeding areas at the Polo Grounds for nuisance pests such as flies. Flies will be controlled by daily removal of manure piles, wet bedding, and wet or damp areas such as standing water in stalls, corrals, or arenas, moist weeds, and drainage areas. O,~- site drainage plans should be designed to eliminate standing water in pens, stalls, and arenas. Limited use of pesticides to eliminate flies should be implemented; probably the most efficient system is a timed automatic stable spray system which uses a chemical that is harm- less to horses and feed, but effective in killing flies. This should be combined with stationary baits and traps, and regular use of repellent sprays, wipes, strips, and tags applied to or worn by horses. B.4 Vector Control. B.4.1 Vector (particularly rodent) control can be achieved by eliminating potential food sources and breeding areas. Grain will be stored in vector-proof storage containers inside barn buildings, preferably in rooms with cement floors and solid walls to minimize hiding and nesting areas. Hay will be stored in a covered structure with one or more open sides for access and ventilation, but vectors can be minimized by the daily moving and rotating of hay as it is used and new hay delivered, so no bales remain in one place for longer than a few days. This prevents vectors from nesting and discourages them by disrupting their movement patterns. Also, the hay structure will have a floor raised a mini- mum of 6" above ground level to prevent ground dampness and vectors: from damaging hay bales from underneath. A regular vector inspection and control program should be ongoing, though poisons (in the form of baits, rather than fumigants) should be used when absolutely n~cessary ~o avoid the danger of contaminating horse ~eed. B.4.2 During the landscape phase of the project, plants that are attractive to rodents, such as Algerian ivy, oleander, palm trees, yuccas, bougainvillea, etc. should be avoided. A list of alternate types of ground cover less attractive to rodents is contained in the Draft EIR on page 3-15. Final EIR Mitigation Measures Page 5 B.5 Dust Control B.5.1 Dust control will be maintained through regular wetting down of dirt rings and stable areas using a combination of sprinklers attached to fence posts and water trucks. During horse shows and the hot summer season, a facility this size should have a water truck operating periodi- cally for 8-10 hours per day. The planting of trees and hedges to screen and filter rings and stable areas should also be undertaken to help control dust. The practice of occasionally spreading a 1-3" deep layer of the waste material from stalls in the rings and on trails is an effective method of sterilizing it, improving footing, and to a limited extent, control- ling dust, but this will increase odors for one to two weeks until it is completely dried out. Another alternative material that can be spread on trails to soften the surface and control dust is shredded tree clippings produced by tree pruning operations. Utilizing high clay content soils, which is not dust producing, as a base may also reduce dust. B.6 Waste Management B.6.1 A consistent and reliable waste management program for removal of organic stable waste (manure, wet bedding material, and cleared weeds) is imperative. An adequate amount of bedding material (wood shavings are recommended) will be used to absorb urine and keep it from leaching into the ground and possible contributing to nitrate contamination of the groundwater. The project applicant shall obtain a Confined Animal Facility permit from the Regional Water Quality Control Board, per California Code of Regulations, Title 23 Waters, Subchapter 15, Discharge of Waste to Land, and other such Waste Discharge permits which may be required from the Regional Water Quality Control Board. B.6.2 The equestrian ~acility will be responsible for collect- ing and stockpiling all stable waste material on site, and for transporting it to the off-site composting facility, either with its own trucks and personnel or by~ contracting with an independent trucking company. The material will be removed from the site daily or, at most, every other day. Final EIR Mitigation Measures Page 6 B.6.3 B.6.4 B.6.5 B.7 B.7.1 B.7.2 B.7.3 B.7.4 B.7.5 B.7.6 A minimum one to two acre location on the equestrian facility site should be set aside as a back-up for tempo- rary storage of stable waste in case unforeseen condi- tions prevent the material from being trucked out for several days. The material would be piled and covered with plastic sheeting, and removed as soon as feasible. The composting facility will not accept material that contains any non-organic products (rocks, horseshoes, veterinary waste, etc.), so stable crews must keep such products carefully separated from the organic material. Normal solid waste trash containers will be served by the trash disposal system that serves the entire recreational complex. The site plans submitted by the project applicants should reflect provisions for recycling collecting facilities to encourage recycling, in accordance with City standards in effect at the time of site plan approvals. Water Management Special attention shall be given accumulatic~ns of manure, bedding, are ideal for fly..production. to water systems because and/or feed within water A non-leak valve for all troughs, bowls, cups, and other water sources shall be provided in each corral. Automatic valves, or sanitary drains if the water flow is continuous, shall be installed in all large troughs or cups. Back-siphoning devices shall be installed to protect the public water supply. An approved pressure vacuum breaker is recommended on the water line serving the paddocks. The vacuum breaker shall be at least twelve (12") inches above the highest point of the water usage, or an approved double-check valve may be acceptable. Back- siphoning d~evices shall not be required for automatic water cups. In paddocks. and corrals, the earth surface shall be prop- erly graded. to suit the master drainage plan so that rainwater and overflows from water troughs do not form ponds. In all enclosures where horses are maintained, the land surface of such enclosures shall be graded above the remaining land surface for drainage purposes. Final HIR Mitigation Measures Page 7 B.7.7 Prior to the issuance of grading permits, a detailed drainage study shall be prepared for %he equestrian site to ensure that run-off from the facility would not inter- fere with the surrounding residential drainage system. B.7.8 Where possible, roofs shall be sloped away from corrals or stables to prevent the area from flooding; wet areas tend to cause diseases such as hoof rot and thrush. B.7.9 All water management shall be maintained to the satisfac- tion of the City's Public Works Department. B.8 Light and Glare B.8.1 As development review occurs, the site specific problems of light and glare will be addressed. C. TRAFFIC/CIRCULATION within the project boundaries the developer will be responsible for street design and construction and signalization, per review and approval of plans by the City staff. Outside the project boundaries, the developer will be required to contribute a por- tion of the costs to mitigate traffic impacts and construction of identified roadway improvements based on the percentage of impact which can be directly attributed to the Calloway No. 3/Poto Grounds project. Contributions to roadway improvements may be in the form of a bond or other similar mechanism, as approved by the City. The following specific mitigation measures have been added in response to issues raised during review of the Draft EIR. C.1 Future subdivision review by the City will assess the need for a worm or other traffic control device at Jewefta Aw~nue and Rosedale Highway. C.2 GET will be notified of their opportunity to review the site plan; their response should be received by the City within the time specified in the request for comments. Final EIR Mitigation Measures Page 8 The following table is a general summary of the required roadway improvements on the perimeter of the project, and the percentage contribution to improvements which should be made by this project. Intersection Signalize Number of Travel Lanes Additional / (Total) SB EB WB Share Allen & Hageman Rd 4/w stop 1/(2) 1/(2) 1/(2) 1/(2) 27% Allen & Rosedale Hwy Modify 1/(3) 1/(3) 1/(4) 1/(4) 18% Jewetta & Hageman Rd Yes 1/(2) 1/(2) 3/(4) 3/(4) 50% Jewetta & Rosedale Hwy - Verdugo & Olive Drive Yes Verdugo & Reina Road Yes 2/(2) 1/(t) 3/(3) 2/(2) 2/(2) 1/(4) 2/ 2) 5% 99% 100% Verdugo & Hageman Road Yes Verdugo & Rosedale Hwy Yes Calloway & 7th Std Rd Yes Calloway & Snow Road Yes Calloway & Norris Ave - Calloway & Olive Drive Yes 1/(2) 3/(3) 2/(4) 3/ 1/(4) 1/ 1/(2) 1/ 1/(2) 1/(2) 1/(2) 1/ 2/(3) 2/(3) 1/(2) 1/ 3/(4) 2/(3) 3/(3) 3/ Calloway & Hageman Rd Yes 5/(6) 5/(6) 5/(67 6/ Calloway & Rosedale Modify 4/(6) 3/(6) 3/(6) 3/ Coffee & 7th Std Rd Yes 2/(3) 1/(2) 2/ Coffee & Snow Road - 3/(4) 3/(4) 1/(2) 1/ Coffee & Norris Ave - 3/(4) 3/(4) 1/(2) 1/ Coffee & Olive Drive Yes 2/(4) 3/(4) 0/(3) 1/ Coffee & Hageman Rd Yes 6/(6) 5/(6) 6/(6) 2/ Coffee & Rosedale Hwy Modify 4/(6) 6/(6) 3/(6) 3/ 4) 4) 2) 2) 2) 3) 6) 6) 3) 2) 2) 3) 6) 6) 75% 23% 27% 32% 33% 66% 68% 35% 20% 5% 5% 37% 27% 21% Ultimate intersection widths consist of 3 through lanes, 2 left turn lanes, and 1 right turn lane on major arterial approaches; 2 through lanes, 2 left turn lanes and 1 right turn lane on major collector approaches. The developer shall modify the traffic signals as required to accommodate the intersection lane additions. Final EIR Mitigaticn Measures Page 9 The required street improvements and the applicant's propor- tionate share are as follows: Street Required Improvements/(Proportionate Snow Road Half arterial width with curb, gutter and side- walk on the south side, half landscaped and irri- gated median island, and one 12' travel lane on north side, Jewefta Avenue to Calloway Drive / (100%). Olive Drive Full arterial width with curb, gutter and sidewalk on both sides and full landscaped and irrigated median island, Jewetta Avenue to Calloway Drive / (lOC%). Norris Road Full collector width with curb, gutter and sidewalk on both sides, Snow Road to Calloway Drive / (100%). Reina Road Full collector width with curb, gutter and side- walk on both sides, Jewetta Avenue to Verdugo Lane / (100%). Noriega Road Full collector width with curb, gutter and side- walk on both sides, Jewetta Avenue to Calloway Drive. Half collector width with curb, gutter and sidewalk on south side and one 12' travel lane on north side, west boundary of project to Jewetta Avenue / (100%). Hageman Road Half! arterial width with curb, gutter and sidewalk on north side, half landscaped and irrigated median island, and two ,12' travel lanes (one additional) on south side, Calloway Drive to west boundary of project / (100%). Four 12' travel lanes (two additional), west boundary of project to Santa Fe Way / (50%). Calloway Dr. Half arterial width with curb, 9utter and sidewalk on west side, half landscaped and irrigated median island, Hageman Road to Snow Road / (100%). Four 12' travel lanes (two additional), Rosedale Highway to Hageman Road / (54%). Verdugo Lane Full collector width with curb, gutter and side- walk on both sides, Hageman Road to Olive Drive / (].00%). Full collector width with curb and gutter (undeveloped portion), Rosedale Highway to Hageman Road / (50%). Final EIR Mitigation Measures Page 10 Jewetta Ave. Old Farm Rd. 7th Standard Road Full arterial width with curb, gutter and sidewalk on both sides and full landscaped and irrigated median island, Hageman Road to Noriega Road / (100%). Half arterial width with curb, gutter and sidewalk on east side, half landscaped and irri- gated median island, and one 12' travel lane on west side, Noriega Road to Snow Road / (100%). Full collector width with curb, gutter and sidewalk on both sides, Hageman Road to Noriega Road / (100%). Four 12' travel lanes (two additional), Calloway Drive to Coffee Road / (29%). D. NOISE D.1 D.i.1 D.1.2 D.1.3 D.1.4 Areas subject to future noise exposures of 60 dBA or more will be developed in accord with City approved acoustical design. The following are examples of the usual design features to attenuate noise. Residential - Exterior If possible, multi-family residences should be oriented in such a way that the patios and balconies are located on the side of the building away from the arterials. In this way, the buildings will present a solid barrier to the traffic noise. If this is not possible, noise barriers with a minimum height of 5 feet to 7 feet will be required around the perimeters of the patios and balco- nies direc'zly facing Hageman Road, or Jewetta Avenue. All common recreational areas should be located at the interior of the site where they will be buffered from the traffic noise by the mul~i-family buildings. For single family residences with rear yards abutting the arterials :noise barriers with a minimum height of 5 feet to 9 feet will be required along the property line. For hotels located adjacent to an arterial, the CNEL must be less then 65 db at the common recreational areas. It is recommended, therefore, that these areas be located on the side of the buildings away from the traffic noise. The hotel ~Duildings will need to be oriented in such a way as to provide an effective barrier to the arterial traffic. All barriers should be continuous structures (without gaps or gates) and should be constructed of a material that is impervious to noise (e.g., concrete block, Final EIR Mitigation Measures Page 11 D.2 D.2.1 D.2.2 D.2.3 D.2.4 D.2.5 D.2.6 stucco-on-wood, 1/4" plate glass, earth berm, or any com- bination of these materials). Pedestrian and equestrian access may be permitted provided equivalent noise reduc- tion is achieved through alternative methods as docu- mented in an acoustical study. It should be noted that the actual heights of barriers, patio walls and balcony walls will depend on the precise location of the structures, the elevation of the site relative to the arterials, and the setback of the build- ings from the arterials. Residential - Interior For windows and sliding glass doors, well fitted, well weather stripped, and sound rated assemblies are recom- mended. Dcuble window assemblies may be required for units adjacent to the major arterials. The actual sound transmission class (STC) needed should be determined as part of the final engineering design for each dwelling unit. Sound Transmission Class for Testing and Materials E336 or E90. (STC) is per American Society (ASTM) Designations E-413 and Bathrooms which have tightly fitted doors separating them from the adjacent living areas are not considered to be habitable spaces and, therefore, do not require sound rated windcws. Entry doors facing or having line-of-sight to the major arterials should be well weather stripped solid core assemblies, 1-3/4" thick. Exterior walls of units adjacent to the major arterials and directly exposed to traffic noise should be con- structed with 2" x 4" wood studs, 1/2" gypsum wallboard interior and 7/8" thick stucco or siding-on-sheathing exterior, with R-11 insulation between the studs. All joints should be well fitted and/or caulked to form an air tight seal. For those units adjacent to the major arterials, the system should have plywood sheathing which is well sealed. roof Final EIR Mitigation Measures Page 12 D.2.7 D.2.8 D.2.9 D.3 D.3.1 Forced air ventilation may be required since the interior CNEL standard is to be met with windows closed. The uni- form Building Code specifies that the forced air ventila- tion system shall be capable of providing two air changes per hour in all habitable rooms with one-fifth of the air supply taken from outside. This should be accomplished as follows: A forced air unit independently of the heating or so that the fan may be operated cooling functions. A fresh air intake duct between and the exterior wall or roof. duct should also incorporate at flexible fiberglass ducting and bend. the forced air unit The fresh air intake least six feet of at least one 90 degree Wall mounted air conditioners, if used, should not be placed on an elevation directly facing major arterials. There should be no openings (mail slots, vents, etc.) in the exterior walls of units adjacent to the major arterials. For residential comstruction, large (12" x 14") attic vents should not be placed on an elevation facing an arterial. If this is not possible, then a baffle should be positioned behind the vent as illustrated in Appendix D of the Draft EIR. Multi-Family Residential The State noise insulation standards specify a minimum sound transmission class (STC)'of 50 for party wall and floor/ceiling assemblies and a minimum impact insulation class (IIC) of 50 for floor/ceiling assemblies in all new multi-family residential construction. The standard also specifies a minimum field tested $TC and IIC of 45. The following are considered to be separation assemblies and, therefore, are required to comply with the State stan- dards: a. Party wall and floor/ceiling separation assemblies between living units. Party wall and floor/ceiling separation assemblies between a living unit and the garage space of an adjacent unit or a laundry room. Final EIR Mitigation Measures Page 13 D.3.2 For multi-i!amily residential construction, entrance doors from interior corridors together with their perimeter seals should have sound transmission class (STC) ratings not less than 26. Such tested doors shall operate nor- mally with commercially available seals. Solid core wood slab doors, 1-3/8" thick minimum or 18 gauge insulated steel slab doors with compression seals all around, including the threshold, may be considered adequate with- out other substantiating information. D.4 Schools - D.5 D.5.1 D.5.2 D.5.3 D.5.4 D.5.5 D.5.6 Public school design is not subject to City approval. Private schools must obtain condi- tional use permits and their site specific prob- lems would be addressed as a part of their review. Non-Residential Construction All windows; in the proposed buildings should be well fitted, well sealed and sound rated assemblies. Sound transmission class (STC) ratings as high as 27 may be needed at some locations directly adjacent to the arterials. The actual STC ratings needed should be deter- mined as part of the final engineering design of the project. Sound transmission class (STC) is per American Society for Testing and Materials (ASTM) Designations E413 and E336 or E90. For buildings adjacent to the arterials, all entry doors from exterior spaces should be at least 1/4" thick plate glass or solid core assemblies. The doors should be well sealed units with rigid frames and the frames should be weather stripped on all edges with a deep, wide and com- pliant pile. For buildings adjacent to the arterials, the exterior walls should be constructed with concrete block, solid grouted; or 7/8" stucco exterior, 2" x 4" studs, R-11 insulation, and 1/2" gypsum board interior; or 6" thick tilt-up concrete panels. For buildings adjacent to the arterials, the roof system should consist of built-up roofing over one layer of 1/2" plywood or equivalent, well fitted to provide a continu- ous barrier. Interior spaces directly adjacent to arterials will require these additional items for interior sound absorption:: Final EIR Mitigation Measures Page 14 a. Interior walls should consist of 1/2" or 5/8" gypsum board. b. Suspended acoustical tile ceiling (where practical). c. Carpet and pad (where practical). D.5.7 Mechanical ventilation and cooling is required to main- tain a habitable environment within the interior spaces of the building. D.6 Pumps and Pipelines D.6.1 Mitigation of this noise source is best accomplished at the source, and may include full or partial enclosures, mufflers on the engine exhausts, conversion to electric motors, etc. The actual mitigation measures needed should be determined as part of the final engi- neering design of the project. D.7 Equestrian Center D.7.1 Noise generated by crowds and by the sound amplification equipment may be minimized as follows: The arena should be surrounded by structures of suffi- cient height and length to provide an effective bar- rier to the noise. Orient the sound equipment in such a way that the loudspeakers are directed away from the residential areas, and well within the barrier provided in 7.4.1, above. D.7.2 The actual mitigation measures needed in order to comply with the City's standards (as specified in Section 3.3.1) should be determined as part of the final engineering design of the project. D.8 Project-Related Noise Sources Mechanical Equipment Noise D.8.1 Mitigation of equipment noise to the above standard may be accomplished by including the following design details in the project planning and specifications: Final EIR Mitigation Measures Page 15 Equipment should be placed within buildings or have a suitable noise barrier to provide reduction of equip- ment noise. The height of the barrier will depend on the location of the equipment relative to nearby homes and adjacent commercial areas. b. All inlet and exhaust system ducting should contain fibrous lining for noise reduction. All major items of noise producing equipment should be placed within an acoustically isolated room. The walls, floor, and ceiling system of the equipment rooms nearest to homes should be designed to have at least a sound transmission class (STC) of 50. Entry doors into the equipment rooms near homes and adjacent commercial areas should have an STC of at least 38. Truck Movements Within the Commercial Areas D.8.2 The potential annoyance of this activity may be minimized as follows: Walls should be placed in the immediate vicinity of the service areas to eliminate the line-of-sight from the loading area~ to nearby residential locations. b. Walls are required between residential and commercial zones along parking and drive aisle areas. Each commercial tenant should initiate a policy of shutting down engines, air conditioning, and refriger- ation equipment of the trucks which in the loading areas nearest to residential locations. d. Deliveries between the hours of 10:00 pm to 7:00 am should be minimized or eliminated. E. HYDROLOGY/WATER QUALITY E.1 Groundwater Supply E.i.1 The existing groundwater supply is expected to be ade- quate to serve the project's water demand. However, water conservation measures should be incorporated into the project design to minimize water use. E.1.2 A water we12 test should be performed to update the level of a12 pollutants. If high levels are found, groundwater withdrawal from the confined aquifer may be necessary. Final EIR Mitigation Measures Page 16 E.1.3 E.1.4 E.2 E.2.1 E.3 E.3.1 E.3.2 E.3.3 Fo The City of Bakersfield requires payment of Water Availability fees of $2,000 per acre on developer installed facilities in-lieu of the fee (Core, 1986). The developer would be required to provide any water mains from existing facilities and provide water service to the project in accordance with water plans and specifications, as designed or approved by the City of Bakersfield. Areas served by Vaughn Water Co. shall com- ply with their standards. Water conserving technology should be used wherever pos- sible such as low flush toilets and low flow shower heads, automatic shut-off water fountains and hoses, and moisture sensors in irrigation systems. Water Quality A water well test for pollution levels should be performed prior to building permit approval to ensure acceptable levels below the standards for areas requiring water service. Ongoing monitoring of wells should continue after project buildout to analyze and monitor pollution levels within the domestic water supply. Should the lev- els exceed the standard, withdrawal of groundwater from the confined aquifer may be necessary. Surface Drainage Storm drainage shall not exit into the Kern River or onto the State right of way. Storm run-off shall be retained within the project boundaries or carried to other areas in accord with an overall drainage plan. Construction of retention basis should be capable of accommodate all water runoff (approximately 75.2 AF ~iven full buildout). Use of pervious materials such as turf stone or decom- posed granite and incorporation of pervious areas throughout the site should be encouraged to the extent feasible to maximize groundwater recharge and minimize surface run-off. GEOLOGY Completion of a site specific geologic report to be used in formulating grading and site development plans. Particular attention should be paid to determining the existence or likelihood of shallow groundwater conditions and identifying any shallow clay lenses. Implementation of safety measures and standards are identified in the City of Bakersfield's Seismic Safety Element. Final EIR Mitigation Measures Page 17 F.2 F.3 F.4 F.5 H.2 Conformance with seismic design standards contained in the California State Uniform Building Code. Identify all oil wells and tanks. Proper removal and/or capping of all abandoned oil wells, tanks and lines according to State regulations. Identification of oil well service and transport routes through project area and reduction of travel through res- idential neighborhoods. SOILS/AGRICULTURAL RESOURCES Proposed mitigation measures include the development of a buffer/greenbelt area between agricultural zones and urban development. In areas of conflict, a 50-foot buffer is required between farming and residential uses to minimize pesticide spraying impacts. Buffers may include open space recreational facilities, roadways, infrastructure easements, and parking areas. Should van- dalism and trespassing occur, fencing may be provided around agricultural areas. BIOLOGICAL RESOURCES Mitigating for the loss of kit fox habitat is presently set at $680 per acre: It is subject to future changes. This fee is set by the interim Metropolitan Bakersfield Habitat Conservation Plan and must be paid before issu- ance of a 5~akersfield City building permit. The applicant must consult with both the U.S. Fish and Wildlife Service and the California Department of Fish and Game in reference to the presence of Burrowing Owls on the Site. The Burrowing Owl is classified as a spe- cies of Special Concern by the Department of Fish and Game, in addition to being protected by the Migratory Bird Act (enforced by the U.S.F.&W.S.). It is a violation of Federal law to harm the Owl or its den in any way. There is a fine and possible imprisonment if the Own is "taken". TO avoid this "take", the State Department of Fish and Game may recommend cautious hand excavation of the den only during the non-breeding season (from July through February). [The Burrowing Owl is not included in the HCP and is not mitigated for with the HC? fee payment.] Final EIR Mitigation Measures Page 18 H.3 The site should be surveyed immediately prior to grading for the presence of any kit fox dens. Any dens found should be excavated and collapsed, according to proce- dures recommended by the U.S. Fish and Wildlife Service as detailed. on the following "Advisory Notice". "The City of Bakersfield and County of Kern are currently developing a regional conservation plan that will balance future urban growth with the conservation of the San Joaquin kit fox and other sensitive plants and animals. While this plan is being developed, specific measures are underway to minimize disturbance to the San Joaquin kit fox and offset any loss of habitat resulting from ongoing construction actions. As a part of this effort, you are required to undertake the following specific protection measures fc, r the kit fox: Prior to ground disturbance, surveys for the project area for kit fox denning sites should be conducted by a biologist familiar with this species. A partial list of biologists and consulting firms that are qual- ified to undertake such surveys is attached for your convenience. Any kit fox dens. located on-site that will be unavoid- ably destroyed by project actions should be carefully excavated using hand tools. A biologist familiar with this species should be hired to either undertake or oversee the den excavation. Any kit foxes in resi- dence should be allowed to escape unhindered. Dens should be completely excavated and subsequently filled to prevent later use by kit foxes prior to on-set of project construction. As a means of offsetting the unavoidable loss of endangered species habitat associated with development, a fee is required by the City or County. This fee is being assessed upon submittal of a build- ing permit. Specific fee amounts will vary with the size of planned project development." I. PUBLIC SERVICES/UTILITIES 1.1 Schools 1.1.1 The developer shall pay developer fees consistent with requirements of.Government Code Section 65995 to the affected elementary school districts and the Kern High School District. Final EIR Mitigation Measures Page 19 1.1.2 1.2 1.2.1 1.2.2 1.2.3 1.2.4 1.3 1.3.1 1.3.2 The developer shall reserve school site acreage in suffi- cient amounts to adequately accommodate future demand. The location of the site should be determined in conjunc- tion with the school districts and other appropriate entities (City of Bakersfield, State Architect's Office, etc.) Parks and Recreation The project. developer shall dedicate the appropriate acres of public parkland on-site as required by the North Bakersfield Recreation and Park District (based on a fac- tor of 3 acres of parkland per 1,000 population) or pay equivalent in-lieu fees. The park acreage should be in the form of 2 or 3 neighborhood parks at a minimum of 10 acres in size and easily accessible to all project residents. Additional acreage, fees, park development, or other arrangement should be negotiated with the Parks District to accommodate the park needs of the project's high density development. Medium density residential areas should have open space developed that includes "tot lots", picnic areas, seating areas, pools and tennis courts to alleviate some of the pressure placed on the public park system. The location of the public park acreage should be approved by the North Bakersfield Recreation and Park District to minimize safety concerns regarding public agency liability. The project. design should include a greenbelt and corri- dor trail/bikeway system bordering the Friant-kern Canal. The project. greenbelt/trail system could be dedicated as part of the public park system to offset intense use of public neighborhood parks. This trail/bikeway shall con- nect with a similar system in the Riverlakes Ranch pro- ject located to the east. Law Enforcement To offset the increase in population generated by the proposed project and to maintain (at a minimum) the existing officer per population ratio, the Police Department should receive funding for 12.17 officers before project buildout in the year 2000. Project participation in the Neighborhood Watch program should be encouraged to help reduce the calls for service to the area. Final EIR Mitigation Measures Page 20 1.3.3 1.3.4 1.4 1.4.1 1.4.2 !.4.3 1.4.4 1.4.5 1.5 1.5.1 1.5.2 The project design would incorporate security measures approved by the Police Department to help reduce the incidence of crime. An on-site private security patrol would enhance safety and reduce crime during events, and ongoing funding mechanisms established. Additional pri- vate security should be employed for crowd and traffic control. In order to reduce vandalism and truancy while enhancing police access, the location of parks and schools should be reviewed with the school districts, NBRPD, and the City Police Department. Fire Protecticn A water system developed to current fire flow standards will be required of the project. The fire flow require- ments for single-family dwellings is 1,000 gpm. Multiple family units require a fire flow of 2,500 gpm. Commercial uses require a fire flow greater than 2,500 gpm, depend. ing on land use. All project. buildings greater than 10,000 sq. ft., or taller than two stories, would be required by City ordi- nance to install standard interior sprinkler systems. High density residential buildings must have nonflammable exteriors (i.e., no wood siding or wood shingles). Based on recommendations by the Fire Department, the pro- ject may be required to limit adjacent land uses allowed by zoning to those that minimize the fire risk. Design for fire suppression and control, such as fire walls and increased setbacks, should be incorporated into the pro- ject design as recommended by the Fire Department. Fire access lanes must be provided and kept unobstructed to prevent adverse impacts on fire protection from ongo- ing oil production hazards. Sewer Service/Wastewater Building permits shall not be approved for development of the subject property unless the city Engineer determines that sewer facilities are available at the time of appli- cation for such sewer permits and will continue to be available until time of occupancy. The developer shall pay his "fair share" towards the con- struction of adequate sewer facilities to service the site. Final EIR Mitigation Measures Page 21 1.5.3 The developer shall pay connection fees to the Laborde Planned Sewer Area fund at the time of to Buena Vista Trunklines. Rancho connection 1.6 Water Supply 1.6.1 The following water conservation measures shall be imple- mented as required by State law: a. Low-flush toilets b. Low-flow showers and faucets c. Insulation of hot water lines in water recirculating systems. d. Compliance with water conservation provisions of the appropriate plumbing code. 1.6.2 The City requires water meters. 1.6.3 Irrigation systems which minimize water waste should be used to the greatest extent possible. Such measures should involve such features as the following: Raised planters and herming in conjunction with closely spaced low volume, low angle (22-1/2 degree) sprinkler heads. b. Dlip irrigation. Irrigation systems controlled automatically to ensure watering during early morning or evening 'hours to reduce evaporation losses. 1.6.4 1.6.5 Mulch should be used extensively in all landscaped areas. Mulch applied on top of soil will improve the water- holding capacity of the soil by reducing evaporation and soil compaction. Pervious paving material should be ~sed whenever feasible to reduce surface water run-off and aid in groundwater recharge. 1.6.6 The developer shall provide information to occupants regarding benefits of low water use landscaping and sources of additional assistance in selecting irriga- tion and landscaping. Final EIR Mitigation Measures Page 22 1.6.7 1.6.8 1.7 1.7.1 1.7.2 1.7.3 1.7.4 1.7.5 I .7.6 1.7.7 I .7.8 1.7.9 1.7.10 1.7.11 Control slopes and grades to discourage water waste through run-off. Minimize use of lawns and utilize warm season, drought tolerant grasses. Electricity/Natural Gas - All construction is required to comply with California standards for energy efficient design. Aspect of this may include the following: Variable air volume systems should be used when permitted. Use of air conditioning which will have a 100 percent outdoor air economizer cycle to obtain free cooling dur- ing cool and dry outdoor climatic periods (potential sav- ings 20-25 percent). Design to permit the use of water-cooled cooling as it operates at a lower condensing temperature ing in less electrical usage. system, result- Employ flow restrictions on all hot water faucets (potential savings up to 50 percent). Use only built-in appliances that incorporate the latest energy conservation technology and are certified by the manufacturer to be in compliance with the California Administrative Code, Title 20, Chapter 2, Article 4, "Appliance Efficiency Standards" (where applicable). Maximize glazing on the southern facing exterior walls to allow winter sun rays into the structure. Insulation of hot water piping and attic areas (potential savings 10-20 percent). Automatic clock controls for heating and cooling systems (potential savings 10-30 percent). Avoid glazing on the west side of ~he unit to prevent afternoon sun rays from overheating the unit. If windows are required for aesthetics or to present views, landscaping' should be incorporated to reduce direct sunlight on. the windows. Minimize decorative and landscape lighting. ~nere necessary, utilize high pressure sodium lighting. Incorporate roof overhangs and/or light colored roofs into the building design to shield southerly facing windows from solar rays during the summer months. Final EIR Mitigation Measures Page 23 1.7.12 1.7.13 Installation of attic fans or other ventilation devices (potential savings 5-15 percent). Include deciduous trees in the landscaping plans along the southern areas of the units to reduce summer sun rays on the structure, while allowing penetration of winter rays to ~arm the units. Revised 2/7/90 p/pmit