HomeMy WebLinkAboutRES NO 264-05
RESOLUTION NO,
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'264;05
RESOLUTION OF THE COUNCIL OF THE CITY OF BAKERSFIELD
CERTIFYING IT HAS RECEIVED, REVIEWED, EVALUATED AND
CONSIDERED THE INFORMATION CONTAINED IN THE FINAL
ENVIRONMENTAL IMPACT REPORT FOR GENERAL PLAN AMENDMENT
AND CONCURRENT ZONE CHANGE NO. 03-1528 AND CERTIFYING THAT
THE FINAL ENVIRONMENTAL IMPACT REPORT HAS BEEN COMPLETED
IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT, THE STATE CECA GUIDELINES, AND THE CITY OF BAKERSFIELD
CEQA IMPLEMENTATION PROCEDURES, AND MAKING FINDINGS AND
ADOPTING A MITIGATION MONITORING PLAN.
WHEREAS, the Planning Commission of the City of Bakersfield in accordance with the
provisions of Section 65353 of the Government Code, held a public hearing on Monday, October 3,
2005, and on Thursday, October 6, 2005, on the certification of the Final Environmental Impact
Report (EIR) for General Plan AmendmentlZone Change No. 03-1528 for the proposed amendment
to the Land Use Element and Circulation Element of the Metropolitan Bakersfield General Plan and
the proposed zone change, notice of the time and place of hearing having been given at least ten
(10) calendar days before said hearing by publication in The Bakersfield Californian, a local
newspaper of general circulation; and
WHEREAS, PB Ventures LLC made application for a concurrent general plan amendment
and zone change for property generally bounded by Panama Lane to the north, Old River Road to
the east, South Allen Road (unimproved) to the west, and Taft Highway (State Route [SRI 119) to
the south, as shown in attached Exhibit "A," to allow development of a master-planned community
on approximately 1,833 acres, more specifically stated as follows:
General Plan Amendment No. 03-1528:
A request to amend the Land Use Element of the Metropolitan Bakersfield
General Plan from R-IA (Resource - Intensive Agriculture) to LR (Low
Residential) on 1310.08 acres, to HMR (High Medium Residential) on 86.31
acres and to GC (General Commercial) on 86,36 acres; and from R-MP
(Resource - Mineral and Petroleum) to LR (Low Residential) on 320,22
acres, to HMR (High Medium Residential) on 23.22 acres and to GC
(General Commercial) on 6.77 acres.
A request to amend the Circulation Element of the Metropolitan
Bakersfield General Plan to deviate from the grid pattern of the
Circulation Element alignment of collector roads on the west portion of
the project site.
Zone Chanae No. 03-1528:
A request to prezone from County A (Agriculture) to R-1/PUD (One
Family Dwelling/Planned Unit Development) on 1,630.34 acres, to
R-2/PUD (Limited Multiple-Family Dwelling/Planned Unit
Development) on 109.53 acres, to C-1 (Neighborhood
Commercial) on 9.66 acres, to C-2 (Regional Commercial) on
22.09 acres, and to C-2/PCD (Regional CommerciallPlanned
Commercial Development) on 61,38 acres.
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WHEREAS, for the above-described project, it was determined that the proposed project
may have a significant effect on the environment and, therefore, an EIR was required for the project
in accordance with the California Environmental Quality Act (CEQA); and
WHEREAS, the City of Bakersfield retained the professional consulting services of Jones &
Stokes to prepare the Initial Study, EIR and related documents; and
WHEREAS, by Resolution No. 149-05 on October 6, 2005, the Planning Commission
recommended certification of the Final EIR for General Plan Amendment/Zone Change No. 03-1528
and this Council has fully considered the findings made by the Planning Commission as set forth in
that Resolution and as restated herein; and
WHEREAS, a Notice of Preparation was filed with the State Clearinghouse on March 21,
2005, for a 30-day review period in accordance with CEQA; and
WHEREAS, a Public Scoping hearing was held on March 31, 2005, to receive input from the
public and agencies on the Initial Study and scope of the Draft EIR; and
WHEREAS, a Draft EIR was prepared and circulated to interested parties and agencies and
a notice of availability was sent to property owners within 300 feet of the project site and all those
who requested notification at the Planning Commission public hearing(s) or requested special notice
to the Development Services Department on July 13, 2005, in accordance with CEQA for a 45-day
review period to end on August 28,2005, in accordance with Section 15087 of the State CEQA
Guidelines; and
WHEREAS, the public hearing on the Draft EIR was held during the latter half ofthe public
review period as is required by the City of Bakersfield CEQA Implementation Procedures; and
WHEREAS, the Notice of Completion was filed with the State Clearinghouse and the Draft
EIR was submitted to the State Clearinghouse (SCH # SCH #2005031113) on July 13, 2005, to start
the 45-day review period to end on August 28, 2005, in accordance with CEQA; and
WHEREAS, the Planning Commission of the City of Bakersfield in accordance with the
provisions of the City of Bakersfield CEQA Implementation Procedures, held a public hearing on
Thursday, August 18, 2005, on the adequacy of the Draft EIR; and
WHEREAS, on September 26, 2005, the Final EIR was completed and notice of its
availability was made to interested parities and agencies; and
WHEREAS, on October 6, 2005, the Planning Commission considered the Final EIR; and
WHEREAS, based on comments received prior to and at the October 6, 2005, Planning
Commission Hearing, the Planning Commission recommended certification of the Final EIR; and
WHEREAS, the environmental record prepared in conjunction with the project includes the
following:
1. The Notice of Preparation, Draft Environmental Impact Report, and Final
Environmental Impact Report;
2. All staff reports, memoranda, maps, letters, minutes of meetings relating to the
project;
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3. All testimony, documents and evidence presented to the City by consultants working
with the City relating to the project;
4. The proceedings before the Planning Commission relating to the project, the Draft
EIR and the Final EIR, including testimony and documenting evidence introduced at
the public hearings; and
5, Matters of common knowledge to the Planning Commission which it considered
including but not limited to the following:
a) The Metropolitan Bakersfield General Plan;
b) The City of Bakersfield Zoning Ordinance;
c) The City of Bakersfield Municipal Code;
d) Other formally adopted policies and ordinances of the City of Bakersfield;
and
WHEREAS, the Planning Commission adopted Resolution No. 149-05 on October 6, 2005,
recommending certification of the Final EIR for General Plan Amendment/Zone Change No. 03-
1528; and
WHEREAS, the Council has considered and concurs with the following findings made by the
Planning Commission as set forth in Resolution No. 149-05, adopted on October 6, 2005:
1. The laws and regulations relating to the preparation and adoption of Environmental
Impact Reports as set forth in CEQA, the State CEQA Guidelines, and the City of
Bakersfield CEQA Implementation Procedures, have been duly followed by city staff
and the Planning Commission; and
2. In accordance with State CEQA Guidelines Section 15151, the Planning
Commission considered the following direction regarding "standards for adequacy"
of an EIR:
An EIR should be prepared with a sufficient degree of analysis to provide decision-
makers with information which enables them to make a decision which intelligently
takes account of environmental consequences. An evaluation of the environmental
effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is
to be reviewed in the light of what is reasonably feasible. Disagreement among
experts does not make an EIR inadequate, but the EIR should summarize the main
points of disagreement among the experts. The courts have looked not for
perfection but for adequacy, completeness, and a good faith effort at full disclosure;
and
3. In accordance with CEQA Guidelines Sections 15151 and 15090, the Final EIR was
considered for adequacy, completeness and good faith effort at full disclosure and
has been completed in compliance with CEQA; and
4, Attached Exhibit "B" containing the "Statement of Facts, Findings, and Mitigation
Measures" are appropriate and incorporated into the project; and
5. Attached Exhibit "C" containing the "Mitigation Monitoring and Reporting Program" is
incorporated into the project; and
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6. The Final EIR analyzed a reasonable range of alternatives to the project, each of
which has been rejected as infeasible due to specific considerations in accordance
with State CEQA Guidelines Section 15091, as supported by the substantial
evidence contained in the "Statement of Facts, Findings, and Mitigation Measures" in
Exhibit "8"; and
WHEREAS, in accordance with State CEQA Guidelines Section 15132, the Final EIR
consists of the following;
1. The Draft EIR;
2. Comments and recommendations received on the Draft EIR either verbatim or in
summary;
3. A list of persons, organizations and public agencies commenting on the Draft EIR;
4. The responses of the Lead Agency to significant environmental points raised in the
review and consultation process; and
WHEREAS, the Final EIR for General Plan Amendment/Zone Change No, 03-1528 was
prepared in accordance with State CEQA Guidelines Section 15132; and
WHEREAS, in accordance with State CEQA Guidelines Section 15090 the lead agency (City
of Bakersfield) shall certify that:
(a) The Final EIR has been completed in compliance with CEQA; and
(b) The Final EIR was presented to the decision-making body of the Lead Agency and
that the decision-making body reviewed and considered the infonmation contained in
the Final EIR prior to approving the project.
WHEREAS, in accordance with State CEQA Guidelines Sections 15151 and 15090, the
Final EIR was considered for adequacy, completeness and good faith effort at full disclosure and
has been completed in compliance with CEQA; and
NOW, THEREFORE, BE IT RESOLVED AND FOUND BY THE COUNCIL OF THE CITY
OF BAKERSFIELD as follows:
1. The City Council hereby certifies that it has received, reviewed, evaluated and
considered the information contained in the Final EIR for General Plan
Amendment/Zone Change No. 03-1528.
2. The City Council hereby certifies the Final EIR for General Plan Amendment/Zone
Change No. 03-1528.
3, The above recitals and findings incorporated herein by reference are true and
correct and constitute the Findings of the City Council in this matter.
4. That all required notices have been given,
5.
The provisions of CEQA have been followed.
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ORIGINAL
6, The City Council hereby finds the mitigation incorporated into the project avoids
impacts or mitigates impacts to a less than significant level.
7. Certain environmental impacts regarding agricultural resources, air quality (odor
only), and transportation/traffic are considered unavoidable and cannot feasibly be
mitigated to a less than significant level. Moreover, the project alternatives analyzed
in the Final EIR would not feasibly mitigate these impacts.
8. 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 purposes 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 Game 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.
9. The Final EIR has been reviewed by the City Council of the Lead Agency and the
findings contained therein reflect the City Council's independent judgment and
analysis.
10. All of the foregoing findings are supported by substantial evidence in the record of
the proceedings before the Planning Commission, which is maintained by the City's
Planning Director in the Planning Department's offices at 1715 Chester Avenue,
Bakersfield, CA 93301, and of the proceedings before the City Council, which is
maintained by the City Clerk in the City Clerk's offices at 1501 Truxtun Avenue,
Bakersfield, CA 93301.
11. The Planning Division of the Development Services Department is hereby directed to
file a Notice of Determination with the County Clerk of Kern County, pursuant to the
provision of Section 21152 of the Public Resources Code and Section 15094 of the
State CEQA Guidelines adopted pursuant thereto and a Certificate of Fee
Exemption pursuantto Section 711.4 (c)(2)(B) ofthe State of California Department
of Fish and Game Code.
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ORIf>INAL
I HEREBY CERTIFY that the foregoing Resolution was passed and adopted b
Council of the City of Bakersfield at a regular meeting thereof held on .
by the following vote:
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~ COUNCILMEMBER COUCH, CARSON, BENHAM, MAGGARD, HANSON, SULLIVAN, SCRIVNER
NOES: COUNCILMEMBER
ABSTAIN: COUNCILMEMBER
ABSENT: COUNCILMEMBER
~.fYì(fll1t
PAMELA A. McCARTHY, C
CITY CLERK and Ex Offici lerk of the
Council of the City of Bakersfield
APPROVED
NOV 1 6 2009
HARVEY L. ALL
MAYOR of the City of Bakersfield
APPROVED as to form:
VIRGINIA GENNARO
City Attorney
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EXHIBIT A
B
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General Plan Amendment/Zone Change Location Map
Statement of Facts, Findings, and Mitigation Measures
Mitigation Monitoring and Reporting Program
PH - S:IGPA 3rd 2005\03-1528 Old River EIRIResolutionslCC FEIR.doc
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Exhibit A
General Plan Amendment/Zone Change Location Map
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Exhibit B
Statement of Facts, Findings, and Mitigation Measures
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Statement of Facts, Findings, and
Mitigation Measures
Introduction
To support a decision on a project for which an Environmental Impact Report
(EïR) is prepared, a Lead or Responsible Agency must prepare written findings
of fact for each significant environmental impact identified in the EIR. Pursuant
to Section 21081 of the Public Resources Code and Section 15091 of the State
CEQA Guidelines, the City of Bakersfield, as the Lead Agency, has prepared
these Findings of Fact for the Old River Ranch project. These Findings of Fact
must be adopted by the City Council after certification of the Final Program EIR
(pEIR) and at the time of approval of the proposed project.
Section 15091 of the CEQA Guidelines provides that no public agency shall
approve or carry out a project for which an EIR has been certified which
identifies one or more significant environmental effects of the project UlÙess the
public agency makes one or more written findings for each of those significant
effects, accompanied by a brief explanation of the rationale for each finding. The
possible findings are:
· Changes or alterations have been required in, or incorporated into, the
project, which avoid or substantially lessen the significant environmental
effects as identified in the Final EIR.
· Such changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such changes
have been adopted by such other agency or can and should be adopted by
such other agency.
· Specifir. economic, legal, social, technological, or other considerations,
including provisions of employment opportunities for highly trained workers,
make infeasible the mitigation measures or project alternatives identified in
the Final EIR.
After considering the Final EIR in conjunction with making findings, the Lead
Agency must not approve the project if it will have a significant effect on the
environment unless it finds that the benefits of the project outweigh the
unavoidable adverse environmental effects. CEQA requires decision makers to
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts. Findings, and
Mitigation Measures
balance the economic, legal, social, technological, or other benefits of a proposed
project against its unavoidable environmental risks when detennining whether to
approve a project. Pursuant to Section 15093 of the CEQA Guidelines, a
St;.tement of Overriding Considerations has been prepared for the proposed
project.
Project Objectives
The project applicant and the City have both developed objectives for the
proposed project, each of which are presented below.
Applicant's Objectives
· To develop a high quality master planned community with its own identity,
incorporating a range of housing types; recreational features including parks,
greenbelts, trails, and playing fields; and shopping, employment, and
educational facilities.
· To provide a mix of uses that would be mutually supportive linked by trails
and greenbelts, reducing automobile dependency and encouraging pedestrian
activity. These design features are expected to reduce air emissions related
to transportation.
· To create an ecologically sound development that incorporates a
comprehensive program of resource protection and conservation.
· To develop a self-contained community focused on a mixed-use Village
Center chat serves as an entertainment and service center, and a gathering
place for a wide range of community activities and special events.
· To create a public and private system of parks, trails, and community
recreation facilities integrated into the physical plan of the community.
· To implement comprehensive streetscape and landscape standards
throughout the community, creating a unique identity and sense of place.
· To implement a comprehensive road and infrastructure improvement phasing
program assuring adequate capacity for buildout of the planned development.
· Provide a mix of housing for various economic levels of the community.
City of Bakersfield's Objectives
The City has identified in its MBGP goals and objectives guiding future urban
growth, including the fast-growing southwest Bakersfield area. The general plan
represents the official statement of the community's physical development goals
as well as economic, social, and environmental goals. Pertinent City goals and
objectives for the proposed project include:
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Chapter II, Land Use Element
· Accommodate new development which captures the economic demands
generated by the marketplace and establishes Bakersfield's role as the capitol
of the southern San Joaquin Valley.
· Accommodate new development which proyides a full mix of uses to support
its population.
· Accommodate new development which is compatible with and complements
existing land uses.
· Accommodate new deyelopment which channels land uses in a phased,
orderly manner and is coordinated with the provision of infrastructure and
public improvements.
· Accommodate new development that is sensitiye to the natural environment,
and accounts for enyironmental hazards.
· Establish a built environment which achieyes a compatible functional and
yisual relationship among individual building sites.
Chapter III, Circulation/Streets
· Provide a safe and efficient street system that links all parts of the area for
movement of people and goods.
· Provide for safe and efficient motorized, non-motorized, and pedestrian
traffic movement.
· Minimize the impact of truck traffic on circulation, and on noise sensitive
land uses.
· Provide a street system that creates a positive image of Bakersfield.
· Provide a local street network that contributes to the quality and safety of
residential neighborhoods and commercial districts.
Chapter IV, Housing
· Provide an adequate supply of sites for the development of sound, affordable
new housing.
Chapter V, Conservation/Biological Resources
· Conserve and enhance Bakersfield's biological resources in a manner which
facilitates orderly development and reflects the sensitivities and constraints
of those resources.
Old River Ranch Project (GPAlZC #03-1528)
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Statement of Facts, Findings. and
Mitigation Measures
Chapter VI, Open Space
· Conserve and enhance the unique aspects of open space within the planning
area.
· Create an integrated system of open space amenities in the planning area.
Chapter X, Public Services & Facilities/Utilities
· Maintain a coordinated planning and implementation program for the
provision of public utilities to the planning area.
· Coordinate the planning and implementation of planning area municipal-type
utility facilities and services.
Chapter XI, Parks
· Provide parks and recreation facilities to meet the planning area's diverse
needs,
Proposed Project
The proposed project is GPA, Zone Change, and Annexation of approximately
1,853 acres to the City to allow for the new master planned community. The
design of the proposed project includes a mixed-use development defined by
yarious land use concepts, including low- to high-medium density residential,
recreation, general commercial, school, and public service infrastructure. More
specific descriptions of the proposed uses within these areas are described below.
The proposed project will be subject to a Development Agreement with the City.
Proposed GPA
As discussed above, the project applicant is proposing a GPA to change the
existing MBGP land use designations. The proposed GPA would change the
land use designations from Intensive Agriculture (R-IA - minimum 20-acre
parcel size) and Mineral and Petroleum (R-MP - minimum land use designation
size 5 acres), to a mix of the following:
. LR - Low Density Residential, which is less than or equal to 726 dwelling
units per net acre (du/ac) (single-family detached housing, typical of tract
developments);
. HMR -- High-Medium Density Residential, which is greater than
726 dulac and less than or equal to 17.42 dulac within the City, and less than
or equal to 17.42 dulac in the County of Kern; and
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield Statement of Facts, Findings, and
Mitigation Measures
. GC - General Commercial, which is a maximum floor area ratio (FAR) of
1.0 and 4 stories (for retail and service facilities that provide a broad range of
goods and services, which serve the day-to-day needs of nearby residents).
In addition, as part of the proposed GPA, the applicant is proposing to change the
circulation, which would require amending the Circulation Element of the
MBGP. The proposed project would alter the existing Circulation Element in the
vicinity of this project to provide a more efficient circulation network to serve the
proposed project. As part of the Circulation Element Amendment, the major
perimeter and internal arterials would remain in their current alignments as
Arterial roadways. The proposed Major Collector roads in the western half of the
site would be reconfigured to eliminate the existing grid pattern within the site.
Zone Change
The proposed project also includes prezoning by the City, which would change
the zoning from Kern County's existing zoning classification of A (Exclusive
Agriculture) to a mixture of residential and commercial zones, consistent with the
GPA. Figure ES-7 shows the proposed zoning, which would consist of the
following zoning classifications:
· R-t (One-Family Dwelling Zone)- typically characterized by single-family
subdivision. Howeyer, other allowable structures and uses such as accessory
buildings (i.e., garages, greenhouses, and swimming pools), home-based
daycares, and home occupations can be incorporated.
· R-2 (Limited Multiple-Family Dwelling Zone)-characterized by all uses
permitted in an R-l zone, as well as limited multiple-family dwellings and
accessory buildings not exceeding 12 % of the area.
· R-3 (Limited Multiple-Family Dwelling Zone}-characterized by all uses
permitted in the R-l and R-2 zones, as well as multiple-family dwellings and
apartment houses, and accessory buildings or structures necessary to such use
located on the same lot or parcel of land.
· C-t (Neighborhood Commercial Zone)-medium-sized commercial
development. The collection of stores in these locales would typically be
srnall shopping centers or strip malls. Allowable uses include, but are not
limited to any use permitted for a C-O zone (Professional and Administrative
Office Zone), apparel and accessory stores (excluding large-scale chain
department stores), automobile service stations, drugstores/pharmacies,
grocery stores, beauty salons, pet and pet supply stores, and restaurants.
Public utility structures and water pump stations also are allowed pursuant to
planning director review and approval.
· C-2 (Regional Commercial Zone)-typically associated with larger
commercial centers that may contain a number of larger-scale stores as well
as a mixture of smaller retail outlets, which can include any use permitted for
CoO Zone (Professional and Administrative Office Zone) and C-l Zone,
apparel and accessory stores, automobile dealerships, computer software
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Old River Ranch Project (GPAlZC #03-1528)
September 2005
City of Bakersfield
Statement of Facts. Findings. and
Mitigation Measures
stores, department stores, fanners markets on weekends, hardware stores,
hotels, restaurants and other eating-related places, sporting goods stores,
theaters, and public or commercial parking.
. C-C (Commercial Center Zone)-intended for those areas in the city that
are planned for large-scale mixed-use development centers consisting of
commercial and high-density residential uses consistent with the center's
concept as described in the general plan. The C-C rone is also intended to
allow a mix of commercial and residential uses that support businesses
within the commercial core of the city, providing a hannonious transition
from the commercial areas to residential areas. Allowable uses include, but
are not limited to any use permitted in the R-3, R-4, CoO, C-l, and C-2
zones, except those uses permitted in the R-l and R-2 zones as referenced.
In connection with the commercial zones, a Planned Commercial Development
(PCD) overlay would also be required. The PCD zone would be used in
combination with the proposed commercial zones when assigning a base zone
that defines allowable uses and ensures future site development would be
compatible with surrounding development andlor recognizes unique site
characteristics.
Development Plan Concept
The proposed project involves a new master planned community in southwest
Bakersfield featuring a balance of residential, retail, employment, recreation, and
public facilities. A mixed-use Village Center is proposed as the focal point of the
new community, linked to residential neighborhoods by a system of
multi-purpose trails and local streets. The proposed project features a variety of
residential densities, with trails, retail facilities, schools, and parks to encourage a
more walkable community.
A description of the concepts for ultimate development of the site is provided
below to outline a broad guide to the related entitlements that may be requested
in the future. The following is conceptual, not detailed. Detailed design would
occur as future entitlement applications are submitted for review by the City at a
tract map level. Table 1 provides a summary of proposed land use acreages.
Tabl", 1. Acreage Summary of Proposed Land Uses
Land Use Zone
R-I PUD (One-Family Dwelling Zone with Planned Unit
Development)
R-2 (Limited Multiple-Family Dwelling Zone)
C-C (Community Commercial Zone)
C-2 (Regional Commercial Zone)
Gross
Acreage
1,630.34
109.53
61.38
22.09
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Old River Ranch Project (GPAJZC #03-1528)
City of Bakersfield
Statement of Facts. Findings. and
Mitigation Measures
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C-l (Neighborhood Commercial Zone)
9.66
Total Project Acreage
1,833 Acres
The sile would be developed in phases and divided into four sections, which
would consist of several land uses, including low-medium and high-medium
density residential, commercial retail and office uses, and parks. Additionally,
public service uses such as schools would be included within the plan area to
accommodate future students generated by the proposed project. The locations
of the schools are yet to be detennined. The main design goal of the proposed
project is to create a walkable community, which is accommodated by
incorporation of design features to increase pedestrian accessibility to the various
project components. Specific design features to accomplish this increased
accessibility include use of pedestrian pathways as well as roadway designs
aimed at calming traffic. The proposed project also has been designed to
encourage pedestrian traffic by placing destination points such as parks and
commercial centers within walking distance of most residences. Perimeter walls
would be placed around the project boundary along Taft Highway, Old River
Road, Allen Road, and Panama Lane primarily because of traffic noise from
these arterial roadways.
The majority of residential units would be single-family and would total
approximately 5,979 units. The community would be divided into four sections,
which would be generally delineated by the quadrants created by Buena Vista
anrJ McCutchen Roads that would fonn the perimeters. Each section is proposed
to contain four neighborhoods for a total of 16 neighborhoods throughout the
proposed project. At the center of each section would be a community park
within walking distance of residents. Higher density multi-family residential
areas would include approximately 1,058 units, and would be located in three
general areas: two would be adjacent to the southern right-of-way of McCutchen
Road and the third would be at the northeast corner of Allen Road and Taft
Highway. All three would be within an approximate 5- to lO-minute walk of the
retail centers located near the intersection of these main roadways.
A central park and 34.7-acre commercial center would be located at the center of
the proposed project and would be within a lO-minute walk of most residences
within the project. Retail centers would range in size, from 2 to 3-acre
convenience centers to the 34.7-acre commercial center. The smaller retail
centers would be located throughout the project area at locations designed to be
easily accessible to the various smaller villages. The combination of commercial
areas is planned to serve most needs of future residents to promote a self-
contained development theme,
Village parks are located at the tenninus of major collectors, and mini-parks are
located within most neighborhoods. The applicant would provide public parks
according to the City's standards (general plan calls for a minimum of 2.5 acres
of neighborhood park space per population of 1,000). At the heart of each
neighborhood would be a mini-park located within a 5-minute walk from most
7
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Phasing
Statement of Facts, Findings, and
Mitigation Measures
residences within that neighborhood. The minimum sized 1.5-acre mini-park is
intended to serve as a gathering place or focal point for residents within each
neighborhood. Components of these parks would include areas with playground
areas for small children, benches, picnic tables, walkways, shade trees, and
landscaping.
Two regional highways are proposed within close proximity to the project site.
The west beltway is planned more than 0.5 mile west of the site, and SR-119 is
planned for expansion as the south beltway along the southerly boundary of the
site. The project site is divided by a series of planned circulation elements that
include arterial roadways and major collector streets. Collector roadways would
serve as parkways and would be built with landscaped medians. The proposed
project includes requests for modified collector standards within the project area.
Additionally, one residential area south of McCutchen Road and west of Buena
Vista Road would be a guard-gated community and would have private street
standards. The circulation system will include landscaped parkways and bicycle
lanes. The minimum curve radius would be planned according to street design
standards.
Existing oil wells and production facilities would remain integrated within the
project site until such time the production value diminishes. Oil drilling islands
will be identified on the tentative maps during future phases of the proposed
project, with the underlying land use and zoning designations remaining
residential or open space as required by the MBGP.
The proposed project would be developed in about four phases, extending to the
year 2020. The phasing plan generally involves the following:
· Phase I (To Be Completed By 2008) would involve construction of 1,306
low-density residential units in the northeastern and central portions of the
site, and approximately 191,660 square feet of commercial office uses on 17
acres at the northwest comer of Buena Vista Road and McCutchen Road;
· Phase TI (2012) would involve construction of an additional 1,987
single-family residential units in the northwest portion of the site, 454
multi-family high-medium density residential units in the northeast portion of
the site, and approximately 431,530 square feet of commercial retail uses on
approximately 332 acres at the southeast comer of Buena Vista Road and
McCutchen Road, and 5.6 acres in the northwestern portion of the site;
· Phase TII (2016) would involve construction of an additional 489 single-
family residential units and 270 multi-family high-medium density
residential units in the central-western portion of the site, 210 single-family
residential units in the central-eastern portion of the site, and approximately
153,550 square feet of commercial retail uses on approximately 14.1 acres at
the central-eastern portion of the site along Allen Road; and
8
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City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
. Phase IV (2020) would inyolve construction of an additional 1,469 single-
fanúly residential units and 334 multiple-fallÚly high-medium density
residendal units in the southwestern portion of the site, 518 single-fallÚly
residential units in the southeastern portion of the site, and approximately
110,000 square feet of conunercial retail uses on 5.5 acres in the southwest
portion ofthe site and on 4.6 acres in the southeastern portion of the site.
Entitlements and Approvals
The applicant's specific entitlement objective under this environmental document
is to obtain the City's approval of a GPA, Zone Change, Vesting Tentative Tract
Map (financing map), and a Development Agreement. The Draft PEIR would
also be used to support the proposed annexation of the site under separate action
by Kern County LAFCO. Related future approvals include a vesting tentative
tract map, a parcel map for non-residential components, PCD subnúttals,
Williamson Act Contract Cancellation, possible Conditional Use Pennits (CUP),
and possibly other pennitting actions from other responsible agencies. A
development agreement with the City is being proposed to assure a balance of
public and private benefits, and to protect the applicant's substantial investment
in quality conununity planning and development. The applicant will prepare
detailed design guidelines to govern implementation of the master plan concept.
Findings of Fact
Findings of Fact are based on information contained within the Draft and Final
PEIR for the proposed Old River Ranch project. The Draft PEIR addresses the
potential effects on the environment that are associated with the proposed project,
and was made available for public review from July 13,2005, and ended on
August 28, 2005. Conunents were received from a variety of public agencies,
organizations, and individuals. The Final PEIR contains copies of the conunents,
provides responses to those conunents, and includes Errata for the Draft PEIR
with changes that were made as a result of the conunents received on the Draft
PEIR. This section provides a summary of the significant environmental effects
of the project that are discussed in the PEIR, and provides written findings for
each of those significant effects, accompanied by a brief explanation of the
rationale for each Finding.
Environmental Impacts
Summary of Impacts
The Final PEIR indicated that potentially significant impacts to the following
environmental resources would occur if the proposed project is implemented:
. aesthetics,
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts. Findings, and
Mitigation Measures
· agricultural resources,
· air quality,
· biological resources,
· cultural resources,
· hazards and hazardous materials,
· hydrology and water quality,
· land use and planning,
· noise,
· public services and utilities,
· recreation, and
· transportation/traffic.
Other environmental impacts were identified and disclosed within the Draft
PEIR. Impacts that were detennined to be less than significant and that would
not require the implementation of mitigation include:
· geology and soils,
· mineral resources, and
· population and housing.
These findings are presented by environmental resource and are presented
separately for environmental impacts that are potentially significant but mitigated
to less than significant levels, and significant unavoidable environmental
imryacts. Where mitigation measures are proposed, these mitigation measures are
included in a Mitigation Monitoring Plan, which has been prepared separately
from these Findings of Fact. In addition to the mitigation measures that have
been incorporated into the proposed project, seyeral alternatives were identified
in order to attempt to reduce significant environmental impacts associated with
the proposed project.
Environmental Impacts That Are Mitigated to Less Than
Significant Levels
The following environmental impacts were found to be potentially significant,
but could be reduced to less than significant levels through the implementation of
appropriate mitigation measures.
10
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Old River Ranch Project (GPA/ZC #03-1528)
City of Bakersfield
Statement of Facts, Findings. and
Mitigation Measures
Aesthetics
Impact
AES-l. Implementation of the proposed project could result in impacts from an
increase in nighttime lighting. New lighting would be introduced throughout the
proposed project, including lights within and around the proposed residential
neighborhoods, commercial areas, parks, and within parking lots. Most of the
lighting for the proposed project area would not substantially affect views in this
area, as the light generated would be typical of suburban development. In
accordance with these standards, a lighting plan would be required for the
proposed project in accordance with as detailed in the Zoning Ordinance.
Mitigation
MM AES-l.l. During the installation oflighting standards, luminaries shall be
provided with filtering louyers and hoods to minimize spill light to adjacent
pn,operties.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Air Quality
Impact
AQ-l. The proposed project would generate tempora¡y construction emissions
through each phase of project construction. The San Joaquin Valley Unified Air
Pollution Control District (SJVUAPCD) has requires implementation of effective
and comprehensive control measures. Construction emissions would consist of
particulate matter (PM10), reactive organic compounds (ROG) , and nitrogen
oxides (NOx). SJVUAPCD, compliance with Regulation VIII would mitigate
construction emissions.
Mitigation
MM AQ-1.1. Comply with Regulation VIII to Minimize Construction
Emissions. The project applicant shall comply with SJVUAPCD Regulation VIII
and implement additional construction vehicle emissions reduction measures. To
control the generation of construction-related PMlO fugitive dust and exhaust
emissions, the project applicant shall comply with SJVUAPCD Regulation VIII
and the measures summarized below.
SJVUAPCD Regulation VIII Control Measures for Construction
Emissions of PMIO:
11
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield Statement of Facts, Findings, and
Mitigation Measures
· All disturbed areas, including storage piles that are not being actively utilized
for construction purposes, shall be effectively stabilized of dust emissions
using water, chemical stabilizerlsuppressant, or by covering with a tarp or
other suitable cover or vegetative ground cover.
· All onsite unpaved roads and offsite unpaved access roads shall be
effectively stabilized of dust emissions using water or chemical
stabilizerlsuppressant.
· All land clearing, grubbing, scraping, excavation, land leveling, grading, cut
and fill, and demolition activities shall be effectively controlled of fugitive
dust emissions utilizing application of water or by presoaking.
· With the demolition of buildings up to 6 stories in height, all exterior
surfaces of the building shall be wetted during demolition.
· When materials are transported off site, all material shall be covered or
effectively wetted to limit visible dust emissions, and at least 6 inches of
freeboard space from the top of the container shall be maintained.
· All operations shall limit or expeditiously remove the accumulation of mud
or dirt from adjacent public streets at the end of each workday. (The use of
dry rotary brushes is expressly prohibited except where preceded or
accompanied by sufficient wetting to limit the yisible dust emissions. Use of
blower devices is expressly forbidden.)
· Following the addition of materials to, or the remoyal of materials from, the
surface of outdoor storage piles, said piles shall be effectively stabilized of
fugitive dust emissions utilizing sufficient water or chemical
stabilizerlsuppressant.
· Within urban areas, trackout shall be immediately remoyed when it extends
50 or more feet from the site and at the end of each workday.
· Any site with ISO or more vehicle trips per day shall prevent carryout and
trackout.
SJVUAPCD Control Measures for Construction Equipment Exhaust
Emissions:
· Use aqueous diesel fuel, particulate filters, and lean NOx catalysts in all
diesel powered off-road construction equipment.
· Minimize idling time (e.g., 10 minute maximum).
· Limit the hours of operation of heavy-duty equipment andlor the amount of
equipment in use.
· Replace fossil-fueled equipment with electrically driven equivalents.
· Curtail construction during periods of high ambient pollutant concentrations;
limiting construction may include ceasing of construction activity during the
peak hour of vehicular traffic on adjacent roadways.
12
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield Statement of Facts, Findings, and
Mitigation Measures
· Implement activity management (e.g., rescheduling activities to reduce short-
term impacts).
· Properly and routinely maintain all construction equipment, as recommended
by manufacturer manuals, to control exhaust emissions.
· Encourage ride sharing and use of transit transportation for construction
employee commuting to project sites.
Additional Control Measures to Reduce Architectural Coating
Emissions:
· Use architectural coatings that average 100 grams volatile organic
compounds (VOC) per liter or less for residential indoor, 50 grams VOC per
liter for residential outdoor, and 250 grams VOC per liter for non-residential
applícations.
Finding
Changes or alterations have been incorporated into the project that avoid or
substantially lessen the significant environmental effects. These changes are
identified in the form of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
AQ-2. Operational air quality impacts would occur from emissions related to
vehicle traffic and from stationary and area emission sources. Area source
emissions include those from natural gas combustion for water and space heating,
landscaping equipment, and personal household product use. The emissions that
would be reduced by the retirement of the farmed portion of the property were
credited to the emissions created by the proposed project. The resulting
emissions equal 0.8 tons ofROG per year, 8.9 tons of NO x per year, and 13.9
tons of PM 10 per year. These emissions exceed SJVUAPCD thresholds.
Mitigation
MM AQ-2-1. The URBEM1S2oo2 model identifies several measures that can
be used to Ininimize emissions associated with residential projects. These
measures that shall be included as part of operations of the proposed project
include:
. increasing energy efficiency measures in all buildings to ensure that they are
10% more efficient than the energy requirements established by California
Title 24 and
. ensuring that 50 % of all landscape maintenance equipment used in
commercial applications is electrically powered.
URBEMIS quantifies the effectiveness of these mitigation measures. This
mitigation measure would reduce building energy consumption-related emissions
13
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City of Bakersfield
Statement of Facts, Findings. and
Mitigation Measures
by 10%, anj landscape emissions would be reduced by 50%. After mitigation,
the residual emissions would still be greater than the SJVUAPCD significance
thresholds because the majority of operational emissions are from motor vehicle
trips.
MM AQ-2.2. Prior to the issuance of the first building pernùt, the project
applicant shall enter into an agreement with the SJVUAPCD for the mitigation of
NOX, ROG, and PMlO emissions. This agreement may include, but is not
limited to, the payment of fees to the district for the purpose of offsetting project
emissions. Examples of such a program would be the purchase of new diesel
engines for heavy-duty trucks and agricultural equipment, retrofitting diesel
engines with controls (e.g., oxidation catalyst, diesel particulate filter), and
conversion of City-owned vehicles from gasoline and diesel to compressed
natural gas engines. This emissions offset program would be coordinated with
and approved by the SJVUAPCD and based on estimates of achievable emissions
reductions. This offset program would reduce emissions in sufficient quantities
such that the net increase in regional emissions would be zero. With
implementation of this mitigation, the impact would be reduced to less-than-
siglÙficant levels.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the form of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Bioloaical Resources
Impacts
BIO-2. Development of the site could result in direct or indirect impacts to the
federally listed endangered and state-listed threatened San Joaquin kit fox. While
habitat features and other signs for this species are not present on site, the species
is known to occur in the vicinity of the site. Therefore, there is potential for this
species to occur on site, and impacts to this species could be significant.
14
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Old River Ranch Project (GPAlZC #03-1528)
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City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
The presence of native trees and shrubs on site provides suitable nesting and
roosting habitat for migratory bird species, including the state-listed threatened
Swainson's hawk, protected under the Migratory Bird Treaty Act. Development
of the site could result in impacts to these species.
Development of the site could result in direct or indirect impacts to the CDro
species of concern burrowing owl. This species was observed on site on
McCutchen Road and along a drainage ditch canal in the southeast quarter of
Section 36. Impacts to this species would be significant. This species is not
covered under the Metropolitan Bakersfield Habitat Conservation Plan
(MBHCP).
Mitigation
MM BIO-2.1. Pay Development Impact Fees Pursuant to the Metropolitan
Bakersfield Habitat Conservation Plan. The San Joaquin kit fox is a covered
species within the MBHCP. The payment of development impact fees is
considered adequate mitigation under the MBHCP to minimize impacts to
sensitive species. The fees are placed in an account for habitat acquisition and
management to be used by the MBHCP Trust Group. Upon application and
approval of future tract map phases within the proposed Old River Ranch project
area, the applicant shall pay the required mitigation fee or fees. Upon the
payment of this fee and receipt of City project approval, a development applicant
would become a sub-pennittee and would be allowed the "incidental take" of the
species in accordance with state and federal endangered species laws and
mitigation requirements of all parties, state, federal, and local (MBHCP).
Payment to the plan would reduce impacts to less-than-significant levels.
MM BIO-2.2. Construction Shall Be Conducted Outside of Breeding Season
for Birds. To avoid impacts to nesting birds, including the Swainson's hawk, no
ground disturbance, site clearing, or removal of any potential nesting habitat shall
be conducted within the typical breeding/nesting season for birds (February 15 to
August 30).
or,
MM BIO-2.3. Conduct Preconstruction Survey for Nesting Birds. Prior to any
ground-disturbing actiyities, a qualified biologist shall conduct surveys for
nesting birds, including raptors. The surveys shall occur at a minimum of 3 days
prior to the clearing, removal, or trimming of any vegetation. Surveys shall
include areas within 200 feet of the edge of the project boundary and the entire
project site. If active nests are found, a 50-foot (minimum) fence barrier shall be
erected around the nest site. A 2oo-foot barrier shall be required for any raptor-
nesting site. No habitat removal or any other work shall be allowed to occur
within the fenced nest zone until a qualified biologist confinns that the young
have fledged and have left the nest.
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ORIGINAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts. Findings, and
Mitigation Measures
MM BIO-2.4. Conduct Preconstruction Survey for Burrowing Owls. Prior to
ground-disturbing activities, a qualified biologist shall conduct surveys for
burrowing owls in accordance with the Staff Report on Burrowing Owl
Mitigation (CDFG 1995) and the Califonña Burrowing Owl Consortium
guidelines (Santa Cruz Predatory Bird Research Group 2(05). The survey will
be conducted over the entire site and, where possible, 150 feet around the project
site. If no burrows or burrowing owls are identified, then no further action is
required.
If burrows or burrowing owls are identified, then the following mitigation should
be implemented. If possible, when burrowing owls are detected during the
breeding season, impact should be avoided. A no-disturbance buffer zone should
be delineated in a 75-meter radius around the occupied burrow. No ground
disturbance would be permitted in the no-disturbance buffer zone until a
qualified biologist has determined that the young have fledged.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
BIO-3. There are no migration corridors or wildlife nurseries on site. However,
because the site contains a number of tall trees, the site has the potential to be
used by nesting birds and to provide resting and foraging habitat for migratory
birds, including the Swainson' s hawk.
Mitigation
Implement either Mitigation Measure MM BIO-2.2 or MM BIO-2.3 (as detailed
above).
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant enyironmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
BIO-5. The proposed development does not conflict with any City ordinance or
policies and complies with the MBGP and the MBHCP. Payment of
development impact fees would reduce impacts to species covered under the
MBHCP.
16
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ORIGiNAL
Old River Ranch Project (GPNZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Mitigation
Implement Mitigation Measure MM BIO-2.1 (as detailed above).
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Cultural Resources
Impacts
CR-I. Four prehistoric archaeological sites, one historical archaeological site
and seven prehistoric isolated artifacts were located within the proposed project
area. No further work is necessary for the seven prehistoric isolated artifacts as
recordation is considered sufficient mitigation. However, ground-disturbing
activities, typically associated with construction, could impact the four
potentially significant prehistoric archaeological sites as well as the one
potentially significant historical archaeological site.
Mitigation
MM CR-1.I. Perfonn Subsurface Test-Level Investigations for Identified
Prehistoric Sites. Prior to tentative tract map approval or recordation of final
map for affected parcels, a qualified archaeologist shall be retained by the
developer to perfonn a subsurface test-level investigation for the four prehistoric
archaeological sites (Destefani-3, PM#I, PM#2, and PM#3), and one historical
archaeological site (PM#H), and surface collection as appropriate. The test-level
report evaluating the site shall include a discussion of significance (Le., depth,
nature, condition, and extent of resources), final mitigation recommendations,
and cost estimates. Any resource identified shall be recorded, excavated, and
curated, as appropriate. Prior to the issuance of a grading permit and based on
the report recommendations, final mitigation shall be carried out, which may
include recordation, excavation, and curation.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
CR-2. Buried cultural resources that were not identified during field surveys
could be inadvertently unearthed during ground-disturbing actiyities, which
could result in the demolition or substantial damage to significant cultural
resources.
17
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ORIGINAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Mitigation
MM CR-2.1. Contact a Qualified Archaeologist if Buried Cultural Resources
Are Inadvertently Discovered during Ground-Distutbing Activities. If buried
cultural resources, such as chipped or ground stone, historic bottles or ceramics,
building foundations, or non-human bone are inadvertently discovered during
ground-disturbing activities, work will stop in that area and within 100 feet of the
find until a qualified archaeologist can assess the significance of the find and, if
necessary, develop appropriate treatment measures. Treatment measures
typically include development of avoidance strategies, capping with fill material,
or mitigation of impacts through data recovery programs such as excavation or
detailed documentation.
Sites discovered having relevance to Native Americans shall be made known to
the appropriate individuals/agencies/groups as determined by the archaeologist in
consultation with the Lead Agency.
If archaeological sites are discovered on site during construction, and an
archaeologist is contacted to determine the significance of the find, the developer
shall provide written evidence to the City Planning Department that a qualified
archaeologist has been retained, shall be present at the pre-grading conference,
shall establish procedures for archaeological resource surveillance, and shall
establish in cooperation with the project developer procedures for temporarily
halting or redirecting work to permit the sampling, identification, and evaluation
of the artifacts as appropriate.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
CR-3. Bu:ied human remains could be inadvertently unearthed during
excavation activities, which could result in damage to these human remains.
Mitigation
MM CR-3.1. Treatment of Human Remains Inadvertently Discovered during
Ground-Distutbing Activities. If human remains of Native American origin are
discovered during project construction, it is necessary to comply with state laws
relating to the disposition of Native American burials, which fall within the
jurisdiction of the Native American Heritage Commission (Pub. Res. Code Sec.
5097). If any human remains are discoyered or recognized in any location other
than a dedicated cemetery, there will be no further excavation or distutbance of
the site or any nearby area reasonably suspected to overlie adjacent human
remains until:
18
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ORIGINA~
Old River Ranch Project (GPPJZC #03-1528)
City of Bakersfield Statement of Facts, Findings. and
Mitigation Measures
. the C01't)i1er of Kern County has been infonned and has determined that no
investigation of the cause of death is required, and
. if the remains are of Native American origin,
a. the Native American Heritage Commission was unable to identify a
descendant or the descendant failed to make a recommendation within 24
hours after being notified by the commission, or
b. the descendants of the deceased Native Americans have made a
recommendation to the landowner or the person responsible for the
excavation work for means of treating or disposing of, with appropriate
dignity, the human remains and any associated grave goods as provided
in Public Resources Code Section 5097.98.
According to California Health and Safety Code, six or more human burials at
one location constitute a cemetety (Section 81(0) and disturbance of Native
American cemeteries is a felony (Section 7052). Section 7050.5 requires that
construction or excavation be stopped in the yicinity of discovered human
remains until the coroner can determine whether the remains are those of a
Native American. If the remains are determined to be Native American, the
coroner must contact the California Native American Heritage Commission.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Hazards and Hazardous Materials
Impacts
HAZ-4. The proposed project site is not listed in a state or federal database of
sites known to have experienced a hazardous materials spill or incident, other
than those databases that list known oil and water wells. However, there is a
potential that hazanlous materials have contaminated isolated portions of the
proposed project site as a result agricultural and petroleum-producing activities
as wen as associated infrastructure such as pipelines, storage tanks, equipment
use, wells, etc. Accordingly, the site contains a number of locations that could
pose a health risk to future workers and residents if not appropriately
characterized and appropriately remediated prior to development of the proposed
project. These risks could occur from:
. Matcriws containing asbestos
. Hazardous materials stored onsite in aboveground storage tanks (ASTs) and
drums
19
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Old River Ranch Project (GPAlZC #03-1528)
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City of Bakersfield Statement of Facts, Findings, and
Mitigation Measures
· Subsurface impacts from unauthorized release(s) of fuel and other
constituents from the onsite ASTs
· Stained soil from uses associated with the operation of agricultural
equipment, oil wells, pump stations, storage tanks such as those in the
various storage yards, and fertilizer/pesticides, and through spraying and
application of these materials.
· fertilizers, pesticides, herbicides, and petroleum residues
· Groundwater impacts from the above materials if leached into the ground
· Dangers associated with groundwater wells (i.e., children falling into wells)
· Improper abandonment of oil wells
· Potential oil-based, toxic, drilling muds (containing hydrocarbons and/or
methane) associated with the onsite oil wells
· Existing natural gas pipelines and oil pipelines that may be breached or could
have experienced leaks
· Power poles and transfonners that could potentially contain polychlorinated
biphenyls (PCBs), and potential soil residues
· Potentially septic tank:(s)
Mitigation
MM HAZ-4.1. Evaluate and Abate Asbestos. Prior to tentative tract map and
grading approvals, all areas containing structures that have the potential to
contain ACBMs shall be inspected and evaluated by an asbestos specialist to
determine the potential to contain such materials. These include structures built
beìore the 1970s, as well as debris piles containing remnant concrete irrigation
pipe. All matl'rials determined to contain asbestos or have a high likelihood to
contain asbestos shall be abated and shall be disposed of at an appropriate
hazardous materials disposal site by a qualified hazardous materials specialist.
MM HAZ-4.2. Conduct Soil Sampling at Aboveground Storage Tank
Locations and Remediate as Necessary. Prior to issuance of grading permits for
the each subsequent development phase within project Areas 1,2,3, or 4 (as
delineated in this Hazards and Hazardous Materials section), soil sampling and
analyses shall be conducted in the vicinity of aboveground and underground
storage tanks, particularly the three 1,OOO-gallon and one IO,OOO-gallon diesel
fuel. ASTs associated with three existing water wells on site. Such testing also
shall occur at selected locations in the equipment storage/maintenance yard to
define the yertical extent of diesel fuel contamination. Should the analysis of
stained soils reveal that contamination is below toxic limits, no further action
would be required. However, if remediation is recommended, then the
contaminated soil shall be removed andlor remediated according to state and
local guidelines, and the site shall be properly closed according to Central Valley
RWQCB requirements prior to site development.
20
«. 'òMf~
September 200s.> '!;;
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J&S 041~ f!}
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ORIGINAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
MM HAZ-4.3. Conduct Soil Sampling at Equipment Storage /Maintenance
Yard and Remediate as Necessary. Prior to issuance of grading pennits for the
subject areas, soil sampling and analyses at selected locations in the equipment
storagelmaintenance yard shall be completed to define the vertical extent of
diesel fuel contamination. Should the analysis of stained soils reveal that
contamination is below toxic limits, no further action would be required.
However, if remediation is recommended, then the contaminated soil shall be
removed andlor remediated according to state and local guidelines, and the site
shall be properly closed according to Central Valley RWQCB requirements prior
to site development.
MM HAZ-4.4. Remove Diesel-Impacted Soil Near Soil Boring 5. Prior to
issuance of grading pennits for the area near Soil Boring 5, located on the south
side of the fenced equipment storage and maintenance yard, approximately 150
fect west of Buena Vista Road (associated with the I ,ooo-gallon diesel AST
serving an irrigation well), the contaminated soil shall be removed. A backhoe or
excavator shall remove the diesel-impacted soil at the location due to the
unknown depth of the contamination. The walls and floor of the excavation shall
be sampled when the diesel-impacted soil appears to be removed based on visual
observation. Samples shall be sent to a state-certified laboratory for analysis.
Contaminated soil shall be stockpiled or containerized in 55-gallon sealed drums
and labeled as to the contents. Disposed of according to State and local
guidelines. Following remediation, the site shall be properly closed according to
Central Valley RWQCB requirements prior to site development.
MM HAZ-4.5. Conduct Soil Sampling Near Agricultural Water Well and
Remediate as Necessary. Prior to issuance of grading pennits for the proposed
project, soil sampling and analyses shall be conducted in the vicinity of the
I ,ooo-gallon diesel fuel AST associated with an agricultural water well located in
the northeastern portion of the subject site to define the vertical extent of diesel
fuel contamination. Should the analysis of impacted soils reveal that
contamination is below toxic limits, no further action would be required.
However, if remediation is recommended, then the contaminated soil shall be
removed and/or remediated according to state and local guidelines, and the site
shall be properly closed according to Central Valley RWQCB requirements prior
to site development.
MM HAZ-4.6. Remove Oily Waste Drums and Containers. Prior to site
development, the two full/partially full 55-gallon drums and one 5-gallon
container of oily waste located northwest of the barn shall be removed from the
subject site by a licensed contractor and properly disposed of off site.
MM HAZ-4.7. Sample and Analyze Soil Near Aboveground Tanks in Central
Storage Yard, and RemovelRemediate as Necessary. Prior to issuance of grading
pennits, soil samples shall be collected from under the 550-gallon AST and 1,000
gallon diesel AST within the southeastern portion of the storage yard in the
central portion of the site. These samples shall be analyzed to detennine the
presence or absence of concentrations of petroleum fuel constituents. Should the
21
September 2005 «. 'ò AX f'9
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nRIf>INAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
analysis of impacted soils reveal that conlanÙnation is below toxic linùts, no
further action would be required. However, if remediation is recommended, then
tht contaminated soil shall be removed andlor remediated according to state and
local guidelines, and the site shall be properly closed according to Central Valley
RWQCB I1'quirements prior to site development.
MM HAZ-4.8. Sample and Analyze Soil Near I ,OOO-Gallon Low Sulfur Dyed
Diesel Tank, and RemovelRemediate as Necessary. Prior to issuance of grading
pennits, soil sampling and analyses shall be conducted beneath the I,OOO-gallon
AST labeled "low sulfur dyed diesel» on the unpaved ground surface in the
central portion of the subject site to assess the extent and concentrations of diesel
fuel impacts. Should the analysis of impacted soils reveal that conlanÙnation is
below toxic linùts, no further action would be required. However, if remediation
is recommended, then the conlanÙnated soil shall be removed andlor remediated
according to state and local guidelines, and the site shall be properly closed
according to the Central Valley RWQCB requirements prior to site development.
MM HAZ-4.9. Sample and Analyze Stained Soils, and RemovelRemediate as
Necessary. Prior to issuance of grading pennits, soil samples shall be collected
and analyzed at two areas of stained soil in the northwestern and central portions
of the site to assess the extent and concentrations of subsurface impacts by
related constituents of concern. Should the analysis of impacted soils reveal that
contamination is below toxic linùts, no further action would be required.
Hcwever, if remediation is recommended, then the conlanÙnated soil shall be
removed andlor remediated according to state and local guidelines, and the site
shall be properly closed according to Central Valley RWQCB requirements prior
to site development.
MM HAZ-4,10. Place Secondary Containment Structures beneath All
Aboveground Tanks until Remoyal. For all ASTs that do not contain secondary
containment structures, secondary containment shall be placed beneath all onsite
ASTs until the removal of the AST occurs for the redevelopment of the subject
site, in order to nùninùze potential unauthorized releases of hazardous materials
from potentially impacting the site.
MM HAZ-4.l1. Assess and RemoyelRemediate Near Metal Pipe. Prior to
issuance of grading pennits, the approximately 3 inch diameter metal pipe that is
protruding from the ground in the northeastern portion of the subject site shall be
assessed with a backhoe to detennine evidence of subsurface soil impacts by
gasoline fuel constituents. Following the subsurface excavation, if soil sampling
and analysis is necessary to further assess the concentration and extent of
potential impacts, soil samples shall be collected and analyzed to detennine the
extent and concentrations of subsurface impacts by related constituents of
concern. Should the analysis of impacted soils reveal that conlanÙnation is
below toxic linùts, no further action would be required. However, if remediation
is recommended, then the conlanÙnated soil shall be removed andlor remediated
according to state and local guidelines, and the site shall be properly closed
according to Central Valley RWQCB requirements prior to site development.
Old River Ranch Project (GPNZC #03-1528) September 20~ '{¡"'Kf~ú'
22 a ~
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""1IG'NAL
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City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
MM HAZ-4.12, Remove Waste Oil Drum. Prior to grading of the site, the
existing 55-gallon drum of waste oil located in the northern portion of the site
adjacent to the onsite agricultural water well shall be transported off site for
proper disposal by a licensed contractor as soon as possible so that the potential
threat of a release to the site is minimized.
MM HAZ-4,13, Sample and Analyze Soil Near Aboveground Tanks at the
Gosford-Coulter Tank Fann, and RemovelRemediate as Necessary. Prior to
issuance of grading pennits, soil samples shall be collected from beneath the
three onsite ASTs without secondary containment features at the Gosford-Coulter
Taak Fann facility in the central portion of the subject site, The soil samples
should be analyzed to detennine the presence or absence of concentrations of
total recoverable petroleum hydrocarbons, solvents, and hazardous constituents
of antifreeze. Should the analysis of impacted soils reveal that contamination is
below toxic limits, no further action would be required. However, if remediation
is recommended, then the contaminated soil shall be removed and/or remediated
according to state and local guidelines, and the site shall be properly closed
according to Central Valley RWQCB requirements prior to site development.
MM HAZ-4.14. Sample and Analyze Soil Near Aboveground Drums, and
RemovelRemediate as Necessary. Prior to issuance of grading pennits, soil
samples shall be collected and analyzed in the location beneath the onsite, stand-
mounted, 55 gallon drum labeled as lube oil and the steel-rack-mounted 55-
gallon drum labeled as gear oil at the tank fann facility to detennine the presence
or absence of concentrations of petroleum hydrocarbons. Should the analysis of
impacted soils reveal that contamination is below toxic limits, no further action
would be required. However, if remediation is recommended, then the
contaminated soil shall be remoyed and lor remediated according to state and
local guidelines, and the site shall be properly closed according to Central Valley
RWQCB requirements prior to site development.
MlVI HAZ-4.15. Sample and Analyze Soil Near Aboveground Crude Oil
Tanks, and RemovelRemediate as Necessary. Prior to issuance of grading
pennits, soil sampling and analysis shall be conducted for the locations of the
four fonner crude-{}il ASTs in the east-central portion of the tank fann facility to
detennine the extent of crude-oil impacts and to detennine the presence or
absence of concentrations of petroleum fuel constituents. Should the soil
analysis reveal that contamination is below toxic limits, no further action would
be required. However, if remediation is recommended, then the contaminated
soil shall be removed andlor remediated according to state and local guidelines,
and the site shall be properly closed according to Central Valley RWQCB
requirements prior to site development.
MM HAZ-4.16. Abandon/CloselDestroy Water Wells. Prior to issuance of any
grading pennits, all existing water wells shall be properly abandonedlclosed
and/or destroyed in accordance with state and local guidelines and shall be
evaluated and verified by the Water Section of the Kern County Certified Unified
Protection Agency.
23
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September 2§ð5 ~
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J&Soa91 r-
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Old River Ranch Project (GPf>JZC #03-1528)
City of Bakersfield
Statement of Facts, Findings. and
Mitigation Measures
MM HAZ-4.17. Evaluate and Abandon Former Oil Wells, and Properly Close,
Clean, and Re-Abandon, as Necessary. Prior to issuance of grading permits,
inactive or previously abandoned oil wells in the proposed project area defined
by the corresponding set of tract map(s) shall be evaluated to ensure that the
existing abandonment conditions meet or exceed current DOGGR standards. If
not, they shall be properly closed, cleaned, and abandoned or re-abandoned in
accordance with all applicable state and local guidelines prior to any ground
disturbing activities. All existing inactive oil wells, abandoned oil wells, or shut-
in oil wells shall be required to implement a closure plan to render all wells inert
and to conform to DOGGR oil well abandonment or re-abandonment procedures.
The applicant shall be required to file a Notice of Intent to Abandon Well form
with DOGGR. The notice shall include all required abandonment procedures on
a well-by-well basis in accordance with Article 14, Chapter 3, Sections 1723
through 1723.9 of the CCR. Abandonment of wells shall be performed and
verified to the satisfaction of DOGGR.
MM HAZ-4.18. Test and RemovelRemediate Soil Near Buried Oil Wells. At
the time grading operations proceed, an excavator shall be used to remove soil
overlying and surrounding each of the buried abandoned oil wells that were
discovered on site at their staked locations. When safe access has been provided
at each locötion, each well shall be tested for methane emissions. This testing
will verify the integrities of the abandonment plugs. Once the wells have been
exposed, further geophysical testing may continue in order to locate, insofar as
possible, the mud pits andlor production sumps associated with the wells. These
pits and sumps might be expected to be located within a 75-foot radius of each
well. Once the pits and sumps are located, analytical samples shall be collected
in order to determine their contents. Upon analysis of the collected samples, a
determination shall be made regarding subsequent remedial actions. Prior to
commencement of any construction activity in these areas, final confirmation and
a closure statement shall be obtained by the City of Bakersfield Fire Department
ESD. If the City of Bakersfield Fire Department ESD is not satisfied that all
potentially hazardous materials have been removed to acceptable concentrations,
a remedial action plan shall be developed and implemented to the division's
satisfaction.
MM HAZ-4.19. Fence All Oil Wells. Prior to occupancy of any residence
within the project area, each area containing (an) oil well(s) (either active,
abandoned, or shut-in) shall be made inaccessible with chain-linked fence until
such time that they have been closed and abandoned to the satisfaction of
DOGGR.
MM HAZ-4.20. Evaluate and RemoyelRemediate Oil Mud Pits. Prior to the
approval of final tentative tract maps and grading plans, all areas surrounding
former or current oils wells that contain oil mud pits or residues thereof shall be
evaluated through subsequent sampling and testing to determine their
characteristics and vertical and lateral extent. All areas contain drilling muds and
such residues shall be excavated, and the removed soils shall be disposed of at an
appropriate hazardous materials disposal site according to state and local
24
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ORIGINAL
Old River Ranch Project (GPNZC #03-1528)
City of Bakersfield
Statement of Facts. Findings, and
Mitigation Measures
guidelines. All work shall be completed to the satisfaction of the DTSC and
DOGGR.
MM HAZ-4.21. Remove Oil and Gas Pipelines and Associated Contaminated
Soils. Prior to the approval of grading pennits, all abandoned oil and gas
pipelines shall be removed, and the soil conditions shall be monitored by a
qualified hazardous materials specialist. If soil staining is evident, removal
actions shaíl cease in the vicinity until the nature of the stain is detennined. All
areas containing petroleum-stained soils shall be excavated, and the removed
soils shall be disposed of at an appropriate hazardous materials disposal site
according to state and local guidelines to the satisfaction of DTSC and DOGGR.
MM HAZ-4.22. Test and Remove/Remediate Petroleum-Stained Soils. Prior
to final tentative tract map and grading approvals, all areas in the project
boundaries showing evidence of petroleum-stained soils shall be evaluated
through subsequent testing to detennine the vertical and lateral extent of any such
spill. All areas contain spilled oil or other petroleum products shall be excavated,
and the removed soils shall be disposed of at an appropriate hazardous materials
disposal site according to state and local guidelines. All work shall be completed
to the satisfaction of the DTSC.
MM HAZ-4.23. Remove Potential PCB-Containing Transformers. Prior to the
approval of grading pennits, power poles containing transformers suspected of
containing PCBs shall be removed by a qualified hazardous materials specialist
as coordinated by PG&E to the satisfaction of the City of Bakersfield Fire
Department ESD. These items shall be disposed of at an appropriate hazardous
materials disposal site to the satisfaction of DTSC.
MM HAZ-4.24. Delineate and Remove/Remediate Soil with PCB Content.
Prior to the approval of grading pennits, the location of the former transformer
fire and subsequent release of PCBs in 1990 near the intersection of Buena Vista
and McCutchen Roads shall be completely delineated and remediated as
necessary. Soil samples shall be collected from the northeastern comer of the
subject site and analyzed for PCB content. Should the soil analysis reveal that
the soils are clean, then no further action would be warranted. However, if
remediation is recommended, then the contaminated soil shall be removed andlor
remediated according to state and local guidelines, and the site shall be properly
closed according to Central Valley RWQCB requirements prior to development
of the site.
MM HAZ-4,25. RemovelAbandonlClose Septic Tanks. Prior to the approval
of final tentative tract maps and grading approval, all septic tanks shall be
removed/abandoned/closed in accordance with applicable state and local
guidelines.
Hydrology and Water Quality
25
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September 2 . r~
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ORIGINAi
Old River Ranch Project (GPAlZC #03-1528)
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City of Bakersfield
Statement of Facts. Findings. and
Mitigation Measures
Impacts
WQ-3. Construction and placement of residential units, landscaping, roadways,
and other impenneable surfaces would alter the existing drainage patterns of the
site by preventing precipitation from entering the soil column. Water that was to
drain off site would be required by the County of Kern and the City to be directed
into stonn drainage infrastructure (i.e., catchment basins in project streets and
onsite stonnwater distribution pipes) that would collect and transport water to
onsite sumps where it would percolate the soil and drain into the substrata.
Construction would create bare ground that would be exposed to potential
erosion; any erosion would create a significant impact because it could
potentially flow into downstream wateIbodies if not properly contained during
construction. Compliance with a general NPDES pennit is required for direct or
indirect discharges of stonnwater runoff to waters of the United States from
construction projects that cause soil disturbance and potential runoff. Adherence
to the NPDES pennit requires that the applicant develop and implement a
SWPPP. The SWPPP specifies that BMPs be used in order to prevent
construction pollutants from contacting stonnwater and to stop all products of
erosion from moving off site into receiving waters.
Mitigation
MM WQ-3.1. Minimize Erosion Effects on Water Quality. Prior to final
approval of subsequent individual tentative tract maps and authorization of
grading plans, a SWPPP shall be made available to the City Engineer for
inspection and comment. The SWPPP shall identify erosion minimization and
control provisions, pollution detection provisions, and pollution
elimination/minimization provisions. The SWPPP shall include best available
technology, engineering, and design solutions such as the use of silt screens, hay
bales, modem trash screens, energy dissipaters, andlor absoIbent devices.
Stonnwater runoff water quality monitoring procedures shall be clearly detailed
in the SWPPP.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
heæby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Land Use and Plannina
Impact
LUP-3. The project area is within the Metropolitan Bakersfield Habitat
Conservation Plan (MBHCP) that contains both City and County of Kern
jurisdiction. Development of the project area could impact species covered under
the Plan. Upon payment of required mitigation fees and receipt of City project
approval, a development applicant would become a sub-pennittee and would be
allowed the "incidental take" of species in accordance with state and federal
26
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ORIG!NAL
Old River Ranch Project (GPNZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
endangered species laws. Payment of development impact fees would reduce
im'Jacts to species covered under the MBHCP.
Mitigation
MM 810-2.1. The San Joaquin kit fox is a covered species within the MBHCP.
The payment of development impact fees is considered adequate mitigation
under the MBHCP to minimize impacts to sensitive species. The fees are placed
in an account for habitat acquisition and management to be used by the MBHCP
Trust Group. Upon application and approval of future tract map phases within
the proposed Old River Ranch project area, the applicant shall pay the required
mitigation fee or fees. Upon the payment of this fee and receipt of City project
approval, a development applicant would become a sub-pennittee and would be
allowed the "incidental take" of the species in accordance with state and federal
endangered species laws and mitigation requirements of all parties, state, federal,
and local (MBHCP). Payment to the plan would reduce impacts to less-than-
significant levels.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant enviromnental effects. These changes are
identified in the form of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Noise
Impact
During the construction of the proposed project, noise from construction
activities would potentially impact noise-sensitive land uses in the immediate
area. Activities involved in construction would generate noise levels at 50 feet.
Noise levels will typically drop off at a rate of 6 dB per doubling of distance.
Construction noise could result in annoyance or sleep disruption for nearby
residents if nighttime operations were to occur or if equipment were not properly
muffled or maintained.
Mitigation
MM NOI-l.l. Limit Hours of Construction Operations. Construction activity
located within 1,000 feet of residences shall be limited to the hours between the
hours of 6 a.m. and 9 p.m. on weekdays, and between 8 a.m. and 9 p.m. on
weekends.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant enviromnental effects. These changes are
identified ill the form of a mitigation measure as presented above. The City
27
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ORIG'NAl'
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
NOI-3. Traffic noise exposure on proposed noise-sensitive land uses within the
project site was analyzed. Traffic noise exposure at new residences could exceed
the City's 65 dB CNEL noise compatibility threshold for residences. Residences
along the perimeter of the proposed project site could be exposed to interior noise
exceeding 45 dB CNEL. Because exterior and interior areas of residences could
be exposed to traffic noise exceeding 65 dB CNEL and 45 dB CNEL
respectively, this impact is considered to be significant.
Mitigation
MM NOI·3.1. Minimize Outdoor Noise Levels from Traffic. Outdoor activity
areas of residential areas shall be designed such that noise from traffic does not
exceed 65 dB CNEL. The project applicant for each tract map shall retain a
qualified acoustical consultant to design treatments for residences located
adjacent to roadways in and around the proposed project area such that exterior
noise levels under 2030-with-project conditions does not exceed 65 dB CNEL at
outdoor activity areas. Treatments may include methods such as construction of
a soundwall or earth berm between the new residences and the roadway or
placement of building structures between roadway and outdoor activity areas.
The acoustical consultant will prepare and submit to the City a report detailing
the acoustical treatments to be used for compliance with this performance
standard. The report must be reviewed and approved by the City before a
building permit will be issued. The design of project buildings will reflect the
approved report.
MM NOI-3.2. Minimize Interior Noise Levels from Traffic. Interior areas of
residential units shall be designed such that noise from traffic does not exceed 45
dB CNEL. The project applicant for each tract map shaH retain a qualified
acoustical consultant to ensure that interior noise levels at residences does not
ex~eed 45 dB Ldn under 2030-with-project traffic conditions. If treatments are
necessary, treatments may include installing acoustically rated doors and
windows and blocking sound transmission paths through vents or other openings
in the building shell. The acoustical consultant will prepare and submit to the
City a report detailing compliance with the interior noise performance standard
or, if necessary, the acoustical treatments to be applied to the building for
compliance with the interior noise performance standard. The report must be
reviewed and approved by the City before a building permit is issued.
Impact
NOI-4. Commercial uses that could be allowed under the general plan and
planned zoning include a wide range of commercial retail, office uses, service
uses, and restaurants, to name a few. Noise sources commonly associated with
commercial property include air conditioning units, trash compactors, fans,
compressors, and truck deliveries. Noise from these types of equipment and
28
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September 20ðð ' ~
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J&S 041m4 ~
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ORIG'NAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bake'sfield
Statement of Facts. Findings, and
Mitigation Measures
activity could result in noise at residences that exceeds City noise standards for
non-transportation noise sources.
Mitigation
MM NOI-4.1. Minimize Noise from Commercial Sources. Commercial uses
shall be designed such that noise from operations does not exceed City noise
standards for non-transportation sources. The project applicant for each tract
map shall retain a qualified acoustical consultant to design treatments for
commercial and industrial uses such that residences located adjacent to these uses
would not be exposed to noise exceeding City standards for non-transportation
uses. Treatments may include methods such as:
· limits on hours of operations (in accordance with Noise Standards in Table
3K-3),
· use of enclosures or localized barriers around equipment noise sources,
· placement of barriers between the residences and commercial and industrial
uses, and
· use of mufflers on equipment exhaust.
The acoustical consultant will prepare and submit to the City a report detailing
the acoustical treatments to be used for compliance with this performance
standard. The report must be reviewed and approved by the City before a
building permit will be issued. The design of commercial and industrial uses will
reflect the approved report.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
NOI-5. Several oil wells are located between Barlow Road and the Allen Road
alignment. They are powered by diesel or natural gas internal combustion
engines. At a distance of 25 feet, the engines typically produce an energy
av~rage (Leq) noise level of 75 dBA and an L50 noise level of 74 dBA.
Residences within about 225 feet of an oil well would be exposed to noise
exceeding the City's daytime standard of 55 dB L50 . Residences located within
400 feet of an oil well would be exposed to noise exceeding the City's nighttime
standard of 50 dB LSO.
Mitigation
MM NOI-5.1. Minimize Noise from Oil Wells. Residential uses shall be
designed such that noise from oil well operations does not exceed City noise
standards for non-transportation sources at residences on the project site. The
29
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'1RIGINAl
Old River Ranch Project (GPAlZC #03-1528)
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City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
project applicant shall retain a qualified acoustical consultant to design
treatments for the oil wells or the residences such that residences located adjacent
to oil wells would not be exposed to noise exceeding City standards for non-
transportation uses. Treatments may include methods such as:
· conversion of oil well diesel motors to electric motors,
· limiting hours of oil well operation,
· use of enclosures or localized barriers around the oil wells, and
· placement of barriers between the residences and oil wells.
The acoustical consultant will prepare and submit to the City a report detailing
the acoustical treatments to be used for compliance with this perfonnance
standard for each tract map. The report must be reviewed and approved by the
City before a building permit will be issued. The design of residential uses will
reflect the approyed report.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Public Services and Utilities
Impact
PS-6. Constmction of the proposed project would generate debris that would
require disposal at area landfills. Construction debris would be recycled, which
would further reduce debris in the waste stream.
Mitigation
MM PS-6.1. Recycle Construction Debris. Prior to the issuance of any
building permit, developers within the proposed project site shall submit to the
City for review and approval a plan to separate recyclablelreusable construction
debris. The plan shall include the method the contractor will use to haul
recyclable materials and shall include the method of and location of material
disposal. The builders shall be responsible for hauling their own construction
debris to the Mount Vemon Recycling Center or entering into a contract with a
licensed hauler for disposal of construction debris.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
30
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Old River Ranch Project (GPAlZC #03-1528)
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City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Recreation
Impact
REC-l. The MBGP sets forth a requirement that all new residential
developments dedicate 2.5 acres of parkland for every 1,000 future residents. At
maximum buildout, the proposed project would need to provide approximately
50.8 acres of parks, trails, greenbelts, open space, and other recreational facilities
in order to comply with the current City standard, based on an average of 2.891
people per household for all 7,037 homes included in the project.
Mitigation
MM REC-l.l. Provide Parks in Accordance with City Standards. Prior to
ap¡:>roval of each Tentative Tract or Vesting Tentative Tract, the applicant shall
provide public parks, as deemed necessary by the city, in confonnance with Title
15.80 ofthe Bakersfield Municipal Code. In the event a city wide mastertrails
plan is adopted prior to approval of each Tentative Tract or Vesting Tentative
Tract that reduces the public park requirement, the adopted ratio will be used to
calculate the public park requirement. Proposed greenbelts and private
recreational facilities shall be maintained by the homeowners association.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the form of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Transportation and Traffic
Impact
TR-l. Temporary increases in traffic because of project construction have the
potential to worsen level of service on study area roadways.
Mitigation
MM TR-l.l. Develop and Implement a Construction Traffic Control Plan.
Prior to beginning construction of any portion of the proposed project, the
contractor shall develop and implement a Traffic Control Plan. The Traffic
Control Plan shall be submitted to the City Engineer for review and approval and
shall be implemented throughout the course of project construction. The plan
shall include the following elements:
. contain a plan approved by the City for communicating construction plans
with transit providers, emergency service providers, residences, and
businesses located in the project vicinity, and anyone else who may be
affected by project construction;
. identify roadway segments or intersections that are at or approaching level of
service that exceeds local standards, and provide for construction-generated
31
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ORIGiNAl
Old River Ranch Project (GPNZC #03-1528)
City of Bakersfield Statement of Facts. Findings, and
Mitigation Measures
traffic to avoid these locations at the peak periods, either by traveling
different routes or by traveling at non-peak times of day;
· contain an access and circulation plan for use by emergency vehicles when
lane closures and lor detours are in effect; if lane closures occur, provide
advance notice to local fire and police departments to ensure that alternative
evacuation and emergency routes are designed to maintain response times;
· maintain access to existing residences in the area at all times;
· provide for adequate parking for construction trucks and equipment within
the designated staging areas throughout the construction period;
· provide adequate parking for construction workers within the designated
staging areas;
· restrict delivery of construction materials to between the hours of 9:00 a.m.
and 3:00 p.m. to avoid more congested morning and evening hours;
· require traffic controls on roadways adjacent to the proposed project,
including flag persons wearing bright orange or red vests and using a
"Stop/Slow" paddle to control oncoming traffic; construction warning signs
should be posted in accordance with local standards or those set forth in the
Manual on Unifonn Traffic Control Devices (FHW A 2(01), in advance of
the construction area and at any intersection that provides access to the
construction area;
· require that written notification be provided to contractors regarding
appropriate routes to and from the construction site, and the weight and speed
limits on local roads used to access the construction site;
· specify that a sign be posted at all active construction areas giving the name
and telephone number or email address of the City staff person designated to
receive complaints regarding construction traffic.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
TR-2. The maneuvering of construction-related vehicles and equipment among
the general-purpose traffic on area roadways could cause safety hazards.
Miflgation
Implement Mitigation Measure MM TR-1.l (as detailed above).
32
September 2005 <. 'ò1lK~1I
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J&S 04191.>-'
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ORIG!NAI
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Finding
Changes or alterations have been incOlporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
TR-3. Emergency access to the proposed project area could be affected by
project construction, specifically, road closures, detours, and construction-related
traffic could delay or obstruct the movement of emergency vehicles.
Mitigatior.
Implement Mitigation Measure MM TR-Ll <as detailed above),
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant environmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation ofthe mitigation measure above is feasible, and
is therefore adopted.
Impact
TR-4. The parking needs of construction workers and for heavy construction
equipment would increase the demand for parking on the proposed project site
and possibly on nearby roadways off site.
Mitigation
Implement Mitigation Measure MM TR-Ll <as detailed above).
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant enyironmental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
TR-7. Emergency access would not be precluded during long-tenn operations
of the project. Adequate circulation is provided within the project site, and the
detailed tract maps will be reviewed by the Bakersfield FD prior to approval at a
tract map level. All fire department standards would need to be complied with
during final design to minimize impacts to emergency access.
Mitigation
MM TR-7.1. Construction Plans and Development Shall Confonn to All
Applicable Fire Codes. Prior to approval of tentative tract maps for subsequent
33
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ORIG!NAL
Old River Ranch Project (GPAlZC #O3-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
phases of the proposed project, construction plans shall be approved by the Fire
Marshall or appropriate representative to ensure that all fire code requirements
are incorporated into the proposed project design. All development within the
proposed project area shall confonn to codes and access requirements established
by the Unifonn Fire Code and City of Bakersfield Municipal Code Sections
15.64.010 to 15.64.480.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant enviromnental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Impact
TR-8. All residential, commercial, and other land uses would be required to
provide adequate parking in accordance with the City's Municipal Code.
Mitigation
MM TR-8.1. During design of tentative tract maps for subsequent phases of the
proposed p~oject, adequate parking shall be provided in accordance with City of
Bakersfield Municipal Code standards. Construction plans shall be reviewed and
verified by the Planning Department that the project components provide
appropriate parking to minimize offsite parking impacts or neighborhood
intrusion.
Finding
Changes or alterations have been incorporated into the project, which avoid or
substantially lessen the significant enviromnental effects. These changes are
identified in the fonn of a mitigation measure as presented above. The City
hereby finds that implementation of the mitigation measure above is feasible, and
is therefore adopted.
Significant Unavoidable Environmental Impacts
Aaricultural Resources
Impact
AGR-l. The proposed project site contains 1,853 acres designated as "Prime
Farmland." Subdivision ofland such as this results in substantial prime
agricultural acreages being taken out of agricultural production. Conversion of
farmland 011 the proposed project site is considered a significant impact for the
following reasons:
. approximately 94 % of the site consists of prime soils;
. water for irrigation is readily available on site;
Old River Ranch Project (GPAlZC #03-1528)
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'<__"~_____"""n_'..__""I"""""_'_'''__'''_.'_''____''_
City of Bakersfield Statement of Facts, Findings. and
Mitigation Measures
· the majority of areas surrounding the site are currently actively fanned;
· the majority of the project site, as well as many surrounding parcels, have a
zoning designation of A (Exclusive Agriculture);
· the MBGP designated neighboring lands as R-IA (Intensive Agriculture);
· the site is immediately adjacent to the north, east, and south to some
Williamson Act-contracted lands;
· the project could affect the application of agricultural chemicals on other
agricultural properties; and
· residential development is proposed adjacent to agricultural uses.
Finding
No mitigation is available that would feasibly reduce environmental impacts
associated with agricultural land conversion to less than significant levels.
Mitigation measures were considered in an attempt to reduce impacts from
agricultural conversion, including the purchase of agricultural conservation
easements and mitigation banking. Agricultural conservation easements are
yoluntary, legally recorded deed restrictions that are placed on specific property
used for agricultural production that prohibit practices that would damage or
interfere with the agricultural use of the land. Agricultural conservation
easements are held by land trusts or local governments, which are responsible for
ensuring that the terms of the easement are upheld. In order to place an
agricultural conservation easement on a property, a landowner would seek an
appropriate easement holder, which could be a land trust or a local government.
Th~ easement holder would then decide whether to pursue an easement on the
proposed property and proceed to negotiate terms with the landowner, including
price and restrictions.
As of 2002, easements were located within only 19 ofCalifomia's 58 counties,
with approximately 80% used as grazing land and 20% used as cropland of the
120,000 acres of Califomia farmland within easements (Sokolow 2(02). While
some land trusts have been fonnulated and funded because of local government's
requiring mitigation of farmland loss, the City and Kern County have not
deyeloped any comprehensive program through which conservation easements
could be implemented in mitigating the conversion of prime agricultural land.
Without such programs in place, these types of mitigation measures are not
practical or feasible for a property owner to pursue on a project-by-project basis.
Therefore, because of the lack of programs in place that require easement
funding or that provide oversight for the terms of an easement, mitigation would
be infeasible.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
35
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ORIGINAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Impact
AGR-2. The majority of the proposed project site is currently zoned for
agricultural uses, with a zoning designation of A (Exclusive Agriculture). The
current MBGP land use designations for the project site include Intensive
Agriculture and Mineral Petroleum. The proposed project includes a General
Plan Amendment and Zone Change. Upon approval of the project, the
Williamson Act contracts would be cancelled before their expiration in 2014.
Therefore, the project would conflict with existing Williamson Act contracts,
which would represent a significant impact.
Mitigation
MM AGR-2.1. Pay Penalty Fees for Premature Conversion of Williamson Act
Ccntracts. Upon cancellation of the Williamson Act contracts, the applicant shall
pay a fee of 125 % of the full assessed value of the parcels for cancellation of
Williamson Act contracts. This fee, when collected, shall be transmitted by the
County Treasurer to the State Controller.
Finding
Cancellation of the Williamson Act contracts prematurely represents a significant
impact because the Williamson Act contracts are a mechanism to encourage
long-tenn preservation of agricultural lands. The mitigation would not reduce
impacts to less than significant levels.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Fmal
PElR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Impact
AGR-3. Other changes in existing environment could have an effect on adjacent
agricultural land by limiting the agricultural feasibility of the land. The
following types of effects from agricultural conversion could generally reduce
agricultural feasibility.
· Conversion of faITIÙand may impact nearby growers by placing restrictions
and limitations on pesticides, fungicides, and herbicides used on the crops.
Restrictions could also be placed on noise, burning, and dust.
· Vehicle emissions from adjacent transportation routes and increased
roadways could impact the health and survival of the crops.
· As urbanization proceeds in the City, land prices may increase above the
land's value for agricultural production.
· Increased traffic congestion reduces the efficiency and increases the hazards
of moving crops and fann machinery along rural roads. Road congestion
also increases the amount of time required to transport crops, which in turn
increases shipping costs and risk of spoilage.
36
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ORIGINAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield Statement of Facts. Findings, and
Mitigation Measures
. Croplands and nearby agricultural lands that support farming are important
sources of food, water, and coyer for some native plants and animals. These
resources are largely elillÚnated when fannlands are converted to urban use.
Because of the proposed project's proxillÚty to primarily agricultural uses,
buildout of this proposed project would most likely result in many of the above-
mentioned impacts. Based on the MBGP designations and development patterns,
it is likely that parcels to the north, south, east, and at least some to the west
would remain agricultural in nature and would continue to be affected by this
type of development. In addition, because many of the outparcels located
throughout the project site are slated for development, the potential for the
above-mentioned effects would be increased, making continued agricultural
production on these lands more difficult. Thus, impacts would be considered
significant.
Mitigation
MM AGR-3.1. Provide Disclosure Statements Regarding Agricultural
Operations. Prior to occupancy of any residential units, if any adjoining
properties are still in agricultural use and have not received entitlements for
development, then prior to issuance of certificates of use and occupancy, the
applicant will demonstrate that future residents will be infonned about adjacent
agricultural use. This demonstration may take the fonn of a covenant filed on the
project site (which would be disclosed to future residents through the purchase
process), or through disclosure fonns to be signed by new residents. The
covenant or disclosure fonn will provide that each resident acknowledges that
helshe is moving into an area where there is active agriculture, and understands
that such agricultural use, including all activities necessary to support
agriculture-such pesticide use, dust generated by plowing, and slow-moving
agricultural vehicles- will continue.
Finding
Buffer areas are already provided in the fonn of perimeter walls and major
arterial roadways that separate the site from nearby agricultural operations.
However, because of the level of urban development proposed for the site, the
proposed project would not be compatible with surrounding agriculturaIland
uses and operations, until such a time those lands are converted to urban and
developed uses. Therefore, no other feasible llÚtigation is available. The
llÚtigation measure identified would not reduce impacts to less than significant
levels.
Specific econollÚc, legal, social, technological, or other considerations make
infeasible the llÚtigation measures or project alternatives identified in the Final
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Impact
AGR-4. The MBGP provides goals and policies to guide development within
the City's Planning Area. Implementation of the proposed project would be
37
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ORIGINAL
Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
generally inconsistent with established goals and policies developed to minimize
impacts on agricultural resources. While the ultimate detennination regarding
overall consistency is left to the City Council, the proposed project is not
consistent with many of the policies designed to protect the conversion of prime
fannland. Thus, impacts are considered significant.
Finding
No mitigation is available to reduce impacts to less than significant levels.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final
PEIR. A S:atement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Air Quality
Impact
AQ-4. The proposed project would be located approximately 2 miles north of
three dairies: Borba, Riverbend, and Wilgenburg. The predominate wind
direction much of the year-spring, summer, and fall-is from the northwest.
During winter periods with southern and southeasterly winds, odors from the
dairies would be detectable at the proposed project deyelopment site.
Mitigation
MM AQ-4.1. Notify Concerning Potential Odors. Require that, prior to the
sale of all new residential units, prospective buyers be notified of potential dairy
odors. Prospective buyers should be required to sign a statement acknowledging
that they are aware of the potential for odors from nearby dairies, and the
disclosure shall be included in covenants for new development within the site.
Finding
Eyen with the proposed mitigation measure, the odor impacts associated would
placing a large residential development in close proximity to dairies would be
significant. Specific economic, legal, social, technological, or other
considerations make infeasible the mitigation measures or project alternatives
identified in the Final PEIR. A Statement of Overriding Considerations is
required, which is attached to this Findings of Fact.
Transportation and Traffic
Impact
TR-5, The Kern COG traffic model estimated that a total of 68,439 trips per day
would be generated by the proposed project at buildout with 45,430 external
daily trips, yielding a capture rate of 34 %. This capture rate was applied to the
total ITE project trip estimate of 73 ,780 trips per day, yielding 48,975 external
daily trips. Future peak hour traffic volumes are estimated for each of the project
phase buildout years (2008,2012,2016, and 2020) with and without the
proposed project.
38
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0RII;INAL
Old River Ranch Project (GPNZC #03-1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
Traffic operations on the existing street system are acceptable at most locations.
In the interim conditions, increases in traffic, both with and without the project,
will cause an ever increasing number of facilities to operate below level of
service C. By the year 2030 it is anticipated that almost all of the unsignalized
intersections and over half of the signalized intersections would operate below
level of service C if left in their existing conditions.
The project lies in an area, which will require significant improvements to the
existing street system over the next 15 to 20 years in order to provide adequate
capacity to accommodate traffic generated by this project and anticipated other
development in the western Bakersfield area.
Mitigation
MM TR-5.1. Confinn and Analyze Incremental Traffic Improvements.
a) Prior to approval of each Tentative Tract, Vesting Tentative Tract, or Parcel
Mr.p (except Parcel Maps for financing or conveyancing purposes only that
require further subdivision prior to development) for residential projects and
PCD or Site Plan applications for other uses, the applicant shall confinn the
specific traffic circulation improvements that will be implemented with that
tentative map, PCD or Site Plan as identified in the Traffic Impact Study to: I)
provide the traffic circulation improvements necessary to serve the immediate
map area and 2) maintain the City's adopted minimum level of service standard
(currently LOS C) on the roadway network that will be impacted by the project
traffic, or, for those intersections and roadways that cannot be improved to the
minimum level-of-service standard or better, with or without the project, to
provide the project fair-share contribution to the improvements.
b) To demonstrate that appropriate mitigation is being provided with each Final
Map, the process will be as follows.
. The applicant will provide confinnation of the traffic analysis for each map,
PCD or Site Plan based on current infonnation on the status of RTIF and
local improvements at the time of tentative map, PCD, or Site Plan
consideration.
. The applicant and the City will identify the incremental improvements
applicable to the tentative map, PCD, or Site Plan to be implemented through
one or more of the following methods:
I:] Build the improyements (if all necessary rights-of-way are available)
ana, if applicable, receive reimbursement credits for any percentage
share not attributable to impacts caused by traffic generated from the
map, PCD, or Site Plan.
I:] Pay the City per unit mitigation fee.
I:] In the event all necessary rights-of-way are not available at the time the
applicant is required to construct the specific traffic circulation
39
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Old River Ranch Project (GPAlZC #03-1528)
City of Bakersfield Statement of Facts, Findings, and
Mitigation Measures
improvements to be implemented, the applicant shall pay the City the per
unit mitigation fee in lieu of constructing the improvements.
. The project applicant and the City will verify the timing of the improvements
to be constructed by the applicant for recordation of each Map, PCD or Site
Plan, and shall establish the threshold at which the improvements shall be
constructed. The threshold shall depend on the particular improvement, the
project fair-share contribution to the improvement and the nature of the
particular MaplPCD/Site Plan, and may be tied to the number of lots within
the map area that may be recorded as part of a Final Map or Partial Final
Map.
c) For those improvements to be constructed by the City using mitigation fees
paid by the project applicant and other sources of financing, the applicant's
obligation will be satisfied by payment of the fees.
Finding
Almost all of the deficiencies can be improved to an LOS C through the project
build-out year of 2020 with a combination of signalization and roadway
widening. Even with the mitigation, it is anticipated that by the year 2030, more
than two-thirds of the study intersections and more than one-third of the roadway
segments will operate below LOS C if left in their present configurations. Of
these, eight intersections and seven roadway segments will operate in this
condition with or without the project. The following intersections are expected to
operate below LOS C, or current year LOS (if below an LOS C), in the year 2030
even if fully improved to current standards: These facilities are as follows:
Intersections
· Coffee Road and Rosedale Highway,
· Coffee Road and Brimhall RoadlWestside Parkway WB,
· Coffee Road and Truxtun Avenue Extension,
· Coffee Road and Stockdale Highway,
· New Stine Road and Stockdale Highway,
· Old River Road and Ming Avenue,
· Gosford Road and Ming Avenue, and
· Ashe Road and Ming Avenue.
Roadways
· Buena Vista Road: Stockdale Highway to Ming Avenue,
· Calloway Drive: Brimhall Road to Stockdale Highway,
· Coffee Road: Brimhall Road to Stockdale Highway,
40
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ORIGiNAL
Oid River Ranch Project (GPÞJZC #03-1528)
City of Bakersfield Statement of Facts, Findings. and
Mitigation Measures
· Gosford Road: Stockdale Highway to North Laurelglen Boulevard,
· Rosedale Highway: Calloway Drive to Fruitvale Avenue,
· Ming Avenue: Ashe Road to Stine Road, and
· White Lane: Stine Road to Wible Road.
This study also shows the irnproyements, beyond current standards, needed to
bring these facilities to an LOS C, or current year LOS (if below an LOS C). It is
noted that most of the facilities listed above would operate below LOS C in their
ultimate configurations.
Provided that the regional transportation improvements and the RTIF and local
mitigation improyements are constructed, the street system should have adequate
capacity to operate at an acceptable level of service with the exception of the
facilities stated above. Additionally, the seven signalized intersections that
would exceed thresholds in the PM peak hour, and the five signalized
intersections that would exceed thresholds in the AM peak hour may be mitigated
with additional measures beyond current standards. However, the feasibility of
these mitigation measures has not yet been detennined. Therefore, it must be
concluded that not all impacts would be reduced to less-than-significant levels
and impacts would remain significant and unavoidable.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Alternatives to the Proposed Project
Alternative 1, No Proiect Alternative
Agriculture operations would continue onsite with the cultivation and harvesting
of "Ùmonds and row crops. Under a reasonably foreseeable future land use
scenario, the alternative would be similar to a no build scenario above because
the site is currently designated for agricultural and mineral production land uses
under the MBGP. Thus, If the project were not approved, the reasonably
foreseeable land use would be continued agricultural and mineral production.
Therefore, under this alternative, no aspect of the proposed project would be
constructed and the project area would remain in its current condition.
This alternative would involve no action on the part of the City. The project
would not be constructed, and the site would remain in agricultural and
petroleum production until such a time that a development proposal is approved
for this developing portion of the City.
Finding
41
September 20~ 'òl<K¿:-1'
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Old River Ranch Project (GPAlZC #03-1528)
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City of Bakersfield
Statement of Facts. Findings. and
Mitigation Measures
This alternative does not meet any of the project objectives. This alternative
would realistically only be an interim use of the site. The site is in the path of
City growth, and there has been no indication that any group desires to purchase
the site for open space preservation or use other than that allowed by the General
Plan. Thus, while this alternative is marginally feasible as an interim use, it is
not a feasible long-tenn alternative.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatiyes identified in the Final
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Alternative 2. Reduced Development Densitv
This alternative would involve the development of fewer residences, and less
dense commercial uses. This alternative involves a more "dispersed"
deyelopment configuration to provide more open space between units and
commercial centers on site. This alternative would provide home sites on
generally larger lots (approximately IO,OOO-square-foot lots) with a greater
amount of square footage for each home. This alternative would also eliminate
the High Density Residential Uses proposed under the project. Thus, this
alternative wOlJld include approximately 3,962 single-family residential units
(3,075 fewer than the proposed project). Alternative 2 would involve
development of the site similar to the project configuration, but a reduction in the
density proposed by the General Plan Amendment.
Finding
This alternative most likely meets all of the project objectives, but it does not
fulfill those objectives to the same level as the proposed project for the following
reasons: I) since this alternative has fewer dwelling units, it does not help the
City to meet its housing goals, and 2) the lower density of development, overall,
may not provide for the achievement of goals for a self-sustained community to
the level of the proposed project.
It is assumed that this alternative is feasible. Although no marketing study has
been prepared, for the purposes of this EIR, the alternative can be considered
feasible. However, because this development does not provide the same density
as the proposed project, this alternative will not proyide the City with the same
type of project; opportunities for unique and creative solutions to urbanization,
based on a lesser critical mass will likely result in a more traditional development
that the City may consider "more of the same." This reduced density would
lik~ly not include the diversity of housing types or support the recreational
community amenities that the proposed project would offer. Additionally, the
lower density alternative is inconsistent with the anti-sprawl principles of Smart
Growth, efficient use of infrastructure and walkable communities.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final
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Old River Ranch Project (GPAlZC #03-1528) September 211!15 <f>
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ORIG'NAL
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Alternative 3. Very low Densitv Development Alternative
with Aaricultural Preservation
This alternative would substantially further reduce the overall number of units
constructed, and pennanently preserve portions of the site in agricultural
production. This alternative would result in a minimal amount of deyelopment at
the Rural Residential (RR) land use designation of 2.5 acres per unit, and would
preserve half of the site (approximately 926 acres under agricultural production).
This alternative would retain the option for individuals on larger lot parcels to
maintain small agricultural areas. This would result in approximately 370 rural
residential units onsite, and retention of the remaining project site in agricultural
production under an agricultural preserve or conservation easement. Alternative 3
would involve 370 residential units, and approximately 926 acres of the site to
remain under agricultural production.
Finding
This alternative marginally meets most of the project objectives, but it does not
fulfill those objectives to the same leyel as the proposed project. With the low
intensity of development, it will be difficult to achieve the critical mass and site
design necessary to support a self-contained community, a range of housing
types, and a fiscally sound mixed-use development. In particular, the residential
unit count is likely to result in a very limited range of housing types and
affordability .
It is assumed that the residential portion of this alternative is feasible. Similar to
Aternative 2, the deyelopment portion would likely be a typical development
and not include creative strategies. The agricultural component is likely
infeasible because of the difficulties in continuing to fann with adjacent
development. Furthennore, once the surrounding area develops, it will create
substantial pressure to conyert remaining farmland on the site. No group or
agency has indicated a desire to purchase the land in order to continue fanning it,
and it is not expected that such a proposal would be forthcoming on even a
portion of the land, given the substantial remaining farmland in the area.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
Alternative 4. Hiah Densitv Alternative
This alternative would include a higher density development pattern with
additional open space and agricultural land surrounding the developable area.
The overall plan for the site would shift the developable area toward the center of
43
September 2005 'ò ~ K 1".6
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J&S 0419Ç) ..-(,
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Old River Ranch Project (GPNZC #03·1528)
City of Bakersfield
Statement of Facts, Findings, and
Mitigation Measures
the site, with the boundaries and space between planned residential units being
decreased. This would have the affect of increasing residential and commercial
densities. This alternative would eliminate the proposed units designated as Low
Density, and all units would be constructed at densities consistent with
Low Medium Density, High-Medium Density, and High Density. This
alternative would provide for development on 750 acres and continued
agricultural production on the remaining acreage within the site. Ultirnately, the
same number of units- 5 ,979- would be construction on half of the space. This
alternative would also include mixed-use neighborhoods, such as additional
apartments, townhomes, and smaller single family units. This alternative would
involve the same amount of commercial development as the proposed project
would.
Finding
This alternative is feasible to develop, although it would increase impacts to
some enviromnental issue areas. Additionally, it is highly likely that the
surrollnding undeveloped areas would succumb to development pressure after the
interim years following development of the project. Therefore, it is likely that
the overall densities within the project area would ultimately be much greater
than those for the proposed project. Due to the high demand for housing and
development within the City, it is likely that all areas within the Bakersfield
sphere of influence (including the project site) would ultirnately be developed
with urban land uses. Under this alternative, it can be speculated that additional
land beyond the project area would be developed at similar high densities in the
near future, making the larger area more dense over time, thereby exacerhating
enviromnental impacts. More importantly, this alternative does not avoid or
substantially lessen any significant impacts. Therefore, it is not a feasible
alternative.
Specific economic, legal, social, technological, or other considerations make
infeasible the mitigation measures or project alternatives identified in the Final
PEIR. A Statement of Overriding Considerations is required, which is attached
to this Findings of Fact.
44
September 2005 0.' W t:
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ORIGiNAL
Old River Ranch Project (GPAlZC #03-1528)
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Exhibit C
Mitigation Monitoring and Reporting Program
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