HomeMy WebLinkAboutRES NO 029-07
029-07
RESOLUTION NO.
RESOLUTION MAKING FINDINGS, ADOPTING THE NEGATIVE
DECLARATION AND APPROVING GENERAL PLAN AMENDMENT
NO. 06-1014, AN AMENDMENT TO THE LAND USE ELEMENT OF
THE METROPOLITAN BAKERSFIELD GENERAL PLAN,
GENERALLY LOCATED NORTH OF MCCUTCHEN ROAD
BETWEEN OLD RIVER ROAD TO THE WEST AND PROGRESS
ROAD TO THE EAST.
WHEREAS, Old River Road, LLC c/o The Lusich Company, 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. 06-1014, 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. 06-1014, an amendment to the Land Use
Element of the Metropolitan Bakersfield General Plan, is as follows:
General Plan Amendment No. 06-1014:
The Lusich Company for Old River Road, LLC applied to amend the Land Use Element of
the Metropolitan Bakersfield General Plan consisting of a change from R-IA (Resource-
Intensive Agriculture) to LR (Low Density Residential) on 99.5 acres generally located north
of McCutchen Road between Old River Road to the west and Progress Road to the east;
and
WHEREAS, an Initial Study was conducted for General Plan Amendment No. 06-1014 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 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; 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:
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1 ) Soil Qualitv
The soil types prevalent on the project site are listed in the Soil Survey of Kern County,
California, Northwestern Part (United States Department of Agriculture, Soil Conservation
Service, September 1988). Based on the soil survey, the project site includes soil types 127
(Cajon sandy loam, 0 to 2 percent slopes) and 174 (Kimberlina fine sandy loam, 0 to 2
percent slopes). Soil types 127 and 174 meet the requirements for prime farmland if water
for irrigation is available.
2) Availabilitvof irrioation water
Irrigation water is currently available to the site.
3) Proximity to non-aoricultural uses
Properties along the north side and southwest of the project site are designated and zoned
for agricultural uses; the remaining surrounding properties are designated and zoned for
residential land use.
4) Proximity to intensive oarcelization
There are several existing and proposed subdivision tracts lying within one-half mile of the
project site to the south, east and Vl.est as well as to the north, north of Panama Lane.
5) Effect on orooerties subiect to 'Williamson Act" land use contracts
There are adjacent properties within the project's Zone of Influence that are currently under
a Williamson Act land use contract.
6) Ability to be orovided with urban services (sewer. water. roads. etc.)
The site is currently accessible via Progress Road and will be accessible via McCutchen and
Old River Road in the future. Municipal sewer and water service are expected to be taken
from McCutchen Road.
7) Ability to affect the aoolication of aoricultural chemicals on nearby 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 other
planned and approved residential developments in the immediate \1cinity.
8) Ability to create a orecedent-settino situation that leads to the oremature conversion
of orime aoricultural lands
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) Necessity of buffers such as lower densities. setbacks. etc
Properties along the north side and southwest of the project site and are designated and
zoned for agricultural uses. The remaining surrounding properties are designated and
zoned for residential and commercial land uses. Any contiguous properties designated or
zoned for agricultural uses will require the necessary buffers to be applied during the
Tentative Tract Map process.
WHEREAS, by Resolution No. 250-06 on December 21, 2006, the Planning Commission
recommended approval and adoption of General Plan Amendment No. 06-1014 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. 06-1014, 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.
2. The Council has considered and concurs with the following findings made by the
Planning Commission as set forth in Resolution No. 250-06 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.
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ORIGINAL
e. The land use designation change from R-IA (Resource - Intensive
Agriculture) to LR (Low Density Residential) on 99.5 acres is compatible with
the land use designations of surrounding properties and is internally
consistent with the Metropolitan Bakersfield General Plan.
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. 06-1014 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. 06-
1014, 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 McCutchen Road between Old River Road to the west and Progress Road to the
east listed in Exhibit "A."
5. That General Plan Amendment No. 06-1014, 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 by the following vote:
V'" c./" .............. y-- .....-- ~
CARSON. BENHAM. WEIR. COUCH. HANSON. SULLIVAN. SCRIVNER
~
ABSTAIN:
C~
COUNCILMEMBER
COUNCILMEMBER
COUNCILMEMBER
COUNCILMEMBER ~~
APPROVED
HARVEY L. HALL
MAYOR of the City of Bakersfield
APPROVED as to form:
VIRGINIA GENNARO
City Attomey
By: /lid 'fr0 ~_
Exhibit A - Mitigation/Conditions of Approval
B - General Plan Amendment Map
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ORIGINAL
Exhibit A
Mitigation/Conditions of Approval
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EXHIBIT A
Mitigation/Conditions of Approval
General Plan Amendment/Zone Change No. 06-1014
MITIGATION MEASURES FROM NEGATIVE DECLARATION:
Air Qualitv
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 unrecorded
cultural resources or 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.
Noise Mitiaation Measures
The proposed project will satisfy Metropolitan Bakersfield General Plan standards for exterior and
interior noise levels if the following improvements are incorporated into the project:
4. Mechanical ventilation or air conditioning must be provided for all homes so that windows and
doors may remain closed for the required acoustical insulation.
Mitigation for potentially significant noise impacts.
5. Exterior doors, excluding glass doors, should be solid-core wood or insulated steel with perimeter
weather-stripping and threshold seals.
Mitigation for potentially significant noise impacts.
6. Construction activities shall comply with City of Bakersfield noise standards as to allowable hours
of operation, use of adequate mufflers on all equipment, and placement of stockpiles, staging
areas and semi-permanent mechanical equipment as far from noise-sensitive receivers as
practical.
Mitigation for potentially significant noise impacts.
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EXHIBIT A
GPAlZC No. 06-1014
Mitigation/Conditions of Approval
7. A wall shall be constructed along any residences adjacent to the Sunset Railroad right-of-way.
Prior to recordation of a final map, a final acoustical analysis shall be conducted to the satisfaction
of the City Planning Department to confirm the required location and height of sound walls.
Mitigation for potentially significant noise impacts.
8. Prior to recordation of a final map, a final acoustical analysis shall be conducted to the satisfaction
of the City Planning Department to confirm that the acoustical barrier to attenuate noise levels
from the Vulcan Asphalt Batch Plant has the required height and placement.
Mitigation for potentially significant noise impacts.
9. Centralized heating/ventilation/air conditioning units (HVAC) shall be installed in second floor
bedrooms that have a direct line-of-sight to off-site industrial activities. The HVAC units should be
designated to supply two air changes per hour for each habitable room, with a minimum of 15
cubic feet per minute of outside air per occupant. The fresh air inlet duct shall be sound-
attenuating construction and shall consist of ten feet of straight or curved duct plus one sharp 90-
degree bend. Additionally, these affected units shall include double-paned or Sound
Transmission Class (STC) rated windows.
Mitigation for potentially significant noise impacts.
Traffic ImDact Mitiaation Measures
10. 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.
11. 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, March 2006) and in the following tables:
TABLE 1
INTERSECTION IMPROVEMENTS AND LOCAL MITIGATION
1 Old River Rd & Harris Rd Install Signal - 1 EBL, 1WBL, 1 EBL, 1WBL 4.24%
1 NBL, 1 SBL
Install Signal- 2EBL, 2EBT, 1 EBT, 1WBT,
2 Old River Rd & Panama Ln 2WBL, 2WBT, 1NBL, 1NBT, 1NBT,1SBT 4.43%
1 NBR, 1 SBL, 1 SBT
3 Gosford Rd & Panama Ln 1EBL, 2EBT, 2WBT, 1NBL, 1WBT 1.86%
1NBT, 1SBL, 1SBT
4 Old River Rd & Berkshire Rd Install Signal - 1 EBL, 1WBL, None None
1 NBL, 1 SBL
Install Signal - 1 EBL, 1 EBT,
5 Old River Rd & McCutchen Rd 1WBL, 1WBT, 1NBL, 1NBT, None None ~p. S'''>>
1SBL, 1SBT, 1SBR x ~
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EXHIBIT A
GPAlZC No. 06-1014
Mitigation/Conditions of Approval
Install Signal - 1 EBL, 1WBL, 1 EBL, 1WBL
1 NBL, 1 SBL
Install Signal - 1 EBL, 1 EBT,
7 Old River Rd & Taft Hwy SR 1191 1EBR, 1WBT, 1NBT, 1SBL1, 1NBT
1SBP
Notes: Intersection is currently offset. Realign north approach to meet south approach.
NB = Northbound
SB = Southbound
WB = Westbound
EB = Eastbound
4.34%
6
Old River Rd & McKee Rd
4.16%
R = Right-Tum Lane
L = Left-Tum Lane
T = Throu h Lane
TABLE 2
ROADWAY IMPROVEMENTS AND LOCAL MITIGATION
Gosford Rd: Pacheco Rd - Panama Ln
Gosford Rd: Panama Ln - Berkshire Rd
Panama Ln: Buena Vista Rd - Gosford Rd
Panama Ln: Gosford Rd - Ashe Rd
: Buena Vista Rd - Ashe Rd
Add 2 lanes
Add 2 lanes, Add
median
Add 2 lanes
Add 1 lane, Add
median
Add 2 lanes
None
None
None
None
None
None
None
None
None
None
Mitigation for potentially significant traffic impacts.
ADDITIONAL CONDITIONS OF APPROVAL:
Traffic (Public Works)
12. 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 Old River Road to arterial standards and Berkshire Road
to collector 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. Please note that the alignment for Berkshire Road deviates from the
half-section line. Match the alignment of Berkshire Road with that set by Tentative Tract 6359
at the west boundary line of the GPAlZC area.
b. Comply with the comprehensive drainage study reviewed and approved by the City Engineer
approved December 9, 2005, and dedicate any required retention site and necessary
easements to the City. The sump on the property to the north and west of this GPAlZC ar~p.I(S'.
(Tentative Tract 6359) has been sized to accommodate and serve this GPAlZC. J 1>e,P
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EXHIBIT A
GPAlZC No. 06-1014
Mitigation/Conditions of Approval
c. Submit a comprehensive sewer study to be reviewed and approved by the City Engineer.
Study shall include verification of the existing sewer system's capability to accept the
additional flows to be generated through development under the new land use and zoning.
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.
13. 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.
14. 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.
15. Provide access to the triangular area (APN 497-032-32) at the southeast corner of the GPAlZC
area.
For orderly development.
16. 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.
17. The developer is responsible for his proportionate share of the Berkshire Road crossing of the
Sunset Railroad. This crossing must be operational prior to the recording of the phase with the
300th lot within this GPAlZC area.
For orderly development.
18. A gas transmission line traverses this property. The sewer improvement plans for any
development within this GPAlZC area shall show the transmission line - located vertically and
horizontally.
For orderly development.
19. With the improvements required for the recording of the final map containing the 200th lot,
construct the improvements along the east west collector (Berkshire - or "Star Lake Parkway" as
shown on T6359) from the west boundary for the GPAlZC area to Old River Road. These
improvements shall include 32 feet of pavement plus 8' graded shoulders plus a separate paved
pedestrian path. If the adjacent Tract 6359 constructs these improvements first, this condition will
be considered as met.
For orderly development.
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EXHIBIT A
GPAlZC No. 06-1014
Mitigation/Conditions of Approval
20. 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 Table 7 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. Old River Rd & Harris Rd, Add 1 EBL, 1 WBL, 4.24% share
b. Old River Rd & Panama Ln, Add 1 EBT, 1 WBT, 1 NBT, 1 SBT, 4.43% share
c. Gosford Rd & Panama Ln, Add 1 WBT, 1.86% share
d. Old River Rd & McKee Rd, Add 1 EBL, 1 WBL, 4.16% share
e. Old River Rd & Taft Hwy (SR 119), Add 1 NBT, 4.34% share
Notes: NB - north bound, SB - south bound, WB - west bound, EB - east bound, L - Left turn
lane, T - Through lane, R - Right turn lane
Mitigation for potentially significant traffic impacts.
21. Regional Transportation Impact Fee: Prior to the issuance of building permits, the project applicant
shall participate in the RTIF program by paying the adopted residential fee in place at time of
development.
Mitigation for potentially significant traffic impacts.
Aaricultural Conversion Mitiaation Measures lPlanninal
22. The applicant shall mitigate the loss of 92.37 acres of agricultural lands, on a one-to-one basis, by
selecting one or more of the items described below. The applicant shall submit written verification
of the applicant's compliance with this mitigation measure to the Planning Director's satisfaction at
the time of recordation of final tract maps and parcel maps for urban development or support
facilities as contemplated in the GPAlZC No. 06-1014. Compliance with this condition may be
phased as the project is developed. The amount of agricultural land to be mitigated shall be equal
to the amount of land being developed as each phase is developed.
a. Funding and/or purchase of agricultural conservation easements. Such easements shall be
accepted or purchased and monitored and enforced by a land trust or another appropriate
entity. Funds may be used for easement purchases, ongoing monitoring and enforcement,
transaction costs, and reasonable administrative costs.
b. Contribution of agricultural land or equivalent funding to an organization that provides for the
preservation of farmland in California. Funds may be used for purchases, ongoing monitoring
and enforcement, transaction costs, and reasonable administrative costs.
c. Purchase of credits from an established agricultural farmland mitigation bank approved by
applicable governmental authority.
d. During the life of the project, if the City of Bakersfield or other responsible agency adopts an
agricultural land mitigation program that provides equal or more effective mitigation than
measures listed above, the applicant may choose to participate in that alternate program to
mitigate loss of agricultural land impacts. Prior to participation in the alternate program, the
applicant shall obtain written approval from the City of Bakersfield agreeing to the
participation, and the applicant shall submit written verification of compliance with the
alternate program at the same time described above in the first paragraph.
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EXHIBIT A
GPAlZC No. 06-1014
Mitigation/Conditions of Approval
Agricultural land used for mitigation shall be of at least equal agricultural classification as the land
being converted or be capable of being developed as such; that is, mitigation land shall be
classified or developed as Prime Farmland, Farmland of Statewide Importance, etc., (as
established by the California Department of Conservation in the Farmland Mapping and
Monitoring Program), the mitigation acreage being at least equivalent in classification to the
converted land, or being capable of producing the same or equivalent crops as the land being
converted.
Completion of the selected mitigation measure, or with the Planning Director's approval, a
combination of the selected mitigation measures, can be on qualifying agricultural land within the
San Joaquin Valley (San Joaquin, Stanislaus, Merced, Fresno, Madera, Kings, Tulare, Kern) or
outside the San Joaquin Valley with written evidence that the same or equivalent crops can be
produced on the mitigation land.
Mitigation for potentially significant agricultural conversion impacts.
Plannina
23. The following conditions, which address the PG&E High Pressure Gas Transmission Pipeline
which traverses the GPAlZC area, shall be met to the satisfaction of the Planning Director:
a. Concurrently with recordation of any phase of a tract map that includes the pipeline easement
or portion thereof, the subdivider shall show the easement on the final map with a notation
that structures including accessory buildings and swimming pools are prohibited within the
easement and shall record a corresponding covenant.
b. Prior to or concurrently with recordation of any phase of a tract map that includes the pipeline
easement of portion thereof, the subdivider shall show on the final map that no habitable
portion of a structure will be built within 50 feet of a gas main, or transmission line, or refined
liquid product line with 36 inches of cover, and shall record a corresponding covenant.
c. No structure shall be built within 40 feet of a hazardous liquids pipeline bearing refined
product, with 48 inches or more of cover. If a pipeline meets this criteria, the 40-foot setback
line shall be shown in the final map and a corresponding covenant shall be recorded prior to
or concurrently with recordation of any phase that is affected.
d. Prior to or concurrently with recordation of any phase of a tract map within 250 feet of the
pipeline easement, the subdivider shall record a covenant disclosing the location of the
pipeline on all lots of the subdivision within 250 feet of the pipeline.
For health, safety and welfare.
City Attornev
24. 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. ~ ~AKS',,>>
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EXHIBIT A
GPAlZC No. 06-1014
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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Exhibit B
General Plan Amendment Map
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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 unit/net 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-SW Solid Waste Facilities
LMR Low Medium Density Residential
> 4 units but s 10 dwelling units/net acre OS 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
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R-EA Resource - Extensive Agriculture
HC Highway Commercial 20 acre minimum parcel size
80 acre min (Williamson Act)
GC General Commercial
R-MP Resource - Minerals & Petroleum
MC Major Com mercial 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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