HomeMy WebLinkAboutRES NO 291-06
RESOLUTION NO.
291-06
RESOLUTION MAKING FINDINGS, ADOPTING THE NEGATIVE
DECLARATION AND APPROVING GENERAL PLAN AMENDMENT
NO. 05-1271, AN AMENDMENT TO THE LAND USE ELEMNT OF
THE METROPOLITAN BAKERSFIELD GENERAL PLAN,
GENERALLY LOCATED NORTH OF HIGHWAY 178, WEST OF
THE FUTURE EXTENSION OF VINELAND ROAD, SOUTH OF
PALADINO DRIVE AND EAST OF MORNING DRIVE.
WHEREAS, S&J Alfalfa, Inc. and Mountain View Bravo, LLC c/o Mcintosh Associates, filed a
application requesting a General Plan Amendment, change of zoning of that certain property within
the City of Bakersfield as hereinafter described; and
WHEREAS, the Planning Commission of the City of Bakersfield, in accordance with the
provisions of Section 65353 of the Government code, held a public hearing on Monday, September
18, 2006, and on Thursday, September 21, 2006, on General Plan Amendment No. 05-1271, notice
of the time and place of hearing having been given at least twenty (20) calendar days before said
hearing by publication in The Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, General Plan Amendment No. 05-1271, an amendment to the Land Use
Element of the Metropolitan Bakersfield General Plan, is as follows:
General Plan Amendment No. 05-1271:
Mcintosh Associates for S&J Alfalfa, Inc. and Mountain View Bravo, LLC applied to amend
the Land Use Element of the Metropolitan Bakersfield General Plan consisting of a change
from HR to LR on 7.35 acres, HR to LMR on 16.12 acres and LR to LMR on 3.16 acres
generally located north of Highway 178, west of the future extension Vineland Road, south of
Paladino Drive and east of Morning Drive; and
WHEREAS, an Initial Study was conducted for General Plan Amendment No. 05-1271 and it
was determined that the proposed project would not have a significant effect on the environment;
therefore, a Negative Declaration was prepared in accordance with the California Environmental
Quality Act (CEQA); and
WHEREAS, by Resolution No. 178-06 on September 21, 2006, the Planning Commission
recommended approval and adoption of General Plan Amendment No. 05-1271 subject to the
"Mitigation/Conditions of Approval" listed in Exhibit "A" 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, the Council of the City of Bakersfield, in accordance with the provisions of
Section 65355 of the Government Code, conducted and held a public hearing on WEDNESDAY,
November 15,2006, on General Plan Amendment No. 05-1271, notice of time and place of the
hearing having been given at least ten (10) calendar days before the hearing by publication in The
Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, the Council has considered and hereby makes the following findings:
1. The above recitals and findings are true and correct.
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2. The Council has considered and concurs with the following findings made by the
Planning Commission as set forth in Resolution No. 178-06 on September 21,2006:
a. All required public notices have been provided.
b. The provisions of CEQA have been met.
c. Based upon the Initial Study and comments received, staff has determined
that the proposed project could not have a significant effect on the
environment. A Negative Declaration was prepared for the project in
accordance with CEQA.
d. The public necessity, general welfare and good planning practices justify the
amendment to the Land Use Element of the Metropolitan Bakersfield
General Plan.
e. The land use designation change from HR to LR on 7.35 acres, HR to LMR
on 16.12 acres and LR to LMR on 3.16 acres is compatible with the land use
designations of surrounding properties and is internally consistent with the
Metropolitan Bakersfield General Plan.
f. The laws and regulations relating to the preparation and adoption of
Negative Declarations 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.
3. That the applicant by prior written agreement to comply with all adopted mitigation
measures contained within the Negative Declaration.
4. That the infrastructure exists or can easily be provided to accommodate the types of
density and intensity of the development.
NOW, THEREFORE, BE IT RESOLVED and found by the Planning Commission of the City
of Bakersfield as follows:
1. The above recitals and findings incorporated herein are true and correct.
2. The Negative Declaration for the General Plan Amendment No. 05-1271 is hereby
approved and adopted.
3. The report of the Planning Commission, including maps and all reports and papers
relevant thereto, transmitted by the Secretary of the Planning Commission to the City
Council, is hereby received, accepted and approved.
4. The City Council hereby approves and adopts General Plan Amendment No. 05-
1271, constituting changes as shown on the map marked Exhibit "B", attached
hereto and incorporated as though fully set forth, for property generally located north
of Highway 178, west of the future extension Vineland Road, south of Paladino Drive
and east of Morning Drive listed in Exhibit "A."
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5. Based on the absence of evidence in the record as required by Section 21082.2 of
the State of California Public Resources Code (CEOA) 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 a
Negative Declaration for this project.
6. That General Plan Amendment No. 05-1271, approved herein, be combined with
other approved General Plan Amendment cases in this same cycle described in
separate resolutions, to form a single Amendment to the Metropolitan Bakersfield
General Plan.
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I HEREBY CERTIFY that the foregoing Resolution was passed and adopted by the Council
of the City of Bakersfield at a regular meeting thereof held on November 15, 2006 by the
following vote:
~
NOES:
ABSTAIN:
ABSENT:
"..,..- v- ........- __ .,,-- ....- V--
COUNCILMEMBER COUCH, CARSON, BENHAM, MAGGARD, HANSON, SULLIVAN, SCRIVNER
COUNCILMEMBER
COUNCILMEMBER
COUNCILMEMBER
LbnJ.... Li met_I' JJ. (N
PAMELAA. McCARTHY, Me
CITY CLERK and Ex Officio Clerk of the
Council of the City of Bakersfield
APPROVED
NOV 1 5 2006
HARVEY l. HALL
MAYOR of the City of Bakersfiel
APPROVED as to form:
VIRGINIA GENNARO
City Attorney
By: &w; Ifh ~t
Exhibit A - Mitigation/Conditions of Approval
B - General Plan Amendment Map
CG - S:\GPA 3rd 2006\05-1271\Resolutions\CC Resolution GPA 05-1271.doc
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Exhibit A
Mitigation/Conditions of Approval
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EXHIBIT A
Mitigation/Conditions of Approval
General Plan Amendment/Zone Change No. 05-1271
MITIGATION MEASURES FROM NEGATIVE OECLARA TION:
Air Quality
Upon submittal of tentative tract or site plan for approval, the applicant/developer of the
project site shall submit documentation to the Planning Department that they will/have met
the following air quality mitigation measures:
1. The following mitigation measures shall be utilized during the construction phase of the
project to reduce particulate dust and equipment exhaust emissions:
a. Unpaved road surfaces where construction activities occur will be watered twice
daily.
b. The speed of any vehicles and equipment traveling across unpaved areas must be
no more than 15 miles per hour.
c. Exposed ground surfaces where construction activities occur will be watered twice
daily.
d. All stockpiles will be covered with a tarp.
e. At least 6-inches of freeboard space shall be maintained during transport of
materials and/or covered and watered to limit dust emissions.
f. Mud and dirt accumulations on public roadways will be removed immediately when
track-out exceeds 50 or more feet as well as at the end of the workday.
g. Grading activities will cease during periods of high winds where entrainment of dust
will exceed the San Joaquin Valley Air Pollution Control District (SJVAPCD) 20
percent requirement.
h. The idling of construction equipment will be limited to no more than 20 minutes at a
time.
i. All construction equipment shall be maintained to manufactures' specifications.
J. Where possible all electronic equipment shall be used in lieu of diesel or gas
powered equipment.
k. Employees at the construction sites will be encouraged to carpool to and from work
as well as during established lunch hours.
Mitigation for potentially significant air quality impacts.
Bioloaical Resources
2. Prior to the issuance of a grading permit, the project applicant shall pay a development
fee in accordance with the Metropolitan Habitat Conservation Plan (MBHCP).
Mitigation for potentially significant biological resource impacts.
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
3. Prior to the issuance of a grading permit on the project site, the project proponent shall
comply with all appropriate terms and conditions of the MBHCP. The MBHCP requires
certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines
regarding tracking and excavation shall be followed to prevent entrapment of kit fox in
dens. Specific measures during the construction phase of the project shall be
implemented and include the following:
a. A preconstruction clearance survey of the project site shall be conducted by a
qualified biologist within 30 days of initial ground disturbance in accordance with the
provisions of the MBHCP. It is recommended that any identified San Joaquin Kit
Fox dens or Burrowing Owl nest sites be monitored, excavated, and backfilled in
accordance with the recommendations of the MBHCP, the CDFG, and the USFWS.
In accordance with CDFG recommendations, the preconstruction clearance survey
shall be conducted on no more than 50-foot intervals.
b. Prior to construction, all construction personnel shall be trained by appropriate
personnel in sensitive species identification and avoidance techniques and be
instructed to be on the lookout for kit fox sign during earth disturbance phases of
construction. Any evidence, such as dens, should be reported to the reviewing
agencies for resolution.
c. Excavations shall either be constructed with escape ramps or covered to prevent kit
fox entrapment. All trenches or steep-walled excavations greater that three feet
shall include escape ramps to allow wildlife to escape. Each excavation shall
contain at least one ramp, with long trenches containing at least one ramp every ~
mile. Slope of ramps shall be no steeper than 1: 1.
d. All pipes, culverts or similar structures with a diameter of four inches or greater shall
be kept capped to prevent entry of kit fox. If they are not capped or otherwise
covered, they will be inspected prior to burial or closure to ensure no kit foxes, or
other protected species, become entrapped.
e. All food, garbage, and plastic shall be disposed of in closed containers and regularly
removed from the site to minimize attracting kit fox or other animals.
Mitigation for potentially significant bi%gical resource impacts.
4. Prior to development, California Department of Fish and Game protocol level Blunt-
Nosed Leopard Lizard (BNLL) surveys shall be conducted by a qualified biologist to
determine if BNLL are present on the project site. These surveys should be conducted
between April 15 and June 30 under the specified time and temperature conditions. If
blunt-nosed leopard lizards are detected, the applicant shall submit methods for
compliance with Fish and Game Code Section 5050 to CDFG for review and approval.
Mitigation for potentially significant biological resource impacts.
5. Prior to the issuance of a grading permit, the project applicant shall comply with the
following raptor nest mitigation:
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
a. If site grading is proposed during the raptor nesting season (February-September), a
focused survey for raptor nests shall be conducted by a qualified raptor biologist
prior to grading activities in order to identify active nests in areas potentially
impacted by project implementation.
b. If construction is proposed to take place during the raptor nesting/breeding season
(February - September), no construction activity shall take place within 500 feet of
an active nest until the young have fledged (as determined by a qualified raptor
biologist). Any nests that must be removed as a result of project implementation
shall be removed during the non-breeding season (October-January).
c. Preconstruction surveys shall include a survey for burrowing owl. If active burrowing
owl burrows are detected outside of breeding season (September 1 through January
31), passive and/or active relocation efforts may be undertaken if approved by
CDFG and USFWS. If active burrowing owl burrows are detected during breeding
season (February 1 through August 31), no disturbance to these burrows shall occur
without obtaining appropriate permitting through the Migratory Bird Treaty Act.
Mitigation for potentially significant biological resource impacts.
6. A formal jurisdictional delineation will be conducted. If project development would
impact jurisdictional areas, a Clean Water Act, Section 404 permit from USACE and/or a
CDFG Section 1601 Streambed Alteration Agreement will be obtained from USACE
and/or CDFG respectively prior to the issuance of a grading permit and/or approval of
plans and specifications. USACE and CDFG typically require mitigation plans to be
prepared prior to the loss of habitat within jurisdictional areas.
Mitigation for potentially significant biological resource impacts.
7. The following invasive exotic plants shall not be used in any project residential or
commercial landscaping: tamarisk (all species) and pampas grass. In addition,
vegetation at any ponds or water features shall be managed in a way such that none of
the invasive exotic plants listed by the Department of Agriculture allowed to become
established. Typical invasive exotic plants that can become problematic in this region
include: water hyacinth and pampas grass.
Mitigation for potentially significant biological resource impacts.
8. During construction, site boundaries shall be clearly marked with flagging, fencing, or
other suitable material to prevent construction equipment and vehicles from impacting
adjacent habitat areas potentially occupied by special status species.
Mitigation for potentially significant biological resource impacts.
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
Cultural Resources
9. If archaeological resources are encountered during the course of construction, a
qualified archaeologist shall be consulted for further evaluation. Any measures by the
archaeologist shall be complied with at that time.
Mitigation for potentially significant cultural resource impacts.
10. If human remains are discovered during grading or construction activities, work would
cease pursuant to Section 7050.5 of the California Health and Safety Code. If human
remains are identified on the site at any time, work shall stop at the location of the find
and the Kern County Coroner shall be notified immediately (Section 7050.5 of the
California Health and Safety Code and Section 5097.98 of the California Public
Resources Code which details the appropriate actions necessary for addressing the
remains) and the local Native American community shall be notified immediately.
Mitigation for potentially significant cultural resource impacts.
11. A paleontological monitoring program that includes the following measures shall be
implemented to reduce potential impacts on the Sharktooth Hill bonebed.
a. Prior to grading, a paleontologist shall be retained, attend a pre-grading meeting,
and set forth the procedures to be followed during the monitoring program.
b. One paleontological monitor that is trained and equipped to allow rapid removal of
fossils with minimal construction delay is expected to be sufficient. Full-time
monitoring of the portions of the project site that have earth-disturbing activities at
elevations between 600 feet and 700 feet shall be provided.
c. If fossils are found within an area being cleared or graded, earth-disturbing activities
shall be diverted elsewhere until the monitor has completed salvage of the fossils. If
construction personnel make the discovery, the grading contractor shall immediately
divert construction and call the monitor to the site. Major salvage time may be
shortened by grading contractor's assistance.
d. The project paleontologist shall prepare, identify, and curate all recovered fossils.
Upon completion of grading, the project paleontologist shall prepare a summary
report documenting mitigation and results, with itemized inventory of collected
specimens. The paleontologist shall submit the report to the City of Bakersfield
Planning Department, designation depository, and any other appropriate agency,
and transfer fossil collection to a depository within the City of Bakersfield or County
of Kern. The summary report shall be submitted to the City. This submittal will
signify completion of the program to mitigate impacts on paleontological resources.
Mitigation for potentially significant paleontological resource impacts.
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
Hazards and Hazardous Materials
12. Prior to the issuance of grading permits, the grading plans shall specify that in the event
that hazardous waste is discovered during site preparation or construction, the property
owner/developer shall ensure that the identified hazardous waste and/or hazardous
material is handled and disposed of in the manner specified by the State of California
Hazardous Substances Control Law (Health and Safety Code, Division 20, Chapter 6.5)
and according to the California Administrative Code, Title 30, Chapter 22.
Mitigation for public safety and welfare.
13. The applicant shall handle and dispose of all hazardous materials and wastes during the
operation and maintenance of facilities in accordance with state codes.
Mitigation for public safety and welfare.
14. Prior to the issuance of grading permits, the grading plans shall specify that in the event
that any abandoned or unrecovered oil wells are uncovered or damaged during
excavation or grading, remedial plugging operations will be required.
Mitigation for public safety and welfare.
15. No structures are to be located over a previously plugged or abandoned well.
Mitigation for public safety and welfare.
Noise
16. Prior to the issuance of building permits, the project applicant shall reduce noise levels
on the project residences by setting residential uses back from the roads by a distance
equal to or greater than the 65 dB CNEL contour. For the future alignment of SR 178,
the minimum setback distance shall be 188 feet. As an alternative to setbacks, the
project applicant could use sound-walls to mitigate traffic noise levels. The exact height
and placement of sound-walls would depend on lot design and grading. Walls in the
range of 6 to 10 feet probably would suffice for most situations. When lot design and
grading are established, an acoustical consultant shall establish necessary wall heights
and locations.
Mitigation for potentially significant noise impacts.
Traffic
17. Prior to the issuance of building permits, the project applicant shall comply with the
Metropolitan Bakersfield Transportation Impact Fee Program. These improvement fees
shall be used to provide related improvements listed on pages 44 and 45 in Appendix C
of the City in the Hills Draft EIR, prepared by Michael Brandman Associates, February
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
2002. In addition, the applicant's funding calculations for all improvements associated
with the fee program shall be submitted to the City for review and approval. The
following improvements shall be included within the improvement list.
a. The following traffic signals shall be installed in the year 2020:
. Panorama Drive and Morning Drive
. Morning Drive and Auburn Street
. Paladino Drive and Fairfax Road
. Vineland Road and SR 184
. Paladino Drive and Morning Drive
b. The following roadway segment shall be installed in the year 2020:
. Install lanes of pavement on Paladino Drive and Fairfax Road to
Masterson Street.
. Install 2 additional lanes of payment on Kern Canyon Road from SR
178 to Niles Street
Mitigation for potentially significant traffic impacts.
18. Prior to the issuance of building permits, the project applicant shall provide its fair share
of funding toward the following improvements. At the time of issuing building permits,
the applicant's funding calculations for all improvements associated with the fee program
shall be submitted to the City for review and approval.
a. Traffic signals shall be installed at the following locations in the years 2010 and
2020:
Year 2010 (Project One-Half Buildout)
. Vineland Road and Interior Collector Street
. Panorama Drive and Interior Collector Street (2 locations)
. Panorama Drive and Masterson Street
. Morning Drive and SR 178
. Masterson Street (SR 184) and Old SR 178
. Vineland Road and SR 178
Year 2020 (Full Project Buildout)
. SR 184 and Chase Avenue
. Queen Street and Paladino Drive
. Alfred Harrell Highway/Comanche Drive and SR 178
b. The following roadway segments shall be installed in the year 2010:
Year 2010 (Project One-Half Buildout)
. Install Vineland Road between SR 178 and Collector Loop Street
. I nstall half width of SR 178 and Masterson Street along the project
frontage.
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
· Install 2 lanes of pavement on Panorama Drive from Morning Drive to
Queen Street
· Install 2 additional lanes of pavement on Old SR 178 from Fairfax Road
to Alfred Harrell Highway/Comanche Drive
Mitigation for potentially significant traffic impacts.
19. Prior to the issuance of a building permit, the project applicant shall provide funding for
the future realigned SR 178 between Fairfax Road and Alfred Harrell
Highway/Comanche Drive. The funding will be for that portion of the future realigned SR
178 which is determined to be the obligation of local development. The project's share
of traffic on SR 178 is 7.5 percent.
Mitigation for potentially significant traffic impacts.
20. Prior to the issuance of a building permit, the project applicant shall provide the City of
Bakersfield with a phasing plan of the onsite roadway segments. The project applicant
shall install the following roadway segments that are not part of the Metropolitan
Bakersfield Transportation Impact Fee Program:
a. Install Panorama between Queen Street and Masterson Street
b. Install the onsite Collector Loop Street
c. Install Valley Lane between Panorama Drive and Paladino Drive
d. Install Queen Street between Panorama Drive and Paladino Drive
Mitigation for potentially significant traffic impacts.
ADDITIONAL eONDITIONS OF APPROVAL:
Public Works
21. Along with the submittal of any development plan, prior to approval of improvement
plans, or with the application for a lot line adjustment or parcel merger, the following shall
occur:
a. Provide fully executed dedication for Vineland Avenue(s) to arterial and Highway
178 to Caltrans standards for the full frontage of the area within the GPA request.
Dedications shall include sufficient widths for expanded intersections and additional
areas for landscaping as directed by the City Engineer. Submit a current title report
with the dedication documents. If a tentative subdivision map over the entire
GPAlZC area is submitted, dedication can be provided with the map.
b. This GPAlZC area is within the Breckenridge drainage area and shall follow the
requirements, build the proposed improvements and pay the necessary fees of the
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
area. If the entire Breckenridge drainage area improvements have not been
constructed, temporary drainage basins may be required to be constructed within
the GPAlZC area and remain in place until all of the infrastructure is constructed.
c. Sewer service must be provided to the GPAlZC area. This area is within the North
East Planned Sewer Area and shall follow the requirements, build the proposed
improvements and pay the necessary fees of the area.
d. In order to preserve the permeability of the sump and to prevent the introduction of
sediments from construction or from storm events, all retention and detention basins
(sumps) shall have a mechanical device in the storm drain system to remove or
minimize the introduction of oil, grease, trash, and sediments to the sump. This
device shall be reviewed and approved by the City Engineer, and shall provide the
greatest benefit to the storm drain system with the least maintenance cost.
For orderly development.
22. The entire area covered by this General Plan Amendment shall be included in the
Consolidated Maintenance District. The applicant shall pay all fees for inclusion in the
Consolidated Maintenance District with submittal of any development plan, tentative
subdivision map, Site Plan Review, or application for a lot line adjustment for any portion
of this GPA area. For orderly development.
23. Payment of median fees for the arterial frontage of the property within the GPAlZC
request is required prior to recordation of any map or approval of any improvement plan
for the GPAlZC area. For orderly development.
24. Reserve area for the future Vineland/SR 178 interchange. Enter into an agreement with
the City of Bakersfield to acquire the reserved land. For orderly development.
25. With the development of the project area, approved, improved access to the site must be
provided. The required improvements shall be 32 feet of paving meeting City design
standards for a collector road, with 8' graded shoulders. If it becomes necessary to
obtain any off site right of way and if the developer is unable to obtain the required right
of way, then he shall pay to the City the up-front costs for eminent domain proceedings
and enter into an agreement and post security for the purchase and improvement of
said right of way. For orderly development.
26. The development shall pay into the adopted Regional Traffic Impact Fee fixed rate
program. For orderly development.
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EXHIBIT A
GPAlZC No. 05-1271
Mitigation/Conditions of Approval
City Attornev
27. In consideration by the City of Bakersfield for land use entitlements, including but not
limited to related environmental approvals related to or arising from this project, the
applicant, and/or property owner and/or subdivider ("Applicant" herein) agrees to
indemnify, defend, and hold harmless the City of Bakersfield, its officers, agents,
employees, departments, commissioners or boards ("City" herein) against any and all
liability, claims, actions, causes of action or demands whatsoever against them, or any of
them, before administrative or judicial tribunals of any kind whatsoever, in any way
arising from, the terms and provisions of this application, including without limitation any
CEQA approval or any related development approvals or conditions whether imposed by
the City, or not, except for CITY's sole active negligence or willful misconduct.
This indemnification condition does not prevent the Applicant from challenging any
decision by the City related to this project and the obligations of this condition apply
regardless of whether any other permits or entitlements are issued.
The City will promptly notify Applicant of any such claim, action or proceeding, falling
under this condition within thirty (30) days of actually receiving such claim. The City, in
its sole discretion, shall be allowed to choose the attorney or outside law firm to defend
the City at the sole cost and expense of the Applicant and the City is not obligated to
use any law firm or attorney chosen by another entity or party.
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Exhibit B
General Plan Amendment Map
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ORIGINAL
CITY OF BAKERSFIELD
GENERAL PLAN LAND USE DESIGNATIONS
RR Rural Residential LI Light Industrial
2.5 gross acres/dwelling unit
SI Service Industrial
ER Estate Residential
1 dwelling unit/net acre HI Heavy Industrial
SR Suburban Residential -----
s 4 dwelling units/net acre
P Public Facilities
SRlLR County: S 4 dwelling units/net acre
City: S 7.26 dwelling units/net acre PS Public/Private Schools
LR Low Density Residential PT Public Transportation Corridors
S 7.26 dwelling units/net acre
P-SW Solid Waste Facilities
LMR Low Medium Density Residential
> 4 units but s 10 dwelling unitslnet acre OS Open Space
HMR High Medium Density Residential OS-P Parks and Recreation
> 7.26 units but s 17.42 dwelling units/net acre
OS-S Slopes exceeding 30%
HR High Density Residential
> 17.42 units but s 72.6 dwelling units/net acre R-IA Resource - Intensive Agriculture
20 acre minimum parcel size
-----
R-EA Resource - Extensive Agriculture
HC Highway Commercial 20 acre minimum parcel size
GC General Commercial 80 acre min (Williamson Act)
R-MP Resource - Minerals & Petroleum
MC Major Commercial 5 acre minimum parcel size
OC Office Commercial
MUC Mixed Use Commercial
General Plan Street elassification
Freewavs
provide service to through traffic exclusively with no access to abutting property and no at-grade
intersections.
EXDresswavs are arterial highways with partial control of access which mayor may not be divided or have
grade separations at intersections, and may be an interim facility for an ultimate freeway.
Arterials
are used primarily by through traffic with a minimal function to provide access to abutting
property.
Collectors
function to connect local streets with arterials and to provide access to abutting property.
Locals
are exclusively for property access and through traffic is discouraged.
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ORIGINAL