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Home My WebLink AboutRES NO 186-05 RESOLUTION NO. fI8G-OS' RESOLUTION DENYING THE APPEAL AND APPROVING TENTATIVE TRACT NO. 6352 (PHASED) ON CERTAIN PROPERTY LOCATED BETWEEN STATE ROUTE 178 AND STATE ROUTE 184, EAST OF VINELAND ROAD. WHEREAS, the Planning Commission of the City of Bakersfield held a public hearing on TUESDAY, JULY 5,2005 and THURSDAY, JULY 7,2005 on Vesting Tentative Tract 6352 notice of the time and place of hearing having been given at least twenty (20) calendar days before said hearing by publication in The Bakersfield Californian, a local newspaper of general circulation; and WHEREAS, in accordance with the procedure set forth in the provision of Title 16 of the Municipal Code of the City of Bakersfield, the Sierra Club, filed an appeal of the Planning Commission's approval relative to Tentative Tract 6352 during the Commission's regular meeting of July 7,2005; and WHEREAS, David Pitcher for Eagle Meadows Bakersfield, filed an application requesting a Tentative Tract Map File No. 6352 on that certain property in the City of Bakersfield as shown on the attached (Exhibit "A"); and WHEREAS, said map was an associated project of a requested General Plan Amendment and concurrent Zone Change (GPAlZC No.03-1188), from Open Space to Low Density Residential on 2.7 acres of Tentative Tract 6352; and WHEREAS, the application was deemed cornplete on October 7,2004; and WHEREAS, the laws and regulations relating to CEQA and the City of Bakersfield's CEQA Implementation Procedures, have been duly followed by city staff and the Planning Commission; and WHEREAS, the Eagle Meadows EIR, certified by the City Council incorporated by reference included findings, mitigation measures and monitoring and a Statement of Overriding considerations for noise; and WHEREAS, a "Statement of Overriding Considerations" related to significant unavoidable noise impacts associated with Mesa Marin Raceway activities and offsite project traffic noise impacts in the Year 2010 are appropriate and incorporated into the project; as described in attached Exhibit "D;" and WHEREAS, the facts presented in the staff report and evidence at the above referenced public hearings support the findings contained in this resolution; and WHEREAS, the Council has considered and concurs with the following findings rnade by the Planning Commission as set forth in Resolution No. 95-05, adopted on July 7, 2005, and restated herein; and WHEREAS, at said public hearing held August 17, 2005 the proposed tentative map submitted by David Pitcher for Eagle Meadows Bakersfield was duly heard and considered and the City Council found as follows: 1 1. All reauired Dublic notices have been aiven. Hearing notices regarding the proposed project were mailed to property owners within 300 feet of the project area and published in a local newspaper of general circulation at least 10 days prior to the hearing. 2. The Drovisions of CEQA and Citv of Bakersfield CEQA ImDlementation Procedures have been followed. Staff determined that the proposed activity is a project and an initial study was prepared and an Environmental Impact Report (EIR) was prepared and duly noticed. 3. Urban services are available for the DroDosed develoDrnent. The project is within an area to be served by all necessary utilities and waste disposal systems. Improvements proposed as part of the project will deliver utilities to the individual lots or parcels to be created. 4. The DroDosed subdivision. toaether with the Drovisions for its desian and imDrovement. is consistent with the General Plan. (Subdivision MaD Act 66473.5) The proposed density and intensity of development are consistent with the Low Density Residential and Open Space land use classification on the property. Proposed road improvements are consistent with the Circulation Element. The overall design of the project, as conditioned, is consistent with the goals and policies of all elements of the general plan. 5. The Droiect must be aranted a "de minimis: exemDtion with resDect to the Davment of Fish and Game Section 711 fees. Based on the absence of evidence in the record as required by Section 21082.2 of the State of California Public Resources Code (CEQA) for the purpose of documenting significant effects, it is the conclusion of the Lead Agency that this project will result in impacts that fall below the threshold of significance with regard to wildlife resources and, therefore, must be granted a "de minimis" exemption in accordance with Section 711 of the State of California Fish and Garne Code. Additionally, the assumption of adverse effect is rebutted by the above-referenced absence of evidence in the record and the Lead Agency's decision to prepare an Environmental Impact Report for this project. 6. Mineral riaht owners' sianatures may be waived on the final rnaD Dursuant to BMC 16.20.060 A.1. The applicant has provided evidence with the project application that it is appropriate to waive mineral right owner's signatures because in accordance with BMC Section 16.20.060 A.1., the party's right of surface entry has been or will be expressly waived by recorded docurnent prior to recordation of any final map. 7. In accordance with BMC 16.28.170 H, State Routes 178 and 184, Vine land Road, Highland Knolls and "Mesa Marin Drive" function as major streets or entry streets as shown on the tentative map, therefore the abutting double frontage lots abutting are reasonable due to controlling factors as traffic, safety, appearance and setback, and are approved with construction of a 6-foot high masonry wall separating the residential lot and the major street. 8. In accordance with CEQA, adopt the findings of fact as shown in attached Exhibit "C," Statement of Overriding Considerations as shown in attached Exhibit "D," mitigation measures and monitoring as shown in attached Exhibit "E." NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF BAKERSFIELD as follows: 1. That the above recitals, incorporated herein, are true and correct. 2. The appeal by the Sierra Club is denied. 2 --_..,._--_.,------_..~' ~ .-."...--- -. ----_._----_._-~._.,-~-, -,-_..' --,._---~~.__._'-' .~.----_._--". 3. City Council. That the Eagle Meadows FEIR is recommended to be adopted and certified by the 4. That TENTATIVE TRACT MAP 6352, as outlined above, is hereby approved with conditions of approval and mitigation measures shown on Exhibit "B", subject to prior approval of General Plan Amendment No. 03-1188. 5. That the effective date of the approval of TENTATIVE TRACT MAP 6352, shall be the date of City Council approval of General Plan Amendment No. 03-1188. ....-....000--...... ~ NOES: ABSTAIN: ABSENT: 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 AliI; 17 2~ by the following vote: v v- .......-- ../ .....---' 1.----- ~-- COUNCILMEMBER COUCH, CARSON, BENHAM, MAGGARO, HANSON, SULLIVAN, SCRIVNER COUNCILMEMBER COUNCILMEMBER COUNCILMEMBER ~~ PAMELA A. McCARTH ,CMC r- CITY CLERK and Ex Officio Clerk of the Council of the City of Bakersfield AUG 1 7 2005 APPROVED as to form: VIRGINIA GENNARO City Attorney By 1A"r'l11' YiMft Exhibit A. Location and Tract Map. B. Conditions of Approval and Mitigation Measures C. Statement of Facts and Findings D. Statement of Overriding Considerations E. Mitigation Monitoring and Reporting Plan jeng \ S:\TRACTS\6352\CC\CC TM6352.DOC November 5, 2005 3 .._____~._.~.__.___.~~.,"_._.~~._...____.,,'~ _____ ________._.__M_ EXHIBIT "A" . , " ~ ~ <0 U> -I ~ ~ 1: :x: 1: ¡¡¡ ~ ~ .... CD , , ;p ~ ~ m --1---- z ~ Ç> ~ ~ - < m ~ " ~ I 1: (l ;p ~ % 0') ;p c.v 'i' CJ1 ~ i: I'.) 1: ;p ~ 1: 2 . 8 ~ 0 Ç> .en ~ ~ ¡;:: III!!! Z 8 m 8 ~ ~ .~ / a;1 EXHIBIT "A" ~.¡. " 11'11" ! "I' 'I' :,--, i¡1 !:I!jli¡i¡i:IU I,! III'!! I [JIll ~ " j< :/' .~ j ¡ , ( I: I ¡!¡ ::I~. ¡¡¡ ! I¡ ¡ ¡: mlì! '''i ~ .¡;" ¡q !('Ii \ lJ I ':1 II :II~ it ~ ~ , ,r¡ 111 ¡¡Ii I : 1..- I ¡ I:; ¡ ¡I!- I II' I 111!h ¡¡ .é -- . II I ." I Ii'! I ,¡:u '.1 1 ¡ ¡ , . !i! ,Ii . . '"1\ l,l: ~I ,I '- L ,) ¡ ¡ I~ ; ~ 1 , I, ; : II ~ ~ ~ ~I I" ~I:¡ai: "- -. ~ - .. j! i ;1 ! ¡i! I'''' ~. ,1111 , . I' ¡ ¡ I 'ii . ill ¡ . j -ì ¡ ~q ~ l ~ ~ 'r 'ì ~ ? , , ~ ':' ~ ~ " ';- ;- . ¡¡nil!!!!!!! .. Y~t P,Ø/Hrty .. tI1 . . I . ! . I . I ' ¡ ~ ! r po q' Tn! (Jq ~ - .. (1¡ .. ~ !. 0 r [ (1¡ po ¡¡o 0.. 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I r J' r . , ~ ã ;, " ;¡ --'~- ~ . ~t , ~ j' ¡' ~ ~~ ¡. , I' ¡' ~~ ~ ,-Y ~ - --- i' . ~ fP-..-~ .- ! ~!: '~f" ~, ~; r--'.-.--'------~------____·___~ : E.gI.._~.;~~7::i.;~.:.~~*;~~~/~/d -2l 1---;~~t.9IIv. Trøct 6352 Grlldlng PI.n ~'EEVE .. ASSOCIA rES. INCJ, ; s...=.:r¡_:.;.....,~~_ I '.. ."","" ..~. .." '. -."~.~~ ,,~ '-'."'. :, .. :::..~:":,:_::',~.~. _....~, '",,_c_ BuM ""'- EXHIBIT "B" TENTATIVE TRACT 6352 CONDITIONS OF APPROVAL PUBLIC WORKS 1. Prior to recordation, all facilities within the boundaries of this subdivision identified by the approved Breckenridge master drainage study shall be constructed in accordance with the plans approved by the City Engineer, and all easements required shall be provided. 2. The developer is required to construct an improvement which is on the facilities list for the Metropolitan Bakersfield Transportation Impact Fee (SR 184, Vineland Road). The developer shall receive credit against his traffic impact fees for this project. The developer must submit an appraisal, to be approved by the City Engineer, verifying the cost of the right-of-way to be acquired. This credit is not available until the improvement has been constructed by the developer and accepted for maintenance by the City. Any building permit issued prior to this acceptance shall pay the full impact fee. 3. The future freeway interchange at Vineland Road and State Route 178 will require additional right of way. Kent Court will be eliminated and all lots on Kent Court will be affected or eliminated. Also some lots on Hansen Way and Vineland Road will be affected. The Developer shall work with the City Engineer on the right of way required. Prior to submittal of improvement plans, subdivider shall submit re-design of the subdivision to accommodate the interchange right-of-way. Re- design shall be submitted to the Planning Director to determine substantial conformance. 4. Construct an 18" sewer line for the frontage in Kern Canyon Road. Construct an 18" sewer line in Vineland from SR 178 to Kern Canyon Road. 5. The phasing map as submitted may be unbalanced is to be balanced with respect to the required improvements along the tract frontages. Therefore, in order to promote orderly development, each phase shall be responsible for an equal dollar amount of frontage improvement. Prior to recordation of a final map for any phase that does not construct its share of the improvements, the difference between the cost of the frontage improvements constructed and the phase share shall be placed into an escrow account. The money deposited in this account would be for the use of the developer of any future phase responsible for more than its share of improvements. The final per lot share will be based upon an approved engineer's estimate. In lieu of the use of an escrow account, the developer may choose to construct with each phase its proportionate share of the frontage improvements, with approval of the City Engineer. 6. A waiver of direct access shall be required for all lots abutting any arterials and collectors, Vineland Road, SR 184, Highland Knolls Drive, Mesa Marin Drive and SR 178. 7. The subdivider shall either construct the equivalent full width landscaped median islands in Vineland Road, and in SR 184 or pay his proportionate share of the cost for the future construction of the median. Median islands shall be designed by the first tract to be approved on a side. The medians may be constructed by the first tract on a side, or the median island fees shall be paid. If the median island is not constructed, the second tract across the street shall construct and landscape the median island. Construction or payment shall be for the full width of the land being subdivided. The total cost may be apportioned between the phases and paid prior to recordation of each phase if he elects to pay his share of the costs for the future construction. Left turn median restrictors shall be constructed by the first tract in. By ¡eng \ S:\TRACTS\6352\CClEx B tract cand.DOC November 5, 2005 Exhibit "B" TT 6352 Page 2 of 11 8. The following conditions are based upon the premise that filing of Final Maps will occur in the order shown on the map with Phase 1 first, then Phase 2, then Phase 3, etc. If recordation does not occur in that normal progression, then, prior to recordation of a final map, the City Engineer shall determine the extent of improvements to be done with that particular phase. 8.1. The following shall occur with Phase 1: 8.1.1. Construct Highland Knolls drive from Vineland to Mesa Marin Drive. 8.1.2. Construct an 18" sewer line in Vineland Road from SR 184 to Highland Knolls Drive. 8.1.3. Construct the east side of Vineland Road from SR 184 Highland Knolls Drive. 8.1.4. If required by Caltrans, construct a signal at Vineland Road and SR 184. 8.2. The following shall occur with Phase 2: 8.2.1. Construct the east side of Vineland Road from Highland Knolls to SR 178. 8.2.2. Construct an 18" sewer line from in Vineland Road from Highland Knolls to SR 178. 8.3. With the recordation of the 200th lot, for emergency access construct Mesa Marin Drive to City standard, a minimum of 2 lanes, 32 feet wide, from Highland Knolls to SR 184. 8.4. The following shall occur with Phase 4: 8.4.1. Construct the north side of SR 184 for the frontage including the portion west of the tract in front of parcel 2 of Parcel Map 10182. Improvements shall include those along the Open Space zoned property on SR 178 and SR 184 east of the residential property, if required by the Public Works Director. 8.4.2. Construct an 18" sewer line in SR 184 for the frontage. 8.5. The following shall occur with Phase 5: 8.5.1. Construct the west side of Vineland from SR 184 to the western edge of the tract. 8.5.2. Construct the median island in Vineland from the northern portion of phase 5 to SR 184. 9. Prior to recordation of each Final Map, the subdivider shall 9.1. either payoff the assessments for Assessment District 93-1, or he shall request apportionment of the assessments from the old parcels to the new and pay all appropriate apportionment fees. 9.2. submit an enforceable, recordable docurnent approved by the City Attorney to be recorded concurrently with the Final Map which will prohibit occupancy of any lot until all improvements have been completed by the subdivider and accepted by the City. 9.3. if it becomes necessary to obtain any off site right of way and if the subdivider is unable to obtain the required right of way, then he shall pay to the City the up-front costs for eminent domain proceedings and enter into an agreement and post security for the purchase and improvement of said right of way. 9.4. The subdivider is responsible for verifying that existing streets within the boundary of the tract are constructed to city standards and he will reconstruct streets within the boundary not to standard. 9.5. provide easements for required facilities not within the border of the phase being recorded. 9.6. ensure that each cable television company provides notice to the City Engineer of its intention to occupy the utility trench. 10. On and off site road improvements are required from any collector or arterial street to provide left turn channelization into each street (or access point) within the subdivision (or development). Said channelization shall be developed to provide necessary transitions and deceleration lanes to meet the current CalTrans standards for the design speed of the roadway in question. 11. Turning movements at Wine Drive shall be limited to right in, right out, and left in only. Construct a median island on each side of the intersection to ensure the turning movements are restricted to those cited above. By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5, 2005 Exhibit "B" TT 6352 Page 3 of 11 12. Construct right turn deceleration lanes (north and south) on Vine land Road at Wine Drive. 13. Install a temporary turn-around at the end of Vine Street. 14. Sewer lines will NOT be allowed to go through lots. Storm Drain lines through lots may be approved on a case by case basis. 15. Prior to grading plan review, submit the following for review and approval: 15.1. a drainage study for the entire subdivision. Ensure the retention basin site is designed to retain the drainage from the entire subdivision. 15.2. a sewerage study to include providing service to the entire subdivision and showing what surrounding areas may be served by the main line extensions. 15.3. verification from the responsible authority that all the wells have been properly abandoned. 16. Install traffic signal interconnect conduit and pull rope in all arterials and collectors. Install conduit and pull ropes in future traffic signals. 17. Final plan check fees shall be submitted with the first plan check submission. 18. All lots with sumps and water well facilities that front arterial or collector streets will have wall and landscaping to the appropriate street standards, and those that front local streets will have a slatted chain link fence with landscaping as approved by the Public Works and Parks Directors. 19. The use of interim, non-standard drainage retention areas shall be in accordance with the drainage policy adopted by letter dated January 22, 1997. 20. Concurrently with recordation of each Final Map, the following covenant shall be recorded by the property owner: a covenant containing information with respect to the addition of this subdivision to the consolidated maintenance district. Said covenant shall also contain information pertaining to the maximum anticipated annual cost per single family dwelling for the maintenance of landscaping associated with this tract. Said covenant shall be provided to each new property owner through escrow proceedings. 21. Approval of this tentative map does not indicate approval of grading, drainage lines and appurtenant facilities shown, or any variations from ordinance, standard, and policy requirements which have neither been requested nor specifically approved. RECREATION AND PARKS 22. Prior to recordation of the first final map, the subdivider shall enter into an Agreement with the City of Bakersfield to address the following park related requirements: 22.1 Dedicate Lots "A", "B", "C", and "D" (the OS designated property) within Tentative Tract 6352 to the City for public park uses. Execution of the agreement shall fulfill the park land dedication requirement for Tentative Tract 6352. 22.2 Prior to recordation of a final map, the Subdivider shall enter into an agreement with the City to improve Lots "A", "C", and "D" to a level of finish grade. Furthermore, the Subdivider shall improve Lot "B" with grading, automatic irrigation system, turf, trees, and soccer goals, constructed to city standards, and maintained for 1 year. Execution of the agreement shall satisfy the requirements of the park improvement fee for Tentative Tract 6352. By \ JENG\ S:\TRACTS\6352\CClEx B tract rond.DOC November 5, 2005 Exhibit "B" TT 6352 Page 4 of 11 Satisfies park land requirement (BMC Ch 15.80) and park development requirement (BMC Ch. 15.82) 23. Prior to recordation of the first final map, the subdivider shall request the parking easement encumbering the 2.7 acres subject to the GPAlZC be modified to remove this area from the easement. Orderly development. 24. Prior to recordation of each phase adjacent to Mesa Marin Drive, subdivider shall construct a 6-foot high masonry wall along all lots adjacent Mesa Marin Drive. Orderly development. 25. Prior to recordation of each phase with lots abutting Vineland, SR 178, SR 184 and Highland Knolls Drive, subdivider shall construct a 6-foot high masonry wall along all lots abutting these streets and landscaping to City standards. CITY ATTORNEY 26. In consideration by the City of Bakersfield for land use entitlements, including but not lirnited to related environmental approvals related to or arising from this project, the applicant, and/or property owner and/or subdivider ("Applicant" herein) agrees to indemnify, defend, and hold harmless the City of Bakersfield, its officers, agents, employees, departments, commissioners or boards ("City" herein) against any and all liability, claims, actions, causes of action or demands whatsoever against them, or any of them, before administrative or judicial tribunals of any kind whatsoever, in any way arising from, the terms and provisions of this application, including without limitation any CEQA approval or any related development approvals or conditions whether imposed by the City, or not, except for CITY's sole active negligence or willful misconduct This indemnification condition does not prevent the Applicant from challenging any decision by the City related to this project and the obligations of this condition apply regardless of whether any other permits or entitlements are issued. The City will promptly notify Applicant of any such claim, action or proceeding, falling under this condition within thirty (30) days of actually receiving such claim. The City, in its sole discretion, shall be allowed to choose the attorney or outside law firm to defend the City at the sole cost and expense of the Applicant and the City is not obligated to use any law firm or attorney chosen by another entity or party. PLANNING 27. Approval of Tentative Tract 6352 does not become effective until the City Council adopts and certifies the Eagle Meadows Final Environmental Impact Report (FEIR); and the City Council approves General Plan Amendment and concurrent Zone Change # 03-1188. The effective date of the approval of Tentative Tract 6352, shall be the date of City Council approval of General Plan Amendment No. 03-1188. For CEQA compliance and orderly development. By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5, 2005 Exhibit "B" TT 6352 Page 5 of 11 28. Prior to recordation of any final map that is affected by Mesa Marin Raceway noise, the subdivider shall record a covenant disclosing that the property is affected by Mesa Marin Raceway noise. Said covenant shall be submitted to the Planning Director and City Attorney for review and approval prior to recordation. If Mesa Marin Raceway ceases to exist, this condition will not be enforced. 29. This subdivision shall comply with all provisions of the Bakersfield Municipal Code, and applicable resolutions, policies and standards in effect at the time the application for the subdivision map was deemed complete per Government Code Section 66474.2. 30. No final map shall record until related Zone Change 03-1188 is adopted and becomes effective. Orderly development. 31. The subdivision shall be developed in no more than five (5) phases. Phases shall be identified numerically and not alphabetically. SMA 66456.1 and BMC Section 16.20.160: Allows the Planning Commission to determine the number of phases to be recorded for each map. The condition reflects the number of phases the subdivider has proposed. Due to the conversion to a new permit tracking system, phases must be identified numerically. 32.Prior to recordation of a final map, subdivider shall submit a "will serve" letter or other documentation acceptable to the Planning Director from the water purveyor stating the purveyor will provide water service to the phase to be recorded. Required to for orderly development and provide for the public health, welfare and safety by ensuring water service to the subdivision at the time of final map recordation because the water purveyor has included an expiration date in the initial "will serve" letter. 33. Prior to recordation of the final map, the subdivider shall provide written confirmation from the Department of Conservation's Division of Oil, Gas, and Geothermal Resources (DOGGR) to the Planning Director stating that all oil wells are accurately depicted on the proposed final map (map to be attached to letter) and have been leak tested and abandoned to the satisfaction of DOGGR. Police power based on public health, welfare and safety. 34. In the event a previously undocurnented well is uncovered or discovered on the project site, the subdivider is responsible to contact the Department of Conservation's Division of Oil, Gas, and Geothermal Resources (DOGGR). The subdivider is responsible for any remedial operations on the well required by DOGGR. Subdivider shall also be subject to provisions of BMC §15.66.080 (B.) Police power based on public health, welfare and safety. 35. The request for reverse corner lots is approved as shown on the tentative map. 36. Prior to recordation of a final map, subdivider shall submit CC&Rs to the City for approval by the City Engineer, City Attorney and Planning Director to address continuing maintenance of the small open space lots located within the subdivision. The CC&Rs shall describe the type of improvements proposed on the open space lots. Note: if the improvements on the open space lots are more than basic landscaping, the Planning Director may require the subdivider obtain approval of a Conditional Use Permit. By \ JENG\ s:\ TRACTS\6352\CClEx B tract condDOC November 5. 2005 --,---,_.~_._.,_.> Exhibit "8" TT 6352 Page 6 of 11 MITIGATION MEASURES. Air Quality 37. Prior to approval of a grading plan for any residential tract, multiple family project, and commercial project, the project applicant shall submit a letter to the City of Bakersfield Planning Department from the SJVUAPCD stating the dust suppression measures that shall be completed during construction activities to comply with SJVUAPCD Regulation VIII. 38. The following shall be incorporated into grading and building plans. · Cover all access roads and parking areas with asphalt-concrete paving. · Asphalt-concrete paving shall comply with SJVUAPCD Rule 4641 and restrict the use of cutback, slow-cure and emulsified asphalt paving materials. · Use water sprays or chemical suppressants on all unpaved areas to control fugitive emissions. · Enclose, cover or water all stockpiled soils to reduce fugitive dust emissions. · Cease grading activities when entrainment due to a wind event exceeds the District's twenty percent opacity requirement. · Limit construction-related vehicle speeds to 15 mph on all unpaved areas at the construction site. · All haul trucks shall be covered when transporting loads of soil. · Wash off construction and haul trucks to minimize the removal of mud and dirt from the project sites. 39. Prior to the issuance of a grading permit, the following shall be incorporated into the grading plan. · Properly and routinely maintain all construction equipment, as recommended by manufacturer manuals, to control exhaust emissions. . Shut down equipment when not in use for extended periods of time to reduce emissions associated with idling engines. · Encourage ride sharing and use of transit transportation for construction employee commuting to the project sites. . Use electric equipment for construction whenever possible in lieu of fossil fuel-fired equipment. 40. Prior to issuance of a building permit, transportation control measures and design features shall be incorporated into the project to reduce emissions from mobile sources. A strategy to reduce vehicle trips, vehicle use, vehicle miles traveled, vehicle idling, and traffic congestion includes the following: By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5, 2005 T-' '~.'--'-- "-~...,,,,~,".._.._-----"'. Exhibit "B" TT 6352 Page 7 of 11 . Improve street and traffic signals for those intersections and street segments that the project contributes to traffic (see mitigation measures TR 6-1 through TR 6-3 in Section 6 of this DEIR) 41. The project proponent shall contact the Golden Empire Transit to determine the feasibility of providing bus service to the project site and determine the need and location of potential bus stops, passenger benches, shelters, turnouts, and signage. 42. The project proponent shall integrate into the project design pedestrian safety infrastructure including crosswalks and lighted pedestrian signals at all signalized intersections, provide shade trees and street lighting along all sidewalks, and provide direct pedestrian pathways with street lights to any future bus stops as determined in AQ 5.2-5 as shown in the EIR. 43. The project applicant shall incorporate the following in building plans. · Use 10w-NOx emission water heaters. · Provide shade trees to reduce building cooling requirements. · Install energy-efficient and automated air conditioners. · Exterior windows shall all be double-paned glass. · Energy-efficient (low-sodium) parking lights shall be used. 44. Fireplaces are prohibited within the development. 45. The project applicant/subdivider shall implement programs used for the reduction in 2.22 tons of reactive organic gases and 1.98 tons of oxides of nitrogen emissions, which may include one or more of the following: · Construction of a new, warranted signal. · Modification of an existing signalized intersection to add additional left turn storage or dedicated right turn capability. · Car crushing of older model cars. · Modification to stationary diesel engines, such as for agricultural use. · Modification of fleet vehicles and/or other mobile sources. · Mitigation program adopted by the APCD that is applicable to this project. Noise: 46. All gas and diesel power equipment shall be properly muffled and maintained. 47. A sound wall at least 6 feet in height that is designed to achieve a reduction of 4 to 6 dB shall be constructed on the project site between the proposed residential lots and Vineland Road. By \ JENG\ s:\ TRACTS\6352\CClEx B tract cond.DOC November 5. 2005 -~- -~-. ...---....- - - - -, ------..-..-. ..~~. ~-".".. ._._.,---~~-._..,,"----.~._, Exhibit "B" TT 6352 Page 8 of 11 Geoloav/Soils 48. Prior to the issuance of grading permits, Soils Engineering, Inc., or other qualified engineering geologist shall review and approve all grading plans and earthwork operation plans in relation to the recommendations set forth in the Guide Specifications for Earthwork. 49. Soil Engineering, Inc. or other qualified engineering geologist shall be provided with a forty-eight hours advance notice in order to be present at the site during all earthwork activities related to the excavation, tree root removal, stripping, backfill, and compacting and filling of the site and to perform periodic compaction tests. 50. Prior to the issuance of grading permits, the project applicant shall include one of the following foundation systems and remediation schemes to reduce the potential for expansive soils to less than significant. · Waffle-slabs supported on a system of drilled piers anchored below the zone of moisture change; · Excavation of existing materials and replacement by non-expansive soils; · Reinforcement in footings and slabs. Flexural and shear stresses in slabs should be computed by determining the differential swell for the center lift and edge lift conditions using design procedures recornmended by the Post-Tensioning Institute. The differential swell should be used to compute the maximum shear stresses and flexural stresses in floor slabs and flatwork. Use edge moisture variation distance (em) of six feet and three feet for the center lift and edge lift conditions, respectively; · Provide Post-tensioned, free floating slabs-on-grade; · Provide positive free drainage away from the structure and make every effort possible to prevent subgrade saturation by measures such as containing all landscaping in sealed planters, sealing all construction joints with an elastorneric compound, providing the building with eave gutters and downspouts, and routing all drainage impinging upon the site from off-site sources as well as drainage generated on the site away from the proposed residential structures. Bioloaical Resources 51. Prior to the issuance of a grading permit, the project applicant shall pay a developmentfee in accordance with the MBHCP. 52. Prior to the issuance of a grading permit on the 156-acre site, the project proponent shall comply with all appropriate terms and conditions of the MBHCP to the City. The MBHCP requires certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall be followed to prevent entrapment of kit fox in dens. Specific measures during the construction phase of the project shall be implemented and include the following: By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5, 2005 T ~^ . ....".~. .._._. --.,'-----. ------.-"-...---. Exhibit "B" TT 6352 Page 9 of 11 · A preconstruction survey shall be conducted prior to site grading to search for active kit fox dens. The survey shall be conducted not more than 30 days prior to the onset of construction activities in areas subject to development to determine the necessity of den excavation. · Monitoring and excavation of each known San Joaquin kit fox den which cannot be avoided by construction activities. · Notification of wildlife agencies of relocation opportunity prior to ground disturbance in areas of known kit fox dens. · Excavations shall either be constructed with escape ramps or covered to prevent kit fox entrapment. All trenches or steep-walled excavations greater than three feet deep shall include escape rarnps to allow wildlife to escape. Each excavation shall contain at least one ramp, with long trenches containing at least one ramp every 1/4 mile. Slope of ramps shall be no steeper than 1: 1. · All pipes, culverts or similar structures with a diarneter of four inches or greater shall be kept capped to prevent entry of kit fox. If they are not capped or otherwise covered, they will be inspected prior to burial or closure to ensure no kit foxes, or other protected species, become entrapped. · All employees, contractors, or other persons involved in the construction of the project shall attend a "tailgate" session inforrning them of the biological resource protection measures that will be implemented for the project. The orientation shall be conducted by a qualified biologist and shall include information regarding the life history of the protected species, reasons for special status, a sumrnary of applicable environmental law, and measures intended to reduce impacts. · All food, garbage, and plastic shall be disposed of in closed containers and regularly removed from the site to minimize attracting kit fox or other animals. 53. Prior to the issuance of a grading permit for the approximately 156-acre site, the project applicant shall comply with the following raptor nest mitigation: · If site grading is proposed during the raptor nesting season (February-September), a focused survey for raptor nests shall be conducted by a qualified raptor biologist prior to grading activities in order to identify active nests in areas potentially impacted by project implementation. · If construction is proposed to take place during the raptor nesting/breeding season (February - September), no construction activity shall take place within 500 feet of By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5, 2005 Exhibit "B" TT 6352 Page 10 of 11 an active nest until the young have fledged (as determined by a qualified raptor biologist). Trees containing nests that must be removed as a result of project implementation shall be removed during the non-breeding season (October- January). . Preconstruction surveys shall include a survey for burrowing owl. If active burrowing owl burrows are detected outside of breeding season (September 1 through January 31), passive and/or active relocation efforts may be undertaken if approved by CDFG and USFWS. If active burrowing owl burrows are detected during breeding season (February 1 through August 31), no disturbance to these burrows shall occur without obtaining appropriate permitting through the Migratory Bird Treaty Act. Cultural Resources 54. Prior to grading, a paleontologist shall be retained, attend a pre-grading rneeting, and set forth the procedures to be followed during the rnonitoring program. 55. One paleontological monitor that is trained and equipped to allow rapid removal of fossils with minimal construction delay is expected to be sufficient. Full-time monitoring of the portions of the project site that have earth-disturbing activities at elevations between 600 feet and 700 feet shall be provided. 56. If fossils are found within an area being cleared or graded, earth-disturbing activities shall be diverted elsewhere until the monitor has completed salvaging of the fossils. If construction personnel make the discovery, the grading contractor shall immediately divert construction and call the monitor to the site. Major salvage time may be shortened by grading contractor's assistance (e.g., removal of overburden, lifting and removing large and heavy fossils). 57. The project paleontologist shall prepare, identify, and curate all recovered fossils. Upon completion of grading, the project paleontologist shall prepare a summary report documenting mitigation and results, with itemized inventory of collected specimens. The paleontologist shall submit the report to the City of Bakersfield, designated depository, and any other appropriate agency, and transfer fossil collection to an appropriate depository. The summary report shall be submitted to the City. This submittal will signify completion of the program to mitigate impacts on paleontologic resources. Traffic (Cumulative Imoacts) 58. Prior to the issuance of building permits, the project applicant shall participate in the RTIF program, paying the standard per lot rate for residential development. The following RTIF program projects are identified for the project area: By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5. 2005 Exhibit "B" TT 6352 Page 11 of 11 · The construction of an interchange at Fairfax Road and SR 178 and improving SR 178 as a multi-lane freeway east of Fairfax Road (Phase II local adjustment required); · Widening and extending various segments of Morning Drive and constructing an interchange connection at SR 178; · Vineland Road will be extended to the north from Eucalyptus Drive to Paladino Drive with an interchange connection at SR 178(Phase II local adjustment required); and · Construction of interchanges at SR 178 and Masterson Street and Alfred Harrell Highway (Phase II local adjustment required). 59. Prior to the issuance of building permits, the project applicant shall pay the proportionate share for local mitigation improvements (those not covered by the RTIF) as follows: Existing Street System Scenario: . Mesa Marin Drive and SR 178 - Install signal, one northbound land and one southbound lane. Future Street System Scenario . SR 178 and SR 184 - Install signal, install one westbound right turn lane and one southbound left turn lane (local adjustment required for turn lane). 60. Prior to the issuance of building permits, the applicant's funding calculations for all improvements associated with the local mitigation improvements fee program shall be submitted to the City for review and approval. Bioloaical Resources (Cumulative Impacts) 61. The following invasive exotic plants shall not be used in any project residential or cornmercial landscaping: tamarisk (all species) and pampas grass. In addition, vegetation at any ponds or water features shall be managed in a way such that none of the invasive exotic plants listed by the Department of Agriculture allowed to become established. 62. During construction. site boundaries shall be clearly marked with flagging, fencing, or other suitable material to prevent construction equipment and vehicles from impacting adjacent habitat areas potentially occupied by special-status species. Conditions added bv Plannina Commission on Julv 7.2005. 63. The developer voluntarily agrees to offer photovoltaic panels as an option in the development. 64. All street lights shall be zero cut-off fixtures. By \ JENG\ S:\TRACTS\6352\CClEx B tract cond.DOC November 5, 2005 ~. _.~_.··".._·_.·w_.__.____·~'·"· __~'" ._~._, ,"_"_,,,,~,,""_, EXHIBIT "c" CEQA Findings and Findings of Fact for the Eagle Meadows Project (State Clearinghouse 2004101035) Prepared for: City of Bakersfield Development Services Department 1715 Chester Avenue Bakersfield, CA 93301 661.326.3043 Contact: Jennie Eng, Associate Planner Prepared by: Michael Brandman Associates 220 Commerce, Suite 200 Irvine, CA 92602 714.508.4100 Contact: Michael E. Houlihan, AICP, Project Director Kara E. Palm, Project Manager .... .... Mi<:had fkmÚ:b):wA~Ú;d¡¡tu; June 8, 2005 -.....-.-. Eagle Meadows Project CEQA Findings and Findings of Fact Table of Contents TABLE OF CONTENTS Section 1: Introduction ...................................................................................................... 1 Section 2: Project Description..........................................................·.......·....·................... 3 Section 3: Mitigated Project-Level and Cumulative Adverse Impacts............................ 4 3.1 - Air Quality.......................................................··.....··········································· 4 3.2 - Noise ................................................................................................................7 3.3 - Geology and Soils................................................·........·..........·....·....···............ 8 3.4 - Biological Resources .......................................................................................10 3.5 - Cultural Resources ..........................................................................................12 3.6 - Cumulative Impacts .........................................................................................13 Section 4: Significant and Unavoidable Adverse Impacts..............................................17 section 5: Feasibility of Project Alternatives..........................................·..................·....·20 4.2 - No Project/No Development Alternative................................................·..........20 4.3 - No Project/Development in Accordance with the General Plan Alternative ......21 4.4 - Development in Accordance with the General Plan Noise Element Alternative................................................................................................... .21 4.5 - Environmentally Superior Alternative ...............................................................22 Attachment A: Statement of Overriding Considerations................................................21 Michael Brandman Associates S:\lRACTS\6352\CC\EIR Findings.doc ii Eagle Meadows Project CEQA Findings and Findings of Fact Introduction SECTION 1: INTRODUCTION In compliance with the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the City of Bakersfield has conducted an environmental review of the proposed Eagle Meadows project. A Notice of Preparation was released for public review in August of 2004. In February 2005, the Draft EIR was released. After receiving public comment on the Draft ErR, the City prepared a document entitled Responses to Comments on the Draft EIR (RTC). The RTC document includes the verbatim comments received on the Draft ElR, a list of those commenting, and the City's responses to the significant environmental points raised in the review and consultation process. In response to certain comments, the Draft EIR was modified, as set forth in the responses to comments. The Final EIR for the Eagle Meadows project consists of the Draft EIR and the RTC document. The RTC provides responses 10 comments on environmental issues describing the disposition of the issues, explaining the EIR analysis, supporting the EIR conclusions, and/or providing infonnation or corrections as appropriate. These Findings are based upon the infonnation in the record of proceedings, including the Final ErR, staff reports, project applicant's materials, Mitigation Monitoring Program, and the testimony presented at public hearings. CEQA provides in relevant part, at Public Resources Code Section 21081, that: [N]o public agency shall approve or carry out a project for which an environmental impact report has been certified which identifies one or more significant effects on the environment that would occur if the project is approved or carried out unless both of the following occur: (a) the public agency makes one or more of the following findings with respect to each significant effect: I. Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment. 2. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency. 3. Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project al1ernatives identified in the environmental impact report. (b) With respec1 to significant effects which were subjec1 to a finding under paragraph (3) of subdivision (a), the public agency finds that specific overriding economic, legal, social, Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 1 --,- ..._.--,,_.__._-~--- Eagle Meadows Project CEQA FindIngs and FindIngs of Fact Introduction technological, or other benefits of the project outweigh the significant effects on the environment. Because the Eagle Meadows project Environmental Impact Report (EIR) identified significant effects that may occur as a result ofthe project, and in accordance with the provisions of CEQA and the CEQA Guidelines, the City Council of the City of Bakersfield hereby adopts these Findings. For each of the significant effects identified in Section 3, as set forth in greater detail in these Findings below, the City Council makes the finding under paragraph (I) of subdivision (a) above. For each of the significant effects identified in Section 4, as set forth in greater detail in these Findings below, the City Council makes the finding under paragraph (3) of subdivision (a) and under subdivision (b) above. CEQA requires that the EIR reflect the City's own independent judgment and review. Accordingly, the City Council expressly finds 1hat the Final EIR for the Eagle Meadows project reflects the City's independent judgment. In accordance with the provisions of CEQA and the CEQA Guidelines, the City Council of the City of Bakersfield has independently reviewed the record of proceedings and based on 1he evidence in the record adopts these Findings. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 2 Eagle Meadows proJoct CEQA FIndings and Findings of Fact Project Description SECTION 2: PROJECT DESCRIPTION The proposed project is the development of a single-family residential community on approximately 156 acres that includes approximately 489 single-family residential units, a detention basin, and four lots for open space purposes. The gross density is 3.13 units per acre with a net density of3.91 units per acre. The project site currently has a General Plan designation of Low Density Residential (122 acres), which allows development at a density of7.25 units per acre and Open Space (34 acres). The project will result in the development of residential structures with heights between 30 and 35 feet, which is consistent with the City's Municipal Code. Recognizing the air quality attainment issues that are present in the air basin, the project will not include fireplaces, which are a major source of air emissions in the basin. The project applicant proposes a General Plan Land Use Element amendment by changing 2.7 acres of land designated as Open Space to Low Density Residential. In conjunction with the General Plan amendment, the applicant proposes to change the same 2.7 acres that are zoned for Open Space to R-l (One Family Dwelling). The project applicant also proposes an amendment to the General Plan Circulation Element by designating Highland Knolls Drive as a collector street east of Vine land Road. The project applicant proposes to phase the development ofthe project site over approximately 5 years and complete buildou1 ofthe site in the Year 2010. Phasing on the project site is proposed to extend from north to south. 3 Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc T -"~_..---.._.,,_._"--- ._--,... .'~'"- ,.._"-----,.. Eagle Meadows Project CEQA Findings and Findings of Fact MItigated Project Level and Cumulative Adverse Impacts SECTION 3: MITIGATED PROJECT-LEVEL AND CUMULATIVE ADVERSE IMPACTS The EIR identified significant project-level and cumulative adverse impacts of the proposed project, and proposed mitigation measures to avoid or substantially lessen those impacts. Those impacts and mitigation measures are identified in the following sections. The Bakersfield City Council finds, based on the record and on the facts as set forth below, that the incorporation of the identified mitigation measures will mitigate most of the identified significant project-level and cumulative adverse impacts to a level that is considered less than significant. However, as iden1ified in the Draft ErR, the noise emanating from the Mesa Marin Raceway east of the project site will result in significant and unavoidable noise impacts. Additionally, residences along State Route (SR) 178 from Fairfax to Morning Drive and along SR 184 from Vineland to Masterson will be exposed to a substantial noise increase. Therefore, as outlined in CEQA Guideline 21081, the project will require a Statement of Overriding Considerations (see Attachment A). 3.1 - AIR QUALITY (Em, Section 5.2.) 3.1.1 - Potentially Significant Impact The project will result in the generation of air quality emissions during the short-term construction phase, specifically, particulate matter (PM-l 0) and nitrogen oxides (NOx). Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significan1 effects on the environment. Facts in Support of Finding The project level significant effect has been eliminated or substantial1y lessened to a level that is less than significan1 by virtue of the following mitigation measures as identified in the Final ErR and incorporated into the project. AQ5.2-1 Prior to approval of a grading plan for any residential tract, multiple family project, and commercial project, the project applicant shall submit a letter to the City of Bakersfietd Planning Department from the SNUAPCD stating the dust suppression measures that Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 4 ;..__ _~""..__w__~___·_,~.___ Eagle Meadows Project CEQA FindIngs and Findings of Fact Mitigated Project Level and Cumulative Adverse Impacts shall be completed during construction activities to comply with SNUAPCD Regulation VIII. AQ 5.2-2 The following shall be incorporated into grading and building plans. · Cover all access roads and parking areas with asphalt -concrete paving. · Asphalt-concrete paving shall comply with SNUAPCD Rule 4641 and restrict the use of cutback, slow-cure and emulsified asphalt paving materials. · Use wa1er sprays or chemical suppressants on all unpaved areas to control fugitive emissions. · Enclose, cover or water all s10ckpiled soils to reduce fugitive dust emissions. · Cease grading activities when entrainment due to a wind event exceeds the District's twenty percent opacity requirement. · Limit construction-related vehicle speeds to 15 mph on all unpaved areas at the construction site. · All haul trucks shall be covered when transporting loads of soil. · Wash off construction and haul trucks to minimize the removal of mud and dirt from the project sites. AQ 5.2-3 Prior to the issuance of a grading permit, the following shall be incorporated into the grading plan. · Properly and routinely maintain all construction equipment, as recommended by manufacturer manuals, to control exhaust emissions. · Shut down equipment when not in use for extended periods of time to reduce emissions associated with idling engines. · Encourage ride sharing and use of transit transporta1ion for construction employee commuting to the project sites. · Use electric equipment for construction whenever possible in lieu of fossil fuel- fired equipment. 3.1.2 - Potentially Significant Impact In the long-term, projec1 vehicle trip generation in addition to energy consumption (heating and cooling) will produce air quality emissions, of particular concern are ROG and NOx. Finding Changes or al1erations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Fîndìngs.doc 5 ---'-.'-.-'.'. ---_._---------------_._----,-~..~ -.--..',-.-.."g--,--.. Eagle Meadows Project CEQA Findings and Findings of Fact Mitigated Project Level and Cumulative Adverse Impacts Facts in Support of Finding The project level significant effec1 has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. AQ 5.2-4 Prior to issuance of a building pennit, transportation control measures and design features shall be incorporated in10 the project to reduce emissions from mobile sources. A strategy to reduce vehicle trips, vehicle use, vehicle miles traveled, vehicle idling, and traffic congestion includes the following: . Improve street and traffic signals for those intersections and street segments that the project contributes to traffic (see mi1igation measures TR 6-1 through TR 6-3 in Section 6 of this DEIR) AQ 5.2-5 The project proponent shall contact the Golden Empire Transit to detennine the feasibility of providing bus service to the project site and detennine the need and location of potential bus stops, passenger benches, shelters, turnouts, and signage. AQ 5.2-6 The project proponent shall integrate into the project design pedestrian safety in&astructure including crosswalks and lighted pedestrian signals at all signalized intersections, provide shade trees and street lighting along all sidewalks, and provide direct pedestrian pathways with street lights 10 any future bus stops as de1ennined in AQ 5.2-5. AQ 5.2-7 The projec1 applicant shall incorporate the following in building plans. · Use 10w-NOx emission water heaters. · Provide shade trees to reduce building cooling requirements. · Install energy-efficient and automated air conditioners. · Exterior windows shall all be double-paned glass. · Energy-efficient (low-sodium) parking lights shall be used. AQ 5.2-8 Fireplaces are prohibited within the development. AQ 5.2-9 The project applicantlsubdivider shall implement programs used for the reduction in 2.22 tons of reactive organic gases and 1.98 tons of oxides of nitrogen emissions, which may include one or more of the following: · Construction of a new, warranted signal. · Modification of an exis1ing signalized intersection to add additional left turn storage or dedicated right turn capability. · Car crushing of older model cars. · Modification to stationary diesel engines, such as for agricultural use. · Modification of flee1 vehicles and/or other mobile sources. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 6 Eagle Meadows Project CEQA Findings and Findings of Feet MItigated Project Level and Cumulative Adverse Impacts . Mitigation program adopted by the APCD that is applicable to this project. The improvements for said project must be accepted by the Public Works Department prior to recordation of the final map. The program selected shall be a program that is not otherwise funded or constructed with Tract 6352. The subdivider is responsible for all costs to detennine the emission reductions associated with projects. This documentation shall be submitted to the Planning Director and the Public Works Director prior to approval of a project. If one or more of these programs is selected by the project proponent/subdivider, proof of compliance with these measures must be provided to the satisfaction of the Planning Director prior to recordation of the final map. Proof of compliance may include documentation of the number, type and year of cars crushed; location and type of engines modified, photo documentation and quantification of emission reduction by SNUAPCD or air quality consultant. 3.2 - NOISE (EIR Section 5.3.) 3.2.1 - Potentially Significant Impact Earthmoving, materials handling, stationary, and impact equipment and vehicles would generate noise during clearing, excavation, grading, structure, roadway, and utility construction operations associated with the development of the proposed project. Finding Changes or al1erations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on water quatity that could be caused by construction activities. Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. N 5.3-1 All gas and diesel power equipment shall be properly muffled and maintained. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 7 Eagle Meadows Project CEQA Findings and Findings of Fact Mitigated Project Level and Cumulative Adverse Impacts 3.2.2 - Potentially Significant Impact Project related 1raffic along Vineland Road will exceed established standards. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measure as identified in the final EIR and incorporated into the project. N 5.3-2 A sound wall at least 6 feet in height that is designed 10 achieve a reduction of 4 to 6 dB shall be constructed on the project site between the proposed residential lots and Vine land Road. 3.3 - GEOLOGY AND SOILS (EIR Section 5.4.) 3.3.1 - Potentially Significant Impact There is the potential tha1 within the lifetime of the Eagle Meadows project, residents will experience strong groundshaking and struc1ures may suffer damage as a result of seismic activity. As required, struc1ures will incorporate earthquake-reducing design with the latest Unifonn Building Code and the appropriate seismic design criteria. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue ofthe following mitigation measures as identified in the final EIR and incorporated into the project. Michael Brandman Associates S:\TRACTS\63S2\CC\EIR Findings.doc 8 ---,~.~._~-- Eagle Meadows Project CEQA Findings and Findings of Fact GS 5.4-1 GS 5.4-2 Mitigated Project Level and Cumulative Adverse Impacts Prior to the issuance of grading permits, Soils Engineering, Inc., or other qualified engineering geologist shall review and approve all grading plans and earthwork operation plans in relation to the recommendations set forth in the Guide Specifications for Earthwork. Soil Engineering, Inc. or other qualified engineering geologist shall be provided with a forty-eight hours advance notice in order to be present at the si1e during all earthwork activities related to the excavation, tree root removal, stripping, backfill, and compacting and filling of the site and to perform periodic compaction tests. 3.3.2 - Potentially Significant Impact It is documented 1hat soils within the greater project area have high expansion indexes, and there is the potential for soils at the site to also have a high potential for expansion. The expansion index results indicated a low to medium potential for expansion. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue ofthe following mitiga1ion measures as identified in the final EIR and incorporated into the project. See mitigation measures GS 5.4-1 and GS 5.4-2 above. GS 5.4-3 Prior to the issuance of grading pennits, the project applicant shall include one of the following foundation systems and remediation schemes to reduce the potential for expansive soils to less than significant. · Waftle-slabs supported on a system of drilled piers anchored below the zone of moisture change; · Excavation of existing materials and replacement by non-expansive soils; · Reinforcement in footings and slabs. Flexural and shear stresses in slabs should be computed by determining the differential swell for the center lift and edge lift conditions using design procedures recommended by the Post-Tensioning Institute. The differential swell should be used to compute the maximum shear stresses and flexural stresses in floor slabs and flatwork. Use edge moisture variation distance 9 Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc Eagle Meadows Project CEQA FindIngs and FIndings of Facl Mitigated Project Level and Cumulative Adverse Impacts (em) of six feet and three feet for the center lift and edge lift conditions, respectively; . Provide Post-tensioned, free floating slabs-on-grade; . Provide positive free drainage away from the structure and make every effort possible to prevent subgrade saturation by measures such as containing all landscaping in sealed planters, sealing all construction joints with an elastomeric compound, providing the building with eave gutters and downspouts, and routing all drainage impinging upon the site from off-site sources as well as drainage generated on the site away from the proposed residential structures. 3.4 - BIOLOGICAL RESOURCES (Em section 5.5.) 3.4.1 - Potentially Significant Impact The site provides marginally suitable habitat for burrowing owl and foraging habitat for San Joaquin kit fox. Because these species are protected by state and federal law, impacts on special-status wildlife species are considered significant. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. BR 5.5-1 Prior to the issuance of a grading pennit, the project applicant shall pay a development fee in accordance with the MBHCP. BR 5.5-2 Prior to the issuance of a grading pennit on the l56-acre site, the project proponent shall comply with all appropriate 1enns and conditions of the MBHCP to the City. The MBHCP requires certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall be followed to prevent entrapment of kit fox in dens. Specific measures during the construction phase of the project shall be implemented and include the following: Michael Brandman Associates S:\TRACTS\63S2\CCIEIR Findings.doc 10 _.. ..' ._.__ ~_.__ __.._......_..._~_~... ,_.____ ~M. ___.~._~,"_....____._'~_....~.~__....__~. Eagle Meadows Project CEQA Findings and Findings of Fact MItigated Project Level and Cumulative Adverse Impacts · A precons1ruction survey shall be conducted prior to site grading to search for active kit fox dens. The survey shall be conducted not more than 30 days prior to the onset of cons1ruction activities in areas subject to development to detennine the necessity of den excavation. · Monitoring and excavation of each known San Joaquin kit fox den which cannot be avoided by cons1ruction activities. · Notification of wildlife agencies of relocation opportunity prior to ground disturbance in areas of known kit fox dens. · Excavations shall either be cons1ructed with escape ramps or covered to prevent ki1 fox entrapment. All trenches or steep-walled excavations greater than three feet deep shall include escape ramps to allow wildlife to escape. Each excavation shall contain at least one ramp, with long trenches containing at least one ramp every 1/4 mile. Slope oframps shall be no steeper than 1:1. · All pipes, culverts or similar s1ructures with a diameter of four inches or greater shall be kep1 capped to prevent entry of kit fox. If they are not capped or otherwise covered, they will be inspected prior to burial or closure to ensure no kit foxes, or other protected species, become entrapped. · All employees, contractors, or other persons involved in the cons1ruction of the project shall attend a "tailgate" session infonning them of the biological resource protec1ion measures that will be implemented for the project. The orientation shall be conduc1ed by a qualified biologist and shall include infonnation regarding the life hisrory of the protected species, reasons for special status, a summary of applicable environmental law, and measures intended to reduce impacts. · All food, garbage, and plastic shall be disposed of in closed containers and regularly removed from the site to minimize attracting kit fox or other animals. 3.4.2 - Potentially Significant Impact Implementation of the proposed project may disturb active nesting activities of ground-nesting birds if cons1ruction activity occurs during the nesting season. Nests of other migratory song birds and raptors are not expected to occur onsite. All active migratory bird nests are protected under the Migratory Bird Treaty Act and therefore, any impacts to nesting migratory birds is considered to be a significant impact. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 11 Eagle Meadows Project CEQA Findings and Findings of Fact Mitlgatad Projact Lave/and Cumulative Adverse Impacts Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. BR 5.5-3 Prior to the issuance of a grading pennit for the approximately 156-acre site, the project applicant shall comply with the following raptor nest mitigation: · If si1e grading is proposed during the rap10r nesting season (February-September), a focused survey for raptor nests shall be conducted by a qualified raptor biologist prior to grading activities in order 10 identify active nests in areas potentially impacted by projec1 implementation. · If construction is proposed to take place during the raptor nestinglbreeding season (February - September), no construction activi1y shall take place within 500 feet of an active nest until the young have fledged (as detennined by a qualified raptor biologist). Trees containing nests that must be removed as a result of project implementation shall be removed during the non-breeding season (October- January). · Preconstruction surveys shall include a survey for burrowing owl. If active burrowing owl burrows are detected outside of breeding season (September I 1hrough January 31), passive and/or active relocation efforts may be undertaken if approved by CDFG and USFWS. If active burrowing owl burrows are detected during breeding season (February I through August 31), no disturbance to these burrows shall occur without obtaining appropriate pennitting through the Migratory Bird Trea1y Act. 3.5 - CULTURAL RESOURCES (EIR section 1.7.) 3.5.1 - Potentially Significant Impact Grading activities in the southwest portion of the project site between elevations 600 feet and 700 feet could result in impacts to the Sharktooth Hill bonebed. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. 12 Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc Eagle Meadows Project CEQA FindIngs and FindIngs of Fact Mitigated Project Level and Cumulallve Adverse Impacts Facts in Support of Finding The project-level significant effect has been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. CR 5.7-1 Prior to grading, a paleontologist shall be retained, attend a pre-grading meeting, and set forth the procedures to be followed during the monitoring program. CR 5.7-2 One paleontological monitor that is trained and equipped to allow rapid removal of fossils with minimal construction delay is expected to be sufficient. Full-time monitoring ofthe portions of the project site that have earth-disturbing activities at elevations between 600 feet and 700 feet shall be provided. CR 5.7-3 If fossils are found within an area being cleared or graded, earth-disturbing activities shall be diverted elsewhere until the monitor has completed salvaging of the fossils. If construction personnel make the discovery, the grading contractor shall immediately divert construction and call the monitor to the site. Major salvage time may be shortened by grading contractor's assistance (e.g., removal of overburden, lifting and removing large and heavy fossils). CR 5.7-4 The projec1 paleontologis1 shall prepare, identify, and curate all recovered fossils. Upon completion of grading, the project paleontologist shall prepare a summary report documenting mitigation and results, with itemized inventory of collected specimens. The paleontologist shall submit the report to the City of Bakersfield, designated depository, and any other appropriate agency, and transfer fossil collection to an appropriate depository. The summary report shall be submitted to the City. This submittal will signify completion of the program to mitigate impacts on paleontologic resources. 3.6 - CUMULATIVE IMPACTS (Em section 6.) 3.6.1 - Potentially Significant Impact Project implementation will result in significant cumulative traffic impacts at project area study intersections and on State Route segments. Finding Changes or alterations have been required in, or incorpora1ed into, the project, which mitigate or avoid the significant effects on the environment. Michael Brandman Associates S:\TRACTS\6352\CC\E1R Findings.doc 13 Eagle Meadows Project CEQA FindIngs and Findings of Fact Mitigated Project Level and Cumulative Adverse Impacts Facts in Support of Finding The cumulative significant effects have been eliminated or substantial1y lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. TR6-1 Prior to the issuance of building pennits, the project applicant shall participate in the RTIF program, paying the standard per lot rate for residential development. The fol1owing RTIF program projects are identified for the project area: · The construction of an interchange at Fairfax Road and SR 178 and improving SR 178 as a multi-lane fteeway east of Fairfax Road (Phase II local adjus1ment required); · Widening and extending various segments of Morning Drive and constructing an interchange connection at SR 178; · Vineland Road will be ex1ended to 1he north ftom Eucalyptus Drive to Paladino Drive with an interchange connection a1 SR 1 78(Phase II local adjus1ment required); and · Construction of interchanges at SR 178 and Masterson Street and Alfred Harrel1 Highway (Phase II local adjus1ment required). TR6-2 Prior to the issuance of building pennits, the project applicant shall pay the proportionate share for local mitigation improvements (those not covered by the RTIF) as fol1ows: Existing Street System Scenario: · Mesa Marin Drive and SR 178 - Instal1 signal, one northbound land and one southbound lane. Future Street System Scenario · SR 178 and SR 184 - Instal1 signal, instal1 one westbound right turn lane and one southbound left turn lane (local adjus1ment required for turn lane). TR6-3 Prior to the issuance of building pennits, the applican1's funding calculations for al1 improvements associated with the local mitigation improvements fee program shal1 be submitted to the Ci1y for review and approval. 3.6.2 - Potentially Significant Impact The project will contribute to cumulative air quali1y degradation throughout the val1ey. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 14 ?"".- .---.....",-...-..,- Eagle Meadows Project CEQA Findings and Findings of Fact Mitigated Project Level and Cumulative Adverse Impacts Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The project-level and cumulative significant effects have been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. See mitigation measures AQ 5.2-4 through AQ 5.2-9 in Section 3.1 of this document. 3.6.3 - Potentially Significant Impact Implemen1ation of the proposed project, in conjunction with future developments associated with cumulative projects would contribute to the ongoing loss of open space in the region, resulting in a decline of biological resources and species diversity. Cumulative development would also result in increase traffic and human use of the project vicinity, which would increase human intrusion and activity levels in proximity to habi1at areas and wildlife use areas and, therefore, further reduce the quantity and quality of wildlife habi1at. This would be a significant impact. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The cumulative significant effects have been eliminated or substantially lessened to a level that is less than significant by virtue of the following mitigation measures as identified in the final EIR and incorporated into the project. See mitigation measures BR 5.5-1 and BR 5.5-2 in Section 3.4 of this document. BR6-1 The following invasive exotic plants shall not be used in any project residen1ial or commercial landscaping: tamarisk (all species) and pampas grass. In addition, vege1ation at any ponds or water features shall be managed in a way such that none of the invasive exotic plants listed by the Department of Agriculture allowed to become established. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings,doc 15 Eagle Meadows Project CEQA Findings and Findings of Fact Mitigated Project Level and Cumulative Adverse Impacts BR6·2 During construction, site boundaries shall be clearly marked with flagging, fencing, or 01her suitable material to prevent construction equipment and vehicles from impacting adjacen1 habitat areas potentially occupied by special-status species. 3.6.4 - Potentially Significant Impact The proposed project and future projects associated with General Plan buildout and identified in earlier in this section are located in an area known to contain paleontological resources. Therefore, implementation of the project and other projects could potentially result in significant cumulative impacts to paleontological resources. Finding Changes or alterations have been required in, or incorporated into, the project, which mitigate or avoid the significant effects on the environment. Facts in Support of Finding The project-level and cumulative significant effects have been eliminated or substantially lessened to a level that is less than significant by virtue ofthe following mitigation measures as identified in the final EIR and incorporated into the project. See mitigation measures CR 5.7-1 through CR 5.7-4 in Section 3.5 of this document. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 16 ~- . ______..._.'__._"'__ _~ .'w_....~ .. ___...,~_,,,·_._~_u Eagle Meadows Project CEQA Findings and Findings of Fact Significant and Unavoidable Adverse Impacts SECTION 4: SIGNIFICANT AND UNAVOIDABLE ADVERSE IMPACTS 4.1 Significant and Unavoidable Impact Some residents in the project site will be exposed to noise levels that exceed L,o - 55dBA. These noise levels are generated by racing events at the adjacent Mesa Marin Raceway. 4.1.1 - Finding Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employmen1 opportunities for highly 1rained workers, make infeasible the mitigation measures or proj ect alternatives identified in the environmental impact report. 4.1.2 - Facts in Support of Finding No feasible measures are available for the project applicant to reduce noise levels from the Mesa Marin Raceway to less than L,o - 55 dBA. Effective mitigation of Mesa Marin racing noise must be applied at the source, that is, at 1he raceway itself. There is little that can be accomplished on the project site that will reduce racing noise levels. A sound wall constructed along the perimeter of the site may reduce noise at residences immediately adjacent to the wall, but not the remainder of the homes. Sound insulation of homes will improve interior noise levels, but noise levels outside homes will still exceed local standards. The No ProjectINo Development Alternative would avoid significan1 and unavoidable noise impacts, but would not meet any of the project objectives, primarily the creation of a master planned residential community. However, 1he No ProjectINo Development Alterna1ive also would not accommodate the new 1raffic patterns created by the future interchange at Vineland or promote s1reet circulation. The General Plan Alternative would place a greater number of structures within areas of excessive noise; thus this Alternative would have greater noise impacts. The Noise Elemen1 Alternative would avoid the noise impacts associated with the proposed project by siting the residential lots outside of1he L,o dBA noise contour. However, this alternative would only allow for 41.6 acres and 130 residential lots to be developed and result in fragmentation of the development pattern in northeas1 Bakersfield. Furthermore, since 1his alternative would not result in full implementation of the circulation system and associated improvements, especially those improvements in the northern portion of the project site, this alternative would not provide as much access, including pedestrian access to the planned commercial uses north of SR 178. Additionally, this alternative would not meet most of the objectives of the proposed project, and would n01 create a viable master planned community that reflects the City's desire 10 promote development in northeastern Bakersfield. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 17 -"..-~._... --- "'~._~_...,-_.._--- Eagle Meadows Project CEQA Findings and FIndings of Fact Significant and Unavoidable Adverse Impacts The significant and unavoidable adverse impacts on land use and planning by the proposed project are considered to be acceptable in ligh1 of the Statement of Overriding Considerations provided herein as Attachment A. 4.2 Significant and Unavoidable Impact Five roadway segments will experience a substantial cumulative increase in noise levels. Only two of the roadway segments (SR 178 from Fairfax to Morning and SR 184 from Vineland to Masterson) have existing residences in the vicinity. As a result, these residences will experience significant cumulative noise impacts. 4.1.3 - Finding Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the environmental impact report. 4.1.4 - Facts in Support of Finding All project related cumulative impacts can be reduced to less than significant, with the exception of offsite noise related impacts to sensi1ive land uses along existing roadways. Offsite project traffic noise impacts in the Year 20 I 0 are considered to be significant. Residences along SR 178 from Fairfax to Morning and along SR 184 from Vineland to Masterson will be exposed to a substantial increase in noise. This noise increase was contemplated in the Metropolitan Bakersfield General Plan Update EIR because there are numerous areas throughout the City that will experience substantial increases in noise due to future development in accordance with the Metropolitan Bakersfield General Plan. These increases are projected 10 occur due to substantially lower traffic volumes that currently exis1 compared to the volumes projected in the future. No feasible measures are available for the project applicant to reduce project and cumulative traffic noise levels along SR 184 from Vine land to Masterson and cumulative traffic noise levels along SR 178 from Fairfax to Morning. Therefore, significant and unavoidable noise impacts will occur along these two roadway segments. The No ProjectINo Development Alterna1ive would avoid significant and unavoidable noise impacts, but would not meet any of the project objectives, primarily the creation of a master planned community. Additionally, the No ProjectINo Development Alterna1ive is not consistent with the City's vision for northeast Bakersfield. The No Project/General Plan Alternative would place a greater number of structures within areas of excessive noise; thus this Alternative would have greater onsite noise impacts. Moreover, since the No Project/General Plan Alternative would result in a greater number of residential units it would also generate a greater amount of traffic thereby Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 18 --'--~--,r-'- - -- ._-_.~._, -----~.~,-- Eagle Meadows Project CEQA Findings and Findings of Fact Significant and Unavoidable Adverse Impacts generating more noise along project area roadways. The Noise Element Alternative would avoid the noise impacts associated with the proposed project by siting the residential lots outside of the Lso dBA noise contour. However, this alternative would only allow for 41.6 acres and 130 residential lots to be developed and result in ftagmentation of the development pattern in northeast Bakersfield. Furthermore, since this alternative would not resutt in full implementation of the circulation system and associated improvements, especially those improvements in the northern portion of the project site, this alternative would not provide as much access, including pedestrian access to the planned commercial uses north of SR 178. Additionally, this alternative would not meet most of the objectives of the proposed project, and would not create a viable master planned community that reflects the City's desire to promote development in northeastern Bakersfield. The significant and unavoidable adverse impacts on land use and planning by the proposed project are considered to be acceptable in light of the Statement of Overriding Considerations provided herein as Attachment A. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 19 Eagle Meedows Project CEQA Findings and Findings of Fact Feesiblllty of Project Alternatives SECTION 5: FEASIBILITY OF PROJECT ALTERNATIVES CEQA requires that an EIR include an analysis of a reasonable range offeasible alternatives to a proposed project capable of avoiding or substantially lessening any significant adverse environmental impact associated with the project. The discussion of alternatives is required to include the "No Project" alternative. CEQA requires further that the City identifY an environmentally superior alternative. If the "No Project" alternative is the environmentally superior alternative, an environmentally superior alternative must be identified nom among the other alternatives. (CEQA Guidelines, section 15126.6.) As set forth in these Findings, the Project, with the Mitigation Measures incorporated, will have remaining significant adverse environmental impact. The City has, in addition to incorporating the recommended measures to mitigate the identified impacts, reviewed a range of potential alternatives to the proposed project. The Eagle Meadows EIR discussed the No ProjectINo Development Alternative, the No Project/Development in Accordance with the General Plan Alternative, and the Development in Accordance with the General Plan Noise Element Alternative. An Environmentally Superior Alternative has been selec1ed nom among the three alternatives evaluated in this Draft EIR. An alternative tha1 is environmentally superior will result in the fewest or least significant environmental impacts and will achieve the project objectives of the planning effort. The City Council rejects each of the Alternatives, on the grounds that they are infeasible, fail to meet the objectives ofthe Projec1, or fail to avoid adverse environmental impacts, as set forth in greater detail below. 4.2 - NO PROJECT/NO DEVELOPMENT ALTERNATIVE This alternative would leave the entire project site unchanged and no new development would occur onsi1e. In general, the Eagle Meadows project area would continue to exist as open space. The No Project Alternative would result in fewer transportation and traffic, air quality, noise, geology and soils, biological resources, hazards and hazardous materials, and cultural resources impacts in relation to the proposed project. However, this alternative would not meet the project's objectives. It also does not serve to further 1he planning vision of the City, which as se1 forth in the City's General Plan, indicates 1he City's desire to promote residential development and expansion in northeast Bakersfield. This alternative will also not provide the economic benefits to the City. Although this alternative is environmentally superior to the project, the City finds it to be less desirable than the proposed project, and rejects it because it fails to meet the project's objectives. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 20 Eagle Meadows Project CEQA Findings and FIndIngs of Fact Feasibility of Project Alternatives 4.3 _ NO PROJECT/DEVELOPMENT IN ACCORDANCE WITH THE GENERAL PLAN ALTERNATIVE This alternative will allow for the development of the project site as defined in the General Plan, which would result in greater development intensity. The project site currently has a General Plan designation of Low Density Residential (122 acres) which allows a density of up to 7.26 units per net acre and Open Space (34 acres). Thus under the General Plan Alternative, the project site would be developed with approximately 880 residential units on the 122 acres of land designated Low Density Residential and 34 acres of open space. Comparatively, the proposed project would result in the construction of 489 residential lots on 125 acres with a gross density of 3 .13 units per acre and a net density of3.91 units per acre. The remaining 31 acres of the I 56-acre project site would be re1ained as open space. The General Plan Alternative would result in greater transportation and traffic, noise, geology and soils, biological resources, hazards and hazardous materiats, and cultural resources impacts in relation 10 the proposed project. The General Plan Alternative could achieve the objectives of the project; however, the City Council rejects this alternative because of its significant adverse environmental impacts. 4.4 _ DEVELOPMENT IN ACCORDANCE WITH THE GENERAL PLAN NOISE ELEMENT ALTERNATIVE Portions of the project site will be exposed to noise impacts as a result of racing activities at the Mesa Marin Raceway. The Development in Accordance with the General Plan Noise Element Alternative (Noise Element Alternative) examines the development of the project site in a manner that would avoid the placement of residential units within areas of the project site that will be exposed to noise in excess of the City's established thresholds. As such, the portions of the project site that lie within the L50 _ 55 dBA or greater noise contours (see Exhibit 5.3-1) would remain undeveloped and, in accordance with the site plan, the remaining 41.6 acres containing 130 residential lots outside of the Lso - 55 dBA or greater noise contours would be developed in the southwestern portion of the project site. When compared to the Eagle Meadows project, the Noise Element Alternative would result in less transportation and traffic, air quality, noise, geology and soils, biological resources, hazards and hazardous materials, and cultural resources impacts. However, this alternative would not meet most ofthe objectives of the proposed project. The project would provide an open space buffer between the project site and the Mesa Marin Raceway by reducing the amount of developable land; however, such a reduction in development would not create a viable master planned community that reflects the City's desire to promote development in northeastern Bakersfield. Moreover, the reduction in development would not result in the circulation improvements as outlined in the project objectives. AI1hough this alternative is environmentally superior to the project, the City finds it to be less desirable than the proposed project, and rejec1s it because it fails to mee11he project's objectives. Michael Brandman Associates S:\TRACTS\6352\CCIEIR Findings.doc 21 .~ ---------_.._,----,._~_...,~-~"...~--~--~ ~---~ Eagle Meadows Project CEQA FindIngs and FIndIngs of Fact FeasIbility of Project Alternatives 4.5 - ENVIRONMENTALLY SUPERIOR ALTERNATIVE The environmentally superior alternative is selected from among the preceding alternatives and the Eagle Meadows project. An alternative that is environmentally superior would result in the fewest or least significant impacts and will feasibly attain most of the objectives of the planning effort. Based on the evaluation of the alternatives in this section, the No ProjectfNo Development Alternative would result in fewer significant impacts than the Eagle Meadows Subdivision project. CEQA states that if the environmentally superior alternative is the "No Project" alternative, the ErR shall atso identify an environmentally superior alternative from other alternatives. The Noise Element Alternative is, thus, considered to be the environmentally superior alternative. However, although this alternative is determined to be environmentally superior to the proposed project, in relation to transportation and traffic, air quality, noise, geology and soils, biological resources, hazards and hazardous materials, and cultural resources, it would not fully obtain the objectives of the Eagle Meadows project. Specifically, by reducing the scale of the project, the Noise Element Alternative reduces the amount of housing onsite by almost 75 percent, which would present obstacles to achieving the project objectives. Michael Srandman Associates S:\TRACTS\6352\CC\EIR Findings.doc 22 Eagle Meadows Project CeQA FindIngs and Findings of Fact EXHIBIT "D" Attachment A: Statement of Overriding Considerations Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc ---"...- ----_._._~.~~-- Eagle Meadows Project CEQA Findings and Findings of Fact Attachment A STATEMENT OF OVERRIDING CONSIDERATIONS The California Environmental Quality Act (CEQA) requires the lead agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Bakersfield proposes to approve the Eagle Meadows project although unavoidable adverse noise impacts have been identified in the ErR. Specifically, the significant and unavoidable noise impacts are associated with raceway activities at the adjacent Mesa Marin Raceway and offsite project 1raffic noise impacts in the Year 20 I O. Even though these adverse impacts are not reduced to a level considered less than significant, the Bakersfield City Council finds that those impac1s are outweighed by the benefits of the Eagle Meadows project. Further, the alternatives which were iden1ified in the EIR would not provide either in part or in whole the project benefi1s, as summarized below, to the same extent as the proposed project: · Create a master-planned residential community that will enhance the quality of the City of Bakersfield and help create a desirable lifestyle for those homeowners who reside there; · Accommodate new 1raffic patterns created by the Vineland S1reet/State Route 178 interchange; · Provide an open space buffer between the Mesa Marin Raceway and the Eagle Meadows project site; · Promote s1reet circulation by facilitating the frontage road shown as Mesa Marin Drive on the east side of the project site; · Provide improvements to SR-178 and SR-184 along the project frontage; and · Provide a safe s1reet network that contributes to the quality of the neighborhood. Therefore, the Bakersfield City Council, having reviewed and considered the information contained in the EIR and the public record, adopts the Statement of Overriding Considerations which has been balanced against 1he unavoidable adverse impacts in reaching a decision on this project. Michael Brandman Associates S:\TRACTS\6352\CC\EIR Findings.doc A-1 " .!! ... g- '" s .¡; ~ " .2 1;; '" '" ¡ z 1-< (,)....1 WII.. "c¡ Oz II::-It) 11..11::0 (/)00 ~~N OZOÔ COW <:EZ WZ~ :EO" W¡:: ....1< ~c¡ W~ :E ~ ~ i " g. '" I I ~ f I I > II jj I! i I I J N .,; z o ¡:: '" U .~ W '" ~ '" ïæ r.¡ e .. .. .... , - .. " .c VJ ~ ::::; c( ::I a 0:: < EXHIBIT "E" » .D .", gp ~ .~ å. ¡¡:: ~ " o " .D ~.~ß~Ô -¡¡;-¡;-"" 'Ëg:á~~ ~ Q p..:; ~ .~ .~~ s r.f) ~ 8. 01) 00 £j » "" i ~ .- ã ,,' e ~ I-. oS = ~ c2 tf p;.9 ª' C Q) UJ 1=0 ro .~'1;j ~ 0 _o~....o p.. 15..~ §:.9 ê'-¡¡; ~ " '" .;:;<.....~" "''' "0 (,) ....... 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