HomeMy WebLinkAboutRES NO 288-04RESOLUTION NO. ~' 8 8 ' 0 4
RESOLUTION MAKING FINDINGS, APPROVING THE
MITIGATED NEGATIVE DECLARATION AND ADOPTING
GENERAL PLAN AMENDMENT 04-0876 OF PROPOSED
AMENDMENT TO THE LAND USE ELEMENT OF THE
METROPOLITAN BAKERSFIELD GENERAL PLAN.
WHEREAS, the Planning Commission of the City of Bakersfield in accordance with the
provisions of Section 65353 of the Government Code, held a public hearing on MONDAY,
SEPTEMBER 13, 2004 and THURSDAY, SEPTEMBER 23, 2004 on General Plan Amendment
04-0876 of a proposed amendment to the Land Use Element of the Metropolitan Bakersfield
General Plan, notice of the time and place of hearing having been given at [east twenty (20)
calendar days before said hearing by publication in the Bakersfield Californian, a local
newspaper of general circulation; and
WHEREAS, such General Plan Amendment 04-0876 of the proposed amendment to
the Land Use Element of the Metropolitan Bakersfield General Plan is as follows:
General Plan Amendment 04-0876
GVA Development Corporation has applied to amend the Land Use Element of
the Metropolitan Bakersfield General Plan consisting of a change from LR (Low
Density Residential) to HMR (High Medium Density Residential) on
approximately 20 acres generally located along the north side of Hosking Road
approximately 500 feet east of Monitor Street;
and
WHEREAS, for the above-described project, an Initial Study was conducted and it was
determined that the proposed project would not have a significant effect on the environment
and a Mitigated Negative was prepared; and
WHEREAS, the law and regulations relating to the preparation and adoption of
Mitigated Negative Declarations as set forth in CEQA and City of Bakersfield's CEQA
Implementation Procedures, have been duly followed by the city staff and the Planning
Commission; and
WHEREAS, by Resolution No. 132-04 on September 23, 2004 the Planning
Commission recommended approval and adoption of General Plan Amendment 04-0876
subject to conditions and mitigation measures listed in Exhibit C and this Council has fully
considered the finding 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, November 3, 2004 on the above described of the proposed amendment to the
Land Use Element of the Metropolitan Bakersfield General Plan, notice of time and place of
the hearing having been given at least ten (10) calendar days before the hearing by publication
in the Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, the Council has considered and hereby makes the following findings:
2.
3.
4.
5.
All required public notices have been given.
The provisions of the California Environmental Quality Act have been followed.
The proposed project will not have a significant effect on the environment.
The proposed project is consistent with the surrounding land uses.
The proposed project is consistent with the Metropolitan Bakersfield General
Plan.
6. Based on the absence of evidence in the record as required by Section 21082.2
of the State of California Public Resources Code (CEQA) for the purpose of
documenting significant effects, it is the conclusion of the Lead Agency that this
project will result in impacts that fall below the threshold of significance with
regard to wildlife resources and, therefore, must be granted a "de minimis"
exemption in accordance with Section 711 of the Sate of California Fish and
Game Code. Additionally, the assumption of adverse effect is rebutted by the
above-reference absence of evidence in the record and the Lead Agency's
decision to prepare a Mitigated Negative Declaration for this project.
NOW, THEREFORE, BE IT RESOLVED and found by the Council of the City of
Bakersfield as follows:
1. The above recitals and findings incorporated herein, are true and correct.
The Negative Declaration for General Plan Amendment 04-0876 is hereby
approved and adopted.
The repod 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.
The City Council hereby approves and adopts General Plan Amendment 04~
0876 of the proposed amendment to the Land Use Element of the Metropolitan
Bakersfield General Plan, constituting changes as shown on the map marked
Exhibit A, attached hereto and incorporated as though fully set forth, for property
generally located along the north side of Hosking Road approximately 500 feet
east of Monitor Street subject to conditions of approval and mitigation measures
shown on Exhibit C.
That General Plan Amendment 04-0876, approved herein, be combined with
other approved cases described in separate resolutions, to form a single Land
Use Element Amendment.
2
ORIGINAL
I HEREBY CERTIFY that the foregoing Ordinance was passed and adopted, by the
of Bakersfield at a regular meeting thereof held on
Council of the_. City
NOV 0 :~ ZU0~. by the following vote:
ABSTAIN:
ABSENT:
COUNClLMEMBER COUCH, CARSON, BENHAM, MAGGARD, HANSON, SULLIVAN, SALVAGGIO
COUNCILMEMBER
COUNCILMEMBER
COUNCILMEMBER
PAMELA A. McCARTHY, C11~
CITY CLERK and Ex Officio Clerk of the
Council of the City of Bakersfield
APPROVED NOV 03 2004
APPROVED as to form
VIRGINIA GENNARO
City Attorney
EXHIBITS: (Attached)
A Map
B Mitigation/Conditions
RED
S:\Dole\04-0876\CC GPA RESOLUTiON.doc
ORIGINAL
KERN ISLAND CANAL
Z
ITl
EXHIBIT B
MITIGATION
General Plan Amendment 04-0876
Planning
Cultural
That a standard pedestrian survey be conducted after the subject 20.02 acres
have been cleared and prior to any construction activities.
That an addendum to this report (i.e. Phase 1 Cultural Resource Assessment
for Twenty Acres) be prepared detailing the results of that survey (See Item 1 ).
If any human remains are discovered, all work shall stop until the Kern County
Coroner has been notified and has evaluated the remains. If any other
amhaeological artifacts are discovered during site development, all work shall
stop until the find has been evaluated by a qualified archaeologist or historian.
If cultural resources are unearthed during ground disturbance activities, all work
shall halt in the area of the find. A qualified professional archaeologist shall be
called in to evaluate the findings and make the appropriate mitigation
recommendations.
With submittal of a tentative map application, site plan review or grading plan,
whichever occurs first, a cultural resources field survey shall be provided to the
Planning Director.
Traffic
Intersection improvements needed by the year 2024 to maintain or improve the
operational level of service of the street system in the vicinity of the project are shown
in Table lA. This table also identifies which improvements are not covered by the
Regional Transportation Impact Fee (RTIF) program and the project's percent share
for the cost of all non-RTIF (local Mitigation)improvements.
Table lA
TOTAL LOCAL MITIGATION PROJECT %
IMPROVEMENTS (IMPROVEMENTS SHARE FOR
INTERSECTION REQUIRED BY NOT COVERED BY LOCAL
2024 RTIF) MITIGATION
South H Street Install signal- 1 6.6 %*
and Hosking EBL, /14.56%1*
ORIGINAL
GPA/ZC 04-087 Page 2
Road 1 WBL, 1 NBL, 1
SBL*
Union Avenue Install signal - 1 5.6%*
and Hosking EBL, 1 WBL* (14.17%)*
Road 1 WBL*
*(%) Caltrans Percent Sham Calculation Method
NB = North Bound L = Left Turn Lane
EB = East Bound R = Right Turn Lane
SB = South Bound T = Through Lane
WB = West Bound
Air Quality
Construction of the project requires the implementation of control measures set forth
under Regulation VIII, Fugitive PM~0 Prohibitions of the San Joaquin Valley Air
Pollution Control District. The following mitigation measures, in addition to those
required under Regulation VIII, can reduce fugitive dust emissions associated with
these projects:
All disturbed areas, including storage piles, which are not being actively utilized
for construction purposes, shall be effectively stabilized of dust emissions using
water, chemical stabilizer/suppressant, covered with a tarp or other suitable
cover, or vegetative ground cover.
· All onsite unpaved roads and offsite-unpaved access roads shall be effectively
stabilized of dust emissions using water or chemical stabilizedsuppressant.
All land clearing, grubbing, scraping, excavation, land leveling, grading, cut &
fill, and demolition activities shall be effectively controlled of fugitive dust
emissions utilizing application of water or by presoaking.
a
When materials are transported offsite, all material shall be covered, or
effectively wetted to limit visible dust emissions, and at least six inches of
freeboard space from the top of the container shall be maintained.
All operations shall limit or expeditiously remove the accumulation of mud or dirt
from adjacent public streets at the end of each workday. (The use of dry rotary
brushes is expressly prohibited except where preceded or accompanied by
sufficient wetting to limit the visible dust emissions. Use of blower devices is
expressly forbidden).
Following the addition of materials to, or the removal of materials from, the
surface of outdoor storage piles, said piles shall be effectively stabilized of
fugitive dust emissions utilizing sufficient water or chemical
stabilizeflsuppressant.
· Within urban areas, trackout shall be immediately removed when it extends 50
or more feet from the site and at the end of each workday.
GPA/ZC 04-087 Page 3
Any site with 150 or more vehicle trips per day shall prevent carryout and
trackout.
Asphalt-concrete paving shall comply with San Joaquin Valley Air Pollution
Control District Rule 4641 and restrict the use of cutback, slow-cure and
emulsified asphalt paving materials.
Cease grading activities during periods of high winds (greater than 20 mph over
a one-hour period).
Limit construction-related vehicle speeds to 15 mph on all unpaved areas at the
constructions site.
Implementation of carryoutJtrackout mitigation measures, such as gravel pads,
in accordance with the requirements of the SJVUAPCD Regulation VIII.
Site Plan Review Committee
The Site Plan Review Committee has reviewed the PUD site plans and determined
that the project must comply with the following conditions in order to be in compliance
with City of Bakersfield Code.
The following are specific items which need to be resolved before obtaining a
building permit or be allowed occupancy. These items include conditions
and/or mitigation required by previous site entitlement approvals (these will be
specifically noted), changes or additions that need to be shown on the final
building plans, alert you to specific fees, and other comments that will help you
in complying with the City's development standards. The item will note when it
is to be completed and each has been grouped by department so that you know
who to contact if you have questions.
DEVELOPMENT SERVICES - BUILDING (staff contact - Mike Quon
661/326-3676)
The developer shall submit 4 copies of grading plans and 2 copies of the
preliminary soils report to the Building Division. A final soils report shall
also be submitted to the Building Division before they can issue a
building permit. Please note that approved grading plans must also
match final building site plans and landscaping plans.
The developer shall include fire resistive wall construction details with the
final building plans for all exterior walls of any building that are within 20'
of property lines if it is commercial, or 5' of property lines if it is
residential.
GPA/ZC 04-087 Page 4
Include with or show on the final building plans information necessary to
verify that the project complies with all disability requirements of Title 24
of the State Building Code.
An acoustical consultant, approved by the Building Division, shall be
contacted to prepare and include with the final building plans, measures
that mitigate noise exposures for all buildings on the project site that are
subject to noise levels of 65 dB or greater as delineated by the CNEL
contour maps of the city. These implementation measures shall comply
with the requirements of Title 24 of the State Building Code.
The developer shall obtain all required approvals from the Kern County
Environmental Health Services Department (2700 "M" Street,
Bakersfield, CA; Ph. 661/862-8700) for any public pool or related facility
before building permits can be issued. Disabled access to any public
pool and related facility shall comply with Title 24 of the State Building
Code.
Before the Building Division can allow occupancy of this apartment
complex, they must inspect and approve the placement and colors of the
address numbers identifying each unit and/or building, and on-site
building/unit location maps so that emergency personnel can easily find
a specific unit when responding to the site during an emergency.
The Building Division will calculate and collect the appropriate school
district impact fee at the time they issue a building permit
DEVELOPMENT SERVICES - PLANNING (staff contact - Dave Reizer
661/326-3673)
The minimum parking required for this project has been computed based
on use and shall be as follows:
No. of
Use Dwelling Units
Apartment Complex 332 D.U.'s
(Plus additional 10% for guest parking)
Manager's Unit 1 D. U.
Parking Required
Ratio Parking
2 spaces/D.U. 664 spaces
66 spaces
2 spaces/D. U. 2 spaces
Total Required 732 Spaces
(Note: 819 parking spaces are shown on the proposed site plan. By ordinance, compact and tandem
spaces cannot be counted toward meeting minimum parking requirements)
Minimum parking stall dimensions shall be 9' wide x 18' long. Vehicles
may hang over landscape areas no more than 2¼ feet provided required
setbacks along street frontages are maintained, and trees and shrubs
are protected from vehicles.
GPA/'ZC 04-087 Page 5
All parking lots, driveways, drive aisles, loading areas, and any other
vehicular access ways, shall be paved with concrete, asphaltic concrete
(A. C.), or other paved street surfacing material in accordance with the
Bakersfield Municipal Code (Sections 15.76.020 and 17.58.050 N.).
Parking lot lighting is required by the Bakersfield Municipal Code
(Section 17.58.060A). Illumination shall be evenly distributed across the
parking area with light fixtures designed and arranged so that light is
directed downward and is reflected away from adjacent residential
properties and streets. Use of glare shields or baffles may be required
for glare reduction or control of back light. All light poles, standards and
fixtures, including bases or pedestals, shall not exceed a height of 40'
above grade. The final building plans shall include a picture or diagram
of the light fixtures being used and show how light will be directed onto
the parking area. Please note that staff can require additional
adjustments to installed lighting after occupancy to resolve glare of other
lighting problems that effect adjacent properties.
The developer shall include a copy of a final landscape plan with each
set of the final building plans submitted to the Building Division. Building
permits will not be issued until the Planning Division has approved the
final landscape plan for consistency with approved site plans and
minimum ordinance standards (please refer to the attached landscaping
requirements in Chapter 17.61).
(NOTE: At the time a final site inspection is conducted, it is
expected that plants will match the species identified and be
installed in the locations consistent with the approved landscape
plan. Changes made without prior approval of the Planning staff
may result in the removal and/or relocation of installed plant
materials and delays in obtaining building occupancy.)
Overlooks from windows, balconies, and decks of the 2nd or higher floor
into rear yards of property containing single family homes must be
architecturally screened (see attached Section 17.08.090). This
condition affects any office, commercial, and industrial building, and any
apartment or condominium structure containing 3 or more units that are
within 150 feet of properties zoned R-l, R-S, R-S-lA, MH, or PUD, or
from condominium projects of a single family character. Screening
proposals must be approved by the Planning Division before building
permits will be issued. Suggested methods for accomplishing screening
are included in the attached ordinance section.
A solid masonry wall is required to be constructed adjacent to
residentially zoned property as indicated by staff on the returned site
plan. This wall must be shown on the final building plans and shall be
constructed a minimum height of 6 feet as measured from the highest
adjacent finished property grade. If the parking lot, including drive aisles, ~K~.~%
delivery areas, loading and unloading areas are within 10 feet of >. _
~ m
ORIGINAL
GPA/ZC 04-087 Page 6
10.
11.
12.
13.
residentially zoned property, a 7-foot wide landscape strip that includes
landscaping consistent with Chapter 17.61 shall be installed between the
wall and parking/drive areas (this will also be noted on the returned
plan).
Habitat Conservation fees shall be required for this project and will be
calculated based on the fee in effect at the time we issue an urban
development permit (includes grading plan approvals) as defined in the
Implementation/Management Agreement (Section 2.21) for the
Metropolitan Bakersfield Habitat Conservation Plan. Upon payment of
the fee, the applicant will receive acknowledgment of compliance with
Metropolitan Bakersfield Habitat Conservation Plan
(Implementation/Management Agreement Section 3.1.4). This fee is
currently $1,240 per gross acre, payable to the City of Bakersfield
(submit to the Planning Division). This fee must be paid before any
grading or other site disturbance occurs.
A Park Development and Improvement Fee shall be paid at the time a
building permit is issued. We will base this fee at the rate in
effect at the time the permit is issued. The current fee is $1,275 for each
independent residential unit.
Refuse collection bin enclosures and container areas are subject to all
required structural setbacks from street frontages, and shall not reduce
any parking, loading or landscaping areas as required by the zoning
ordinance.
In the event a previously undocumented oil/gas well is uncovered or
discovered on the project site, the developer is responsible to contact the
Department of Conservation's Division of Oil, Gas, and Geothermal
Resoumes (DOGGR). The developer is responsible for any remedial
operations on the well required by DOGGR. The developer shall also be
subject to provisions of BMC Section 15.66.080 (B.).
The developer shall meet ail regulations of the San Joaquin Valley Air
Pollution Control District (Regulation VIII) concerning dust suppression
during construction of the project. Methods include, but are not limited
to, use of water or chemical stabilizer/suppressants to control dust
emissions from disturbed area, stock piles, and access ways; covering or
wetting materials that are transported off-site; limit construction-related
speeds to 15 mph on all unpaved areas/washing of construction vehicles
before they enter public streets to minimize carryout/track out; and cease
grading and earth moving during periods of high winds (20 mph or more).
Prior to receiving final building or site occupancy, you must contact the
Planning Division (staff contact noted above) for final inspection and
GPA/ZC 04-087 Page 7
approval of the landscaping, parking lot, lighting, and other related site
improvements. Inspections will not be conducted until all required items
have been installed. Any deviations from the approved plans without
prior approval from the Planning Division may result in reconstruction
and delays in obtaining building or site occupancy.
14.
The maximum fence height along Hosking Road shall be 4 feet;
however, it may be allowed up to 6 feet in height if setback 15 feet from
the property line. The fence along Arkwood Road may be up to a
maximum of six feet in height at the property line (side yard).
15.
The minimum front yard setback along Hosking Road shall be 15 feet for
single story buildings and parking, and 23 feet for 2-story buildings
(based on 45° airspace diagonal). The minimum side yard setback along
Arkwood Road is 10 feet for all buildings and parking.
16.
Buildings along the north and west property lines shall be setback a
minimum of 10 feet for the first story and 25 feet for the second story
since the adjacent property is zoned R-1.
FIRE DEPARTMENT (staff contact- Dave Weirather 661/326-3706)
1. Show on the final building plans the following items:
All fire lanes as identified on the returned plans. Any modifications shall
be approved by the Fire Department. Fire lane identification signs shall
be installed every 100 feet with red curbing when curbing is required. All
work shall be completed before occupancy of any building or portion of
any building is allowed.
All fire hydrants, both offsite (nearest to site) and on-site. Include flow
data on all hydrants. Hydrants shall be in good working condition and
are subject to testing for verification. Fire flow requirements must be met
prior to construction commencing on the project site. Please provide 2
sets of the engineered water plans to Dave Weirather. (Note: All new
fire hydrants must be purchased from the Fire Department.)
Project address, including suite number if applicable. If the project is
within a shopping or business center, note the name and address of the
center.
d. Name and phone number of the appropriate contact person.
The developer shall show on the final building plans a minimum 20' wide all-
weather emergency access with an overhead clearance of 13'-6" within 150' of
all buildings on the project site. The Fire Department must approve the final
~OR'GINA~
G PA/'Z C 04-087 Page 8
location and design of this access prior to building permits being issued. This
access shall be constructed before building occupancy will be granted.
All access (permanent and temporary) to and around any building under
construction must be at least 20 feet wide, contain no vehicle obstructions, and
be graded to prevent water ponding. Barricades must be in place where
ditches and barriers exist in or cross roadways. Emergency vehicle access
must always be reliable.
If you store hazardous materials on the site in either an underground or a
permanent aboveground storage tank, a permit from the Prevention Services
Division is required to install and operate these tanks. The Prevention Services
Division may also require a Spill Prevention Control and Countermeasure Plan
for storage of petroleum products above ground in quantities of 1,320 gallons or
more. Please contact them at 661/326-3979 for further information.
PUBLIC WORKS - ENGINEERING (staff contact- George Gillburg
661/326-3997)
The developer shall construct curbs, gutters, cross gutters, 5'-6" wide
sidewalks, and street/alley paving along Hosking Road according to
adopted city standards. These improvements shall be shown on the final
building plans submitted to the Building Division before any building
permits will be issued.
The developer shall install 3 (three) street lights along Hosking Road and
Arkwood Road as shown by staff on the returned site plan. The
developer shall be responsible for providing the labor and materials
necessary to energize all newly installed street lights before occupancy
of the building or site. These improvements shall be shown on the final
building plans submitted to the Building Division before any building
permits will be issued.
The developer shall construct standard handicap ramps at the corner of
Arkwood and Hosking Roads on all drive approaches according to
adopted city standards. These improvements shall be shown on the final
building plans submitted to the Building Division before any building
permits will be issued.
The developer shall install new connection(s) to the public sewer system.
This connection shall be shown on the final building plans submitted to
the Building Division before any building permits will be issued.
All on-site areas required to be paved (ie. parking lots, access drives,
loading areas, etc.) shall consist of concrete, asphaltic concrete (Type B,
A. C.) or other paved street material approved by the City Engineer.
ORIGINAL
G PA/Z C 0#-087 P~ge ~
10.
11.
12.
Pavement shall be a minimum thickness of 2 inches over 3 inches of
approved base material (ie. Class II A. B.). This paving standard shall
be noted on the final building plans submitted to the Building Division
before any building permits will be issued.
If a grading plan is required by the Building Division, building permits will
not be issued until the grading plan is approved by both the Public Works
Department and Building Division.
Before any building or site can be occupied, the developer must
reconstruct or repair substandard off-site improvements to adopted city
standards as directed by the City Engineer. Please call the construction
superintendent at 661/326-3049 to schedule a site inspection to find out
what improvements may be required.
A street permit from the Public Works Department shall be obtained
before any work can be done within the public right-of-way (streets,
alleys, easements). Please include a copy of this site plan review
decision to the department at the time you apply for this permit.
A sewer connection fee shall be paid at the time a building permit is
issued. We will base this fee at the rate in effect at the time a building
permit is issued.
If the project is subject to the provisions of the National Pollutant
Discharge Elimination System (NPDES), a "Notice of Intent" (NOI) to
comply with the terms of the General Permit to Discharge Storm Water
Associated with Construction Activity (WQ Order No. 92-08-DWQ) must
be filed with the State Water Resources Control Board in Sacramento
before the beginning of any construction activity. Compliance with the
general permit requires that a Storm Water Pollution Prevention Plan
(SWPPP) be prepared, continuously carried out, and always be available
for public inspection during normal construction hours.
A transportation impact fee for regional facilities shall be paid at the time
a building permit is issued, or if no building permit is required, before
occupancy of the building or site. This fee will be based at the rate in
effect at the time the building permit is issued. The Public Works
Department will calculate an estimate of the total fee when you submit
construction plans for the project.
The developer shall, along the entire frontage of the development within
Hosking Road, either construct a landscaped median island or pay $40
per linear foot to the city for construction of the median island (Y=-width).
Building permits will not be issued until one of these options is approved
by the Public Works Department.
o
ORIGINAL
GPA/ZC 04-087 Page 10
13.
The developer shall form a maintenance district for maintaining the
landscaped median island within Hosking Road along the entire frontage
of the development.
14.
The legal description (ie. lot and tract number and/or assessor's parcel
number) shall be shown on the final building plans.
15.
The developer shall dedicate additional road right-of-way to the City of
Bakersfield along Hosking Road to full arterial width according to
adopted city standards.
PUBLIC WORKS - SOLID WASTE (staff contact - John Wilburn 661/326-3114)
You must contact the staff person noted above before building permits
can be issued or work begins on the property to establish the level and
type of service necessary for the collection of refuse and/or recycled
materials. Collection locations must provide enough containment area
for the refuse that is generated by the businesses without violating
required zoning restrictions (see Planning Division items). Levels of
service are based on how often collection occurs as follows:
E~Can or cart service
[] Front loader bin service
[] Roll-off compactor service
-- cubic yard/week or less
-- 1 cubic yard/week 12 cubic yards/day
-- More than 12 cubic yards/day
Show on the final building plans No. 28, 6' by 8' (inside dimension)
refuse bin enclosures designed according to adopted city standards
(Detail #S-43). Before occupancy of the building or site is allowed, 28, 3
cubic yard front loading type refuse bins shall be placed within the
required enclosures.
Facilities that participate in recycling operations must provide a location
that is separate from the refuse containment area. This shall be shown
on the final building plans.
Public Works
Prior to approval of any development plan, tentative subdivision map, or
application for a lot line adjustment, the following shall occur:
a. Provide fully executed dedication for Arkwood Street to local standards and
Hosking Avenue to arterial standards for the full frontages of the area within
the GPA request. Dedications shall include sufficient widths for expanded
ORIGINAL
GPA/ZC 04-087 Page 11
ii.
intersections and additional areas for landscaping as directed by the City
Engineer. Submit a current title report with the dedication documents.
This project is within the limits of the Golden Valley High School drainage
study; the terminal basin (sump) on the Golden Valley High School site was
designed to accommodate drainage form this site as an R-1 development.
In order to utilize this existing sump and storm drainage system, provide
verification that the additional storm runoff generated by the change in land
use can be accommodated by the system and sump as designed and as
constructed, and pay the proportionate share of the cost of the system. If an
upgrade to the system is required to serve this property, then said upgrade
is the responsibility of this GPA/ZC. Other drainage disposal options may
be considered by the City Engineer, such as retaining the additional storm
drainage on site.
Submit verification to the City Engineer of the existing sewer system's
capability to accept the additional flows to be generated through
development under the new land use and zoning.
Access to the arterial street will be limited and determined at time of division or
development. Determination of whether a right turn lane is required at the
access street(s) will also be made at the time of division or development. A full
access opening will only be allowed at the existing Golden Valley High School
signal.
The entire area covered by this General plan Amendment shall be included in
the Consolidated Maintenance District. The applicant shall pay all fees for
inclusion in the Consolidate Maintenance District with submittal of any
development plan, tentative subdivision map, Site Plan Review, or application
for a lot line adjustment for any portion of this GPA area.
TRAFFIC COMMENTS
We have reviewed the study prepared by Ruettgers-Schuler Civil Engineers for a 348
unit multi-family development and it appears to be adequate. Based upon the study
the following mitigation measures would be appropriate.
Local Miti,qation
Pay the proportionate share of the following mitigation measures as indicated in Table
7 of the traffic study:
Hosking Avenue at Union Avenue - add west bound left turn lane, 14.17% project
share
ORIG!NAL
GPA/Z C 04-087 Page 12
Prior to development or recordation of any subdivision the project engineer shall
prepare, and have approved, an estimate and fee schedule for these local mitigation
items.
Re.qiona Transportation Impact Fee
Pay the standard residential fees, as adopted at time of development.
S:\Dole~4~876\EXHIBIT B GPA Mitigation & Conditions.doc
ORIGINAL