HomeMy WebLinkAboutRES NO 23-90RESOLUTION NO. 23-90
A RESOLUTION OF THE COUNCIL OF THE CITY OF
BAKERSFIELD MAKING FINDINGS, ADOPTING
ENVIRONMENTAL IMPACT REPORT AND APPROVING
SEGMENT V OF PROPOSED AMENDMENT TO THE LAND
USE ELEMENT OF THE BAKERSFIELD METROPOLITAN
AREA GENERAL PLAN (LAND USE AMENDMENT 4-89).
WHEREAS, the Council of the City of Bakersfield referred
Segment V of a proposed amendment to the Land Use Element of the
Bakersfield Metropolitan Area General Plan to the Planning
Commission; and
WHEREAS, the Planning Commission of the City of Bakers-
field, in accordance with the provisions of Section 65353 of the
Government Code, held a public hearing on February 1, 1990, on
Segment V of a proposed amendment to the Land Use Element of
the General Plan, notice of the time and place of hearing having
been given at least ten (10) calendar days before said hearing by
publication in the Bakersfield Californian, a local newspaper of
general circulation; and
WHEREAS, such Segment V of the proposed amendment to the
Land Use Element of the Bakersfield Metropolitan Area General
Plan is as follows:
SEGMENT V
POLO GROUNDS JOINT VENTURE has requested to
change Low Density Residential on 1353 acres,
Medium Density Residential on 15 acres,
Commercial on 31 acres and Recreation Commer-
cial on 53 acres from Kern County designation
of 8.1 (Intensive Agriculture, 20-acre minimum
parcel size). The project area is located
north of Hageman Road, west of Calloway Driw~,
south of Snow Road, east of Jewetta Avenue,
south of Noriega Road and west of Allen Road.
and
WHEREAS, for the above-described Segment, an Initial
Study was conducted, and it was determined that the p~oposed pro-
ject would have a significant effect on the environment, and an
Environmental Impact Report (EIR) was prepared and the Planning
Commission certified the Final EIR (FEIR), as amended, as in com-
pliance with CEQA cn February 1, 1990; and
OF~IC~NAt
WHEREAS, for the above-described segment, the Planning
Commission adopted a statement of overriding considerations stat-
ing specifically why the benefits of the project outweigh the
significant unavoidable impacts on loss of prime agricultural
land (Class I and II), agricultural and residential land use
conflicts, population increase, six intersections with LOS F and
one roadway with LOS E, school capacity and impact of overhead
utilities; and
WHEREAS, the law and regulations relating to the prepa-
ration and adoption of the Environmental Impact Report as set
forth in CEQA and City of Bakersfield Resolution No. 107-86 have
been duly followed by the City staff and the Planning Commission;
and
WHEREAS, by Resolution No. 3-90 on February 1, 1990,
the Planning Commission recommended approval and adoption of
Segment V, subject to conditions of development, and this
Council has fully considered the findings made by the Planning
Commission as set forth in that Resolution; and
WHEREAS, the Council of the City of Bakersfield, in
accordance with the provisions of Section 65355 of the Government
Code, conducted and held a public hearing on WEDNESDAY, MARCH 7,
1990, on the above-described Segment V of the proposed amendment
to the Land Use Element of the Bakersfield Metropolitan Area
General Plan, notice of time and place of the hearing having been
given an least ten (10) calendar days before the hearing by pub-
lication in the Bakersfield Californian, a local newspaper of
general circulation; and
WHEREAS, conditions of approval as attached in Exhibits
"A" and "B" are included in the project to provide compatible
development between the general purpose industrial use, sur-
rounding existing auto mall and residential use.
NOW, THEREFORE, IT IS HEREBY RESOLVED and found by the
Council of the City of Bakersfield as follows:
1. The above recitals, incorporated herein, are true
and correct.
2. Public notices have been published and distributed
in accordance with CEQA requirements.
3. An EIR was prepared for the proposed project and, as
amended, was certified in compliance with CEQA on February 1,
1990 and the FEIR is hereby so certified by this Council.
Impacts identified as significant and unavoidable under this EIR
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are loss of prime agricultural land (Class I and II), agricultural
and residential land use conflicts, population increase, six
intersections with LOS F and one roadway with LOS E, school
capacity and impact of overhead utilities.
4. The Statement of Overriding Consideration set forth
below is based on the following facts which indicate the benefits
of the project outweigh unavoidable impacts thus making the pro-
ject and its non-mitigated impacts acceptable:
Residential development is occurring immediately
contiguous to the south and east project
boundary.
Do
Growth projections contained in the 2(]10 General
Plan indicate a need for 57,300 acres of addi-
tional residential acres.
The project is located within the City's Sphere of
Influence which is ultimately planned to receive
full urban services.
The project is located within an area planned to
receive sewage disposal facilities documented by
a city/county agreement.
5. Changes or alterations for school capacity and traf-
fic on Rosedale Highway are within the responsibility and juris-
diction of the State of California and County of Kern and not the
City of Bakersfield:
a o
Impacts identified in the EIR for
are the jurisdiction of the state
districts.
school capacity
and its school
California Government Code Section 65995 pre-
emu. ts local government jurisdictions from requir-
ing additional mitigation for school impacts
other than the fees established by the Government
Code.
Impacts identified in the EIR for traffic along
Rosedale Highway are the jurisdiction of
Caltrans District 6 since Rosedale Highway is a
state road. The proposed Westside Freeway is
anticipated to provide substantial mitigation but
is likely to be under state jurisdiction and a
program for its construction has not been
approved.
- 3 -
Land area, roadways and development projects out-
side the city limits are under the jurisdiction
of Kern County. All or a portion of intersections,
witln projected LOS F at Jewetta/Rosedale,
Calloway/Norris, Coffee/Snow, Coffee/Norris,
Calloway/Rosedale and Coffee/Rosedale are under
Kern County's jurisdiction as is the road segment
for Rosedale Highway east of Calloway projected
for LOS E.
6. Specific economic, social, or other considerations
make infeasibte the mitigation measures or project alternatives
identified in the Final EIR.
Impacts identified in the EIR which are not feasibly
mitigated are:
(1) loss of prime agricultural land (Class I and II),
(2) agricultural and residential land use conflicts,
(3) population increase,
(4) six intersections with LOS F and one
with LOS E,
(5) school capacity, and
(6) impact of overhead utilities.
roadway
7. Statement of Overriding Consideratig~. The project
may result in the above six impacts which are infeasible to mit-
igate or are under the jurisdiction of another agency. The bene-
fits of the proDosed project outweigh the unavoidable impacts
thus making the project and its non-mitigated impacts acceptable.
8. Public necessity, convenience, general welfare and
good planning practice justify the proposed General Plan
Amendment, as conditioned in Exhibits "A" and "B".
9. Proposed General Plan Amendment will be compatible
with future development in surrounding areas and development on
the project area.
10. The report of the Planning Commission, including maps
and all reports and papers relevant thereto, transmitted by the
Secretary of the Planning Commission to the City Council, is
hereby received, accepted and approved.
11. The City Council hereby approves and adopts Segment
V of proposed amendment to the Land Use Element, constituting a
change to Low Density Residential, Medium Density Residential,
Commercial and Recreation Commercial generally located north of
Hageman Road, west of Calloway Drive, south of Snow Road, east of
- 4 -
Jewetta Avenue, south of Noriega Road and west of Allen Road,
shown on map marked Exhibit "C", subject to the condition of
approval listed in attached Exhibits "A" and "B".
as
12. That Segment V, as approved herein, be combined with
other approved segments described in separate resolutions, to
form a single Land Use Element Amendment, GPA 4-89.
.......... 000 ..........
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I HEREBY CERTIFY that the foregoing Resolution was passed
and adopted by the Council of the City of Bakersfield at a regular
meeting thereof held on ____MAR 7 l§g0 ___, by the
following vote:
AYES; COUNCILMEMBERS EDWARDS OeMOND, SMITH, BRU~'~NI, PETERSON, McDERMOTf, SALVAG(]10
NOES, COUNCiLMEMBERS ' ..~? ~'-:
ABSENT COUNCILMEMbERS: Nc
~SBTAIN COUNCILMEMBERS
Council of the City of Bakersfield
APPROVED MAR 7 1990
". ME, D RS
MAYOR of the City of Bakersfield
APPROVED as to form:
CITY A:T~EY ,~f the City of Bakersfield
AJS/meg
Attachment
Exhibit "A"
Exhibit "B"
Exhibit "C"
G GPA 4
4-89SEG5. l
3/7/90
- 6 -
EXHIBIT "A"
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.
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.)
D. Eliminate mitigation 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 EIR (DEIR, 1989: 2-6).
General Plan
1. Within ninety (90) 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 for approval.
At a minimum the master plan shall address the following.
a. Is the trail public or private?
b. Who performs maintenance, regulation enforcement and
management?
c. How are trails to be acquired?
d. What design standards will be used?
e. Who is responsible for liability?
f. Where will the trails be located?
g. Will joggers, bicyclists and motor vehicles be allowed
on the trails?
EXHIBIT A
Conditions of Approval
GPA 4-89, Segment V
Page 2
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.
4. 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.)
5. There shall be a minimum 10-foot wide landscaped area
(measured from back of sidewalk to the back of the wall)
all arterials. Additional dedication may be required.
on
There shall be a minimum 7.5 feet wide landscaped area
(measured from back of sidewalk to the back of the wall) on
all collectors. Additional dedication may be required.
Zoning Ordinance Amendments
1. The three sites proposed for C-2 (Commercial) zoning shall be
zoned C-1 (Limited Commercial).
Conditions of Approval
GPA 4-89, Segment V
Page 3
2. 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 EIR (DEIR, 1989: 2-6).
Public Works Department
The applicant shall comply with the following conditions to pro-
vide for orderly development, ensure required improvements are
constructed, and to curtail the proliferation of smaller, inde-
pendent drainage basins.
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 upon 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 side, 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
Hageman Road / (50%).
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%).
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 NB SB EB WB Share
Allen & Hageman Rd 4/w stop 1/(2
Allen & Rosedale Hwy Modify 1/(3
Jewetta & Hageman Rd Yes 1/(2
1/(2) 1/(2) 1/(2) 27%
1/(3) 1/(4) 1/(4) 18%
1/(2) 3/(4) 3/(4) 50%
Jewetta & Rosedale Hwy
Verdugo & Olive Drive Yes
Verdugo & Reina Road Yes
2/(2
3/(3
2/(2)
1/(4) 1/(4) 5%
1/(1) 2/(2) 99%
2/(2) 100%
Verdugo & Hageman Road Yes
Verdugo & Rosedale Hwy Yes
Calloway & 7th Std Rd Yes
1/(2)
3/(3)
2/(4) 3/(4) 75%
1/(4) 1/(4) 23%
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) 5%
Coffee & Norris Ave - 3/(4) 3/(4) 1/(2) 1/(2) 5%
Coffee & Olive Driw~ Yes 2/(4) 3/(4) 0/(3) 1/(3) 37%
Coffee & Hageman Rd Yes 6/(6) 5/(6) 6/(6) 2/(6) 27%
Coffee & Rosedale Hwy Modify 4/(6) 6/(6) 3/(6) 3/(6) 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.
Whenever any road crosses any canal within this project
area, the applicant shall construct the culvert, bridge,
etc. full width to the ultimate width of the roadway.
The bridge district currently being considered by the City
to facilitate 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.
12.
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 2010 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 shall 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 of the 24-inch Line 7039
shall be notified of the existence and location of this
line.
3. Owners of property within 250 feet of Line 7030 shall be noti-
fied of the existence and location of this line.
4. Owners of property within 250 feet of Line 200 shall be noti-
fied of the existence and location of this line.
Revised 2/7/90
p/srs5ea
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.
2. No public streets shall be constructed within 75 ft. of an
existing well.
A minimum six-]!oot high chain-link fence with barbed wire
and non-combustible slats inserted into the fence fabric
shall be erected around each well.
Perimeter of oil 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 of 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
Exhibit B
GPA 4-89, Segment V
Page 2
California Government Code Section 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
1. Offers of dedication will be required to allow for construc-
tion to arteria]~ 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" CONTINUED
FINAL MITIGATION MEASURES
GPA 4-89, 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
A.i.1
A.1.2
On-Site Land Uses
All oil and injection wells shall be shown on subdivision
maps.
Design of subdivision shall produce a road pattern that
minimizes access to oil well sites through residential
tracts.
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 for 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 higlh 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
A.1.8
Revise site plan to increase number of parking spaces to
number required by City of Bakersfield Municipal Code,
Title 17, Chapter 17.58
In the event the Calloway Canal is relocated, preliminary
plans for the realignment must be submitted by the propo-
nent and its exact alignment on and off the site
identified, including its reconnectlon to the existing
canal at both ends, and what properties might be
affected. Upon approval by jurisdictional agencies to
proceed with further planning, studies and plans will be
completed by a licensed engineer for the construction of
the new canal and demolition of the existing, including
specific methods of filling, compacting, and other means
of making the land safe and suitable for building. All
plans and studies 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 the 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/LIGH~F 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 Jewetta 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 equestrian 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 shall 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. On-
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 necessary
to avoid the danger of contaminating horse feed.
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 facility 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
accumulations 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 devices shall not be required for automatic
water cups.
In paddocks and corrals,
erly graded to suit the
rainwater and overflows
ponds.
the earth surface shall be prop-
master drainage plan so that
from water troughs do not form
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 EIR Mitigation Measures
Page 7
B.7.7
Prior to the issuance of grading permits, a detailed
drainage study shall be prepared for the 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 t¢) 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/Polo
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
Jewetta Avenue 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
Number of Travel Lanes
Additional / (Total)
Signalize NB SB EB WB Share
Allen & Hageman Rd 4/w stop
Allen & Rosedale Hwy Modify
Jewetta & Hageman Rd Yes
Jewetta & Rosedale Hwy
Verdugo & Olive Drive Yes
Verdugo & Reina Road Yes
1/(2
1/(3
1/(2
2/(2
3/(3
1/(2) 1/(2
1/(3) 1/(4
1/(2) 3/(4
2/(2)
1/(4
1/(1
2/(2
1/(2) 27%
1/(4) 18%
3/(4) 50%
1/(4) 5%
2/(2) 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/(4) 75%
1/(4) 1/(4) 23%
1/(2) 1/(2) 27%
1/(2 1/(2) 1/(2) 1/(2) 32%
2/(3 2/(3) 1/(2) 1/(2) 33%
3/(4) 2/(3) 3/(3) 3/(3) 66%
Calloway & Hageman ~.d 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) 5%
Coffee & Norris Ave - 3/(4) 3/(4) 1/(2) 1/(2) 5%
Coffee & Olive Drive Yes 2/(4) 3/(4) 0/(3) 1/(3) 37%
Coffee & Hageman Rd Yes 6/(6) 5/(6) 6/(6) 2/(6) 27%
Coffee & Rosedale Hwy Modify 4/(6) 6/(6) 3/(6) 3/(6) 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 Mitigation 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, Jewetta 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 /
(100%).
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, 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%).
Verdugo Lane
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
Hagenan 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 directly 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 multi-family buildings.
For single family residences with rear yards a'butting 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 buildings 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. Double 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 (STC) is per American Society
for Testing and Materials (ASTM) Designations E-413 and
E336 or E90.
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 windows.
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 wa].ls 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 shou]_d 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. A forced air unit so that the fan may be operated
independently of the heating or cooling functions.
b. A fresh air intake duct between the forced air unit
and the exterior wall or roof. The fresh air intake
duct should also incorporate at least six feet of
flexible fiberglass ducting and at least one 90 degree
bend.
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 construction, 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 STC and IIC of 45. The
following a:=e 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.
b. 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-family 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 so].id core assemblies. The doors should be well
sealed units with rigid frames and the frames should be
weather strilpped 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 build~ing.
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:
a. The arena should be surrounded by structures of suffi-
cient height and length to provide an effective bar-
rier to the noise.
b. 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 areas 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 well_ test should be performed to update the
level of al]~ 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
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 given
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 Califormia 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,
infrastruct'~re 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 Bakersfield 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 HCP 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 for 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
I.l.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
I .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/bJLkeway 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
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.
1.3.4
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.
1.4 Fire Protection
1.4.1
1.4.2
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, dependJLng 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.
I .4.3
High density residential buildings must have nonflammable
exteriors (i.e., no wood siding or wood shingles).
I .4.4
1.4.5
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.
1.5 Sewer Service/Wastewater
1.5.1
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.
1.5.2
The developer shall pay his
struction of adequate sewer
site.
"fair share" towards the con-
facilities to service the
Final EIR Mitigation Measures
Page 21
1.5.3
The developer shall pay connection fees to the Rancho
Laborde Planned Sewer Area fund at the time of connection
to Buena Vista Trunklines.
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 p].anters and herming in conjunction with
closely spaced low volume, low angle (22-1/2 degree)
sprinkler heads.
b. Drip irrigation.
Irrigation systems controlled
watering during early morning
reduce evaporation losses.
automatically to ensure
or evening hours to
I .6.4
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.
1.6.5
Pervious paving material should be used 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
I .6.8
1.7
I .7.1
1.7.2
1.7.3
I .7.4
1.7.5
I .7.6
1.7.7
1.7.8
1.7.9
I .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 system,
as it operates at a lower condensing temperature result-
ing in less electrical usage.
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 the 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. Where
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 warm the units.
Revised 2/7/90
p/pmit
GENERAL PLAN AMENDMENT
4-89, SEGMENT V
LDW DENSTI'Y RESIDENTIAL
0353 AC)
MEDIUM DENSITY RESDENT1AL
05 AC)
J~ CO~-R~AL (3~ AC)
R~REATION COU~CiAL (53 AC)
ANNEXATION (1452 AC)
SNOW RQAD
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EXHIBIT C