HomeMy WebLinkAboutRES NO 026-07
RESOLUTION NO.
RESOLUTION MAKING FINDINGS, ADOPTING THE NEGATIVE
DECLARATION AND APPROVING GENERAL PLAN AMENDMENT
NO. 06-0535, AN AMENDMENT TO THE LAND USE ELEMNT OF
THE METROPOLITAN BAKERSFIELD GENERAL PLAN,
GENERALLY LOCATED AT THE NORTHEAST CORNER OF TAFT
HIGHWAY AND BUENA VISTA ROAD.
026- 07
WHEREAS, John Bianchi c/o Dave Dmohowski, filed an application requesting a General
Plan Amendment, change of zoning of that certain property to be annexed into 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, December
18,2006, and on Thursday, December 21,2006, on General Plan Amendment No. 06-0535, notice
of the time and place of hearing having been given at least thirty (30) calendar days before said
hearing by publication in The Bakersfield Californian, a local newspaper of general circulation; and
WHEREAS, General Plan Amendment No. 06-0535, an amendment to the Land Use
Element of the Metropolitan Bakersfield General Plan, is as follows:
General Plan Amendment No. 06-0535:
Dave Dmohowski for John Bianchi applied to amend the Land Use Element of the
Metropolitan Bakersfield General Plan consisting of a change from R-IA (Resource -
Intensive Agriculture) to GC (General Commercial) on 16.5 acres and OC (Office
Commercial) on 5 acres generally located at the northeast corner of Taft Highway and
Buena Vista Road; and
WHEREAS, an Initial Study was conducted for General Plan Amendment No. 06-0535 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, the law under California Government Code Section 56375 (e) requires the
decision making body to make a finding at a public hearing regarding the annexation of
unincorporated territory; and
WHEREAS, Policy No. 14 of the Conservation/Soils and Agriculture Element of the
Metropolitan Bakersfield General Plan requires the City of Bakersfield to evaluate ten (10) factors
when considering projects that propose to convert designated agricultural land to non-agricultural
uses; and
WHEREAS, the Planning Commission and City Council have evaluated the ten (10) factors
provided under Policy No. 14 of the Conservation/Soils and Agricultural Element of the Metropolitan
Bakersfield General Plan and found the following:
1 ) Soil Qualitv
The soil types prevalent on the project site are listed in the Soil Survey of Kern County,
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California, Northwestern Part (United States Department of Agriculture, Soil Conservation
Service, September 1988). Based on the soil survey, the project site includes soil type 174
(Kimberlina fine sandy loam, 0 to 2 percent slopes). Soil type17 4 meet the requirements for
prime farmland if water for irrigation is available.
2) Availabilitv of irrioation water
Irrigation water is currently not available to the site. Based on figures from the Kern County
Water Supply Agency's 1999 Water Supply Report published in 2003, the current
agricultural water use for agricultural crops, in rotation, the project's land is approximately 71
acre-feet per annum.
3) Proximitv to non-aoricultural uses
Properties along south side of the project site (south of Taft Highway) and to the east are
designated and zoned for agricultural uses; the remaining surrounding properties are
designated and zoned for residential land use.
4) Proximitv to intensive oarcelization
There are several existing and proposed subdivision tracts lying within one-half mile of the
project site to the north, south, east and west.
5) Effect on orooerties subiect to 'Williamson Act" land use contracts
There are 122.79 acres within the project's Zone of Influence that are currently under a
Williamson Act land use contract located to the south and northwest of the project site.
However, the properties are in the process of contract cancellation.
6) Ability to be orovided with urban services (sewer. water. roads. etc.)
The site is currently accessible via Buena Vista Road and' Taft Highway and will be
accessible via Buena Vista Road in the future. Municipal sewer and water service are
expected to be taken from Buena Vista Road.
7) Abilitv to affect the aoolication of aoricultural chemicals on nearbv aoricultural
orooerties
The proposal's level of impact to nearby agricultural properties is less than significant due to
the restrictions and limitations on the use of agricultural chemicals that will result from
planned and approved residential developments in the immediate ~cinity.
8) Abilitv to create a orecedent-settino situation that leads to the oremature conversion
of crime aoriculturallands
The conversion of a substantial amount of prime agricultural land to urban development has
been occurring in recent years in the vicinity of the project site, and additional urban
development is planned and proposed in the area. Therefore, the proposal would not set a
precedent in this regard.
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9) Demonstrated oroiect need
Based upon the close proximity of the project site to other urbanizing lands, the proposal is
considered a logical step in the orderly development of the City of Bakersfield. Urbanization
of the site would allow for the incremental expansion of the infrastructure and public services
that are being constructed and provided in the surrounding area and would help to meet the
need for housing to accommodate the projected population growth in the Metropolitan
Bakersfield General Plan area.
10) Necessitv of buffers such as lower densities. setbacks. etc
Properties along the south side of Taft Highway opposite the project site and to the east are
designated and zoned for agricultural uses. The remaining surrounding properties are
designated and zoned for residential use. Because of the proposed commercial use, no
buffers between the proposed land uses and the adjacent agricultural properties will be
necessary.
WHEREAS, by Resolution No. 246-06 on December 21, 2006, the Planning Commission
recommended approval and adoption of General Plan Amendment No. 06-0535 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,
February 7, 2007, on General Plan Amendment No. 06-0535, 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 COl;Jncil has considered and hereby makes the following findings:
1. The above recitals and findings are true and correct.
2. The Council has considered and concurs with the following findings made by the
Planning Commission as set forth in Resolution No. 246-06 on December 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. A substantial change has occurred in circumstances that necessitate a
departure from the land use designation that was in affect at the time of
annexation of the project site. The project site was annexed to the City on
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November 28, 2006.
f. The land use designation change from R-IA (Resource - Intensive
Agriculture) to GC (General Commercial) on 16.5 acres and OC (Office
Commercial) on 5 acres is compatible with the land use designations of
surrounding properties and is intemally consistent with the Metropolitan
Bakersfield General Plan.
g. 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 COUNCIL 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. 06-0535 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 ofthe Planning Commission to the City
Council, is hereby received, accepted and approved.
4. The City Council hereby approves and adopts General Plan Amendment No. 06-
0535, constituting changes as shown on the map marked Exhibit "B", attached
hereto and incorporated as though fully set forth, for property generally located at the
northeast comer of Taft Highway and Buena Vista Road listed in Exhibit "A."
5. That General Plan Amendment No. 06-0535, 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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ORIGINAL
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 February 7,2007 and effecti ve on'
~ary 28, 2007 by thvol1GW"ing...votel-- ...........-___
AYES' COUNCILMEMBER CARSON. BENHAM WEIR. COUCH. HANSON. SULLIVAN. SCRIVNER
ES: COUNCILMEMBER
ABStAIN: COUNCILMEMBER
aBSEND COUNCILMEMBER ~o..N'\ ~
PAMELA A. McCARTHY, C
CITY CLERK and Ex Officio erk of the
Council of the City of Bakersfield
APPROVED
HARVEY L. HALL
MAYOR of the City of Bakersfield
APPROVED as to form:
VIRGINIA GENNARO
City Attomey
By:~m~
Exhibit A - Mitigation/Conditions of Approval
B - General Plan Amendment Map
CG - S:\GPA 4th 2006\06-0535\Resolutions\CC Resolution GPA 06-0535.doc
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ORIGINAL
Exhibit A
Mitigation/Conditions of Approval
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ORIGINAL
EXHIBIT A
Mitigation/Conditions of Approval
General Plan Amendment/Zone Change No. 06-0535
MITIGATION MEASURES FROM NEGATIVE DECLARATION:
Air Quality
1. The proposed project will have air pollutant emissions associated with the construction and
occupied use of the project site. 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 all air quality control measures required by the San Joaquin Valley Air Pollution
Control District.
Mitigation for potentially significant air quality impacts.
Cultural Resource Mitiaation Measures
2. Although no cultural resources were found on the site, there is the possibility that buried remains
could be found during construction or earth disturbing activities. Should the subsurface
archaeological remains be unearthed during construction activity, work in the area would stop
immediately and 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.
3. 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.
Traffic ImDact Mitiaation Measures
4. Prior to the issuance of any building permit within the GPAlZC area, the developer shall pay the
applicable Regional Transportation Impact Fee (RTIF) to the satisfaction of the City of Bakersfield
Public Works Department.
Mitigation for potentially significant traffic impacts.
5. Prior to issuance of the first building permit within the GPAlZC area, the developer shall pay the
proportionate share contributions for the intersection and roadway improvements not covered by
the RTIF as identified in Tables 7 and 8 of the project traffic study (Ruettgers & Schuler Civil
Engineers, June 2006) and in the following tables:
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ORIGINAL
EXHIBIT A
GP AlZC No. 06-0535
Mitigation/Conditions of Approval
TABLE 1
INTERSECTION IMPROVEMENTS AND LOCAL MITIGATION
Allen Rd &
8 McCutchen Rd
Barlow Rd &
9 McCutchen Rd
Buena Vista Rd &
10 McCutchen Rd
Mountain Vista Dr
11 & McCutchen Rd
Allen Rd & McKee
13 Rd
Buena Vista Rd &
14 McKee Rd
Old River Rd &
16 McKee Rd
Allen Rd & Taft
17 H SR 119
Barlow Rd & Taft
18 H SR 119
BuenaVista Rd &
19 Taft H
Old River Rd &
21 Taft H
Notes:
1 Intersection is currently offset. Realign north approach to meet south approach.
NB = Northbound
SB = Southbound
WB = Westbound
EB = Eastbound
Allen Rd &
Panama In
Barlow Rd &
2 Panama In
Mountain Vista Dr
4 & Panama In
Buena Vista Rd &
7 Berkshire Rd
Install Signal-1 EBl, 1 EBT, 1 EBR, 2
WBl, 1 WBT, 1 NBl, 1 NBT, 1 SBl, 1 SBT
Install Signal-1 EBl, 1 EBT, 1 WBl, 1
NBl, 1 SBl
Install Signal-1 EBl, 1 EBT, 1 WBl, 1
WBT, 1 NBl 1 SBl
Install Signal-1 EBl, 1 WBl, 1 NBl, 1
NBT, 1 SBl
Install Signal-1 EBl, 1 EBR, 1 WBl, 1
WBR, 1 NBl, 1 NBT, 2 SBl, 1 SBT
Install Si nal-1 EBl 1 WBl, 1 NBl 1 SBl
Install Signal -2 EBl, 1 EBT, 2 WBl, 1
WBT 2 NBl, 1 NBT 2.SBl, 1 SBT
Install Signal-1 EBl, 1 WBl, 1 WBT, 1
NBl, 1 SBl
Install Signal-1 EBl, 1 WBl, 1 NBl, 1
NBT, 1 SBl, 1 SBT
Install Signal-1 EBl, 1 WBl, 1 NBl, 1
NBT, 1 SBl 1 SBT
Install Si nal-1 EBl, 1 WBl, 1 NBl, 1 SBl
Install Si nal-1 EBl, 1 SBR
Install Si nal -1 EBl, 1 SBR
Install Signal - 1 EBT, 1 WBR, 1 NBl, 1
SBl
Install Signal - 1 EBT, 1 WBl, 1 WBT, 2
NBl,1 NBR, 2 SBl' 1 SBT'
R = Right-Turn lane
l = left-Turn lane
T = Throu h lane
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1 EBl, 1 EBT, 1 EBR, 1 NBl,
1 NBT
1 NBl 1 SBl
1 NBl, 1 SBl
1 WBl
Install Signal -1 EBl, 1 EBR,
1 WBl, 1 WBR, 1 NBl, 1
NBT, 2 SBl, 1 SBT
Install Signal-1 EBl, 1 WBl,
1 NBl 1 SBl
2 WBl, 1 WBT
1 NBl, 1 SBl
Install Signal-1 EBl, 1 WBl,
1 NBl, 1 NBT, 1 SBl, 1 SBT
1 EBl, 1 WBl
1 EBl, 1 WBl
Install Si nal -1 EBl, 1 SBR
Install Si nal -1 EBl, 1 SBR
1 EBT 1 NBl
2 NBl, 1 NBR
2.82%
1.63%
1.57%
7.44%
6.75%
3.81%
10.89%
3.58%
7.88%
22.86%
5.30%
8.11%
9.46%
12.69%
10.92%
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ORIGINAL
EXHIBIT A
GPAlZC No. 06-0535
Mitigation/Conditions of Approval
TABLE 2
ROADWAY IMPROVEMENTS AND LOCAL MITIGATION
Buena Vista Rd: Panama Ln -
McCutchen Rd
Buena Vista Rd: McCutchen Rd - Taft
Hw
Old River Rd: Taft Hw - Hou hton Rd
Add 4 lanes
Add 2 lanes
4.81%
Add 4 lanes
Add 2 lanes
Add 2 lanes
Add 2 lanes
11.94%
8.41%
Mitigation for potentially significant traffic impacts.
ADDITIONAL CONDITIONS OF APPROVAL:
Traffic (Public Works)
6. 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 Taft Highway to CalTrans expressway standards and
Buena Vista Road to arterial standards for the full frontage of the area within the GPA request.
Design for Taft Highway shall comply with CalTrans requirements and CalTrans comments
dated Nov. 7, 2006. 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 GPA/ZC area is
submitted, dedication can be provided with the map.
b. This GPA/ZC area is too small to support it's own storm drainage sump. The City will allow no
more than one sump per 80 acres; therefore, this GPA/ZC area must be included within the
drainage area of adjoining property. Submit a comprehensive drainage study to be reviewed
and approved by the City Engineer. The drainage area to be covered in the comprehensive
drainage study will be larger than the GPAlZC area - the City is willing to aid the developer in
the formation of a Planned Drainage Area to provide a mechanism for the reimbursement of
oversizing costs to the developer. As an alternative, all of the storm drainage may be retained
onsite in a privately maintained sump (privately maintained sumps and drainage facilities shall
be maintained by an entity with taxing powers, such as a Property Owner's Association. Such
entity shall be established prior to recordation of any final map or approval of any Site Plan
Review).
c. Submit a comprehensive sewer study to be reviewed and approved by the City Engineer. The
developer shall be responsible for the initial extension of the sewer line to serve the property.
This sewer line must necessarily be sized to serve a much larger area that the project 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.
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OF'\\GINAL
EXHIBIT A
GPAlZC No. 06-0535
Mitigation/Conditions of Approval
7. 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.
8. Construct full improvements for the north side of Taft Highway along the frontage of the 3.5 acre
parcel to the east of the GPAlZC area (APN 497-040-40).
For orderly development.
9. 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.
10. No access to the Taft Highway will be allowed. All access must be from Buena Vista Road.
For orderly development.
11 . 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.
12. Local Mitigation: Pay the proportionate share of the following mitigation measures (not paid for by
the Regional Transportation Impact Fee nor included with normal development improvements) as
indicated in Tables 7 and 8 of the traffic study. An estimate and fee schedule should be developed
by the applicant and approved prior to recordation of a map or issuance of a building permit.
Proportionate shares from the study as follows:
a. Allen Rd & Panama Ln, Add 1 EBL, 1 EBT, 1 EBR, 1 NBL, 1 NBT, 2.82% share
b. Barlow Rd & Panama Ln, Add 1 NBL, 1 SBL, 1.63% share
c. Mtn Vista Dr & Panama Ln, Add 1 NBL, 1 SBL, 1.57% share
d. Buena Vista Rd & Berkshire Rd, Add 1 WBL, 7.44% share
e. Allen Rd & McCutchen Rd, Install signal, add 1 EBL, 1 EBR, 1 WBL, 1 WBR, 1 NBL, 1 NBT, 2
SBL, 1 SBT, 6.75% share
f. Barlow Rd & McCutchen Rd, Install signal, add 1 EBL, 1 WBL, 1 NBL, 1 SBL, 3.81 % share
g. Buena Vista Rd & McCutchen Rd, Add 2 WBL, 1 WBT, 10.89% share
h. Mtn Vista Rd & McCutchen Rd, Add 1 NBL, 1 SBL, 3.58% share
i. Allen Rd & McKee Rd, Install signal, add 1 EBL, 1 WBL, 1 NBL, 1 NBT, 1 SBL, 1 SBT, 7.88%
share
j. Buena Vista Rd & McKee Rd, Add 1 EBL, 1 WBL, 22.86% share
k. Old River Rd & McKee Rd, Add 1 EBL, 1 WBL, 5.3% share
I. Allen Rd & Taft Hwy (SR 119), Install signal, add 1 EBL, 1 SBR, 8.11 % share
m. Barlow Rd & Taft Hwy (SR 119), Install signal, add 1 EBL, 1 SBR, 9.46% share
n. Buena Vista Rd & Taft Hwy (SR 119), Add 1 EBT, 1 NBL, 12.69% share
o. Old River Rd & Taft Hwy (SR 119), Add 2 NBL, 1 NBR, 10.92% share
p. Buena Vista Rd, Panama Ln to McCutchen Rd, Add 2 lanes, 4.81% share
q. Buena Vista Rd, McCutchen Rd to Taft Hwy (SR 119), Add 2 lanes, 11.94% share
r. Old River Rd, Taft Hwy (SR 119) to Houghton Rd, Add 2 lanes, 8.41 % share
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ORIGINAL '
EXHIBIT A
GPAlZC No. 06-0535
Mitigation/Conditions of Approval
Notes: NB - north bound, SB - south bound, WB - west bound, EB - east bound, L - Left turn
lane, T - Through lane, R - Right turn lane
For orderly development.
13. Regional Transportation Impact Fee: Prior to the issuance of building permits, the project
applicant shall participate in the RTIF program. The applicant shall submit funding calculations for
all improvements associated with the RTIF program pursuant to the current policy of the Public
Works Department for said calculations.
For orderly development.
Native American Cultural Resource Mitiaation Measures (Plannina)
14. Prior to any ground disturbance, all earth moving contractors and employees shall attend a
"tailgate" session informing them of archeological resources that could be discovered and
protection measures to be followed for the project. The orientation shall be conducted by a
qualified archaeologist and shall include information regarding Native American cultural resources,
summary of applicable environmental law, procedures to follow if potential artifacts are found, and
measures intended to reduce impacts.
Mitigation for potentially significant cultural resource impacts.
15. Prior to grading plan approval, the applicant's archaeologist shall submit a summary report to the
Planning Director verifying the following: 1) when and where the session took place; 2) topics
discussed in the session; and 3) session attendance roster.
Mitigation for potentially significant cultural resource impacts.
Neiahborhood Access (Plannina)
16. Project design shall include a local street serving the project and surrounding neighborhood from
Buena Vista Road as follows:
a. A through road serving the neighborhood to the east shall be provided between the
commercial and office designations; or
b. A through road serving the neighborhood to the east shall be provided along the north
boundary of the office designation and a reciprocal parking and access agreement shall be
provided and recorded between the office and commercial designations.
For orderly development.
City Attornev
17. 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. ~~I(c:
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'JRIGINAL
EXHIBIT A
GPAlZC No. 06-0535
Mitigation/Conditions of Approval
a. 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.
b. 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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ORIGINAL
Exhibit B
General Plan Amendment Map
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ORIGINAL
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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
51 Service Industrial
ER Estate Residential
1 dwelling uniUnet acre HI Heavy Industrial
5R Suburban Residential -----
S 4 dwelling units/net acre
P Public Facilities
5R1LR County: S 4 dwelling units/net acre
City: S 7.26 dwelling units/net acre P5 Public/Private Schools
LR Low Density Residential PT Public Transportation Corridors
S 7.26 dwelling units/net acre
P-5W Solid Waste Facilities
LMR Low Medium Density Residential
> 4 units but S 10 dwelling units/net acre 05 Open Space
HMR High Medium Density Residential 05-P Parks and Recreation
> 7.26 units but s 17.42 dwelling units/net acre
05-5 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 Classification
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