HomeMy WebLinkAbout2700 Chester AveB A K E R S F I E L D
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Development Services Department
Phil Bums, Building Director
Building Division
Phone: (661) 326-3720
FAX: (661) 325-0266
August 10, 2012
Patricia Newquist
RE: Notice of Decision - Site Plan Review (Project No. 12-0263)
Dear Ms. Newquist:
Jim, Eggert, Planning Director
Planning Division
Phone: (661) 326-3733
FAX: (661) 852 -21' 35
The Planning Director, upon recommendation of the Site Plan Review Committee,
has approved your plans to construct a 59,6i98 square foot medical office building in a C-2
(Regional Commercial) zone district at 2700 Chester Avenue.
Your proposal, with corrections • noted, meets the minimum required codes,
policies and standards for development as adopted by the Bakersfield City Council.
Specific items have been identified (see attached Site Plan Compliance List) that you
need to resolve before you can obtain a building permit or be allowed occupancy.
These items may include changes or additions that need to be shown on the final building
plans, alert you to specific fees, and/or are comments that will help you in complying with
the city's development standards. Each item will note when it is to be completed and
they have been grouped by department so that you know who to contact if you have
questions.
Your next step is to either apply for necessary building permits to construct your
project, or begin your business activities depending on the request submitted, You must
submit final building plans to the Building Division, The Site Plan Review Committee will
review these final plans while building plan check occurs, to ensure that you satisfy the
items in the Site Plan Compliance List. Please read them carefully. Failure to satisfy an
item may delay your obtaining a building permit or commencing your project.
After construction of your project but before the City can allow occupancy, the
Building Division must inspect the development to find if it complies with the approved
plans, and any other relevant permits and codes. If you have satisfied all of the
requirements, the Building Director will issue a certificate of occupancy; of not, the area
inspector will give you a correction notice,, Once you have made all of the corrections,
the Building Director can issue a certificate of occupancy. You, may not occupy a
development until the Building Director has issued a certificate of occupancy.
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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 actions 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,
failing 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 low 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.
JIM
Any time after site plan approval but before the approval expires you may submit
revisions to the plan. We will treat these revisions as a new site plan application subject to
a new review and required fees. The Planning Director can only approve minor changes
to the original plan without a new application if they are necessary to meet a condition,
mitigation, or result from physical obstacles or other comparable constraints.
Approval of this site plan expires, on August 9, 2014 (2 years from the decision date),
unless building permits have been issued, or on projects not requiring a building permit,
the use has commenced. The project must be completed within 5 years from the decision
date. If the property is rezoned, site plan approval will expire upon the effective date for
the rezoning unless the use is permitted in the new zone,
The Planning Director may extend the expiration date up to one (1) year if you
resubmit new plans for check against the code requirements in effect at that time and
include a written request for the extension,. We must receive this request before expiration
of the project approval. We will not require a fee for this extension request; however,
changes to the plans originally approved for purposes other than code requirements shall
be subject to a new site plan review, including payment of all required fees.
SPR4 12-026-3
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This site plan review has been found to be exempt from the provisions of the
California Environmental Quality Act (CEQA) accordingi to Section 15332. This project is
exempt because it is an infilll development that is consistent with the general plan, and
zoning regulations, is within an area predominantly developed with urban uses, is not
identified as critical habitat for endangered or threatened species, will not significantly
affect traffic noise, air or water qlulality, and will be adequately served by appropriate
utilities and public services. A Notice of Exemption has been prepared and is available for
review at the Planning Division (see cover sheet for address).
Any person may appeal this decision. An appeal is limited to whether or not an
adopted development standard, zo g regulation, mitigation, or policy applied or not
applied to the project, was done consistent with the authority granted by city ordinances
or the California Environmental Quality Act (CEQA). The appeal must bein writing stating
the precise basis or issue as noted, include a $700 filing fee, and must be filed within 10
4W of the decision date to the City of Bakersfield Planning Commission (c/o Bakersfield
Planning Director, 1715 Chester Avenue, Bakersfield, CA, 93301). The Planning Commission
will hold a public hearing on the appeal and their decision will be final unless their decision
is appealed to the City Council.
Site plan approval is based on the statements made in the application and the
plans you, submitted. Any errors or omissions on these plans could alter the compliance list
and/or void this decision. If you have questions about any of the items noted in the Site
Plan Compliance List, you must speak to the contact person representing the department
requiring that item. If you have other questions regarding general information about the
site plan review process, please contact the Planning Divisioni, at (661) 326-3733.
DECISION DATE. August 1O, 2012
cc: All Interested Agencies —'Ammar your records.
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Prior to review of improvement plans by the City, the developer shall submit
a grading plan for the proposed site to be reviewed and approved by the
City Engineer and Building Official (Bakersfield Municipal Code Section
16.44.010). With the grading plan, if the project is subject to the provisions of
the National Pollutant Discharge Elimination System (NPDES)l, a Notice of
lntent (NOI) to comply with the terms of the General Permit to Discharge
Storm Water Associated with Construction Activity (WC Order No. 99-08-
DWQ) must be filed with the State Water Resources Control Board in
Sacramento before the beginning of any construction activity. Compliance
with the general permit requires that a Storm Water Pollution Prevention Plan!
(SWPPP) be prepared, continuously carried out, and always be available for
public inspection during normal construction hours.
A grading permit is required prior to final plan approval. The developer shall!
submit 4 copies of grading plans and 2 copies of the preliminary soils report
to the Building Division. A final soils report shall also be submitted to the
Buildlinair, Division before they can issue • building permit. Please note that
grading plans must be consistent with the final building site plans and
landscaping plans. Building permits will! not be issued until the grading
permit is approved by the Building Division, Planning Division (H'CP), and
Public Works Department.
3. An approved site utilities plan is required p(tor to finail plan approval,
4. Show • the final building plan pedestrian access from the public way and
handicap parking. Private streets are, not the cwt ilic way.
5. The developer shall include fire resistive wall construction details with the final
building plans for all exterior walls of any building that is within the distance
as set forth in Table 602 of the California Building Code.
Include with or show on the final building plans information necessary to
verify that the project complies with all disability requirements of Title 24 of
the California Building Code.
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Buildings or structures shall require installation of an automatic fire sprinkler
system where required by current California Building Code and City
ordinance.
The Buiiding Division will calculate and collect the appropriate school district
impact fee at the time they issue a building permit.
9. Final Building plans shall show pedestrian access pathways or easements for
persons with disabilities from public rightsi-of-ways that connect to all
accessible buildings, facilities, elements, and spaces in accordance with the
California Building Code. These pedestrian access ways shall not be parallel
to vehiicular lanes unless separated by curbs or railings.
10, Prior to granting occupancy, the Building Division will verify that a water
meter serving the development is in place. Therefore, it is recommended
that the developer contact the applicable water purveyor to inquire about
their process for obtaining water service for the deveiopment as soon as
possible. To determine who the water purveyor for the development is, you
may contact the City of Bakersfield Water Resources Department (1000
Buena Vista Road, Bakersfield, CA, phone: 661 - 326 - 37'15).
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Prior to the issuance of any building permit, approval of zoning modif:icatio
for the proposed setback reductions (building and parking lot) and the
proposed street and alley vacations are required. I
I The minimum parking required for this project has been computed based on
use and shall be as follows:
Square Parking Required
Footage* Ratio Parking
Medical office 59,698 sq, ft. I space/400 sq. ft. 149 spaces
*Parking for buildings containing 3 or more stories is based upon conditioned or net floor area.
(Note: By ordinance, compact and tandem spaces cannot be counted
toward meeting minimum parking requirements.)
3. Minimum parking stall dimensions shall be 9-feet wide by 18-f:eet long.
Vehicles may hang over landscape areas, no more than 2-1/2 feet provided
"w -w setbacks along street frontagies are maintained, and trees and
shrubs are protected from vehicles.
4. AH parking lots, driveways, drive aisles, loading areas, and another vehicular
access ways, shall be paved with concrete, asphaltic concrete (A.
other paved street surfacing material in accordance with the Bakersfield
Municipal Code (Sections 15.76.020 and 17.58.060 A.)
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Page, 6 oJ" I I
5. Lighting is required for all parking lots, except residentiali lots with four units or
less (Section 17. .0601 A.),, Illumination shall be evenly distributed across the
parking area with light fixtures designed and arranged so that light is
directed downward and is reflected away from adjacent properties and
streets. Use of glare shields or baffles may be required for glare reduction or
control of back light. No light poles, standards andl fixtures, including bases
or pedestals, shall exceed a height of 40 feet above grade. However, light
standards placed less than 50 feet from residentially zoned or designated
property, or from existing residential development, shall not exceed a height
of 15 feet. The final building plans shall include a picture or diagram of the
light fixtures being used and show how light will be directed onto the parking
area. Please note that staff can require additional adjustments to installed
lighting after occupancy to resolve glare or other lighting problems if they
negatively affect adjacent properties.
6. Because off site parking and/or off site access to the project is being
proposed, the developer shall file with the Planning Division before any
building permits are issued, a copy of a recorded lease, C. C. and R.'s, or
other instrument that ensures that the offsite parking and/or legal access
proposed for this project is available for its actual' lifetime,
7. Because parking and/o access is being shared with adjacent properties,
the developer shall file with the Planning Division before any building permits
are issued a copy of a recorded map, C. C. and R.'s, or otherinstrument
that ensures that, drive aisles, parking, and access is legally shared in
common with adjoining properties as depicted on the site plan for the life of
the project.
8. The developer shall include a copy of a final landscape plan with each se
of the final building plans submitted to the Building Division. Building permi
will not be issued until the Planning Division has approved the final
landscape plan for consistency with approved site plans and minimum
ordinance standards (please refer to the landscaping requirements in
Chapter 17.61). 1
(NOTE: At the time a; flnol site inspection, is conducted, It is expected that
pilants will match the species Identified and be Inistalled in the locations
consistent with the approved landscape plan. Changes, made without prior
approval of the Planning staff may result In the removal and/or relocation of
Installed plant materials and delays in obtaining building occupancy.)
• Our records show that the project is contained on more than one, parcel.
These parcels shall be merged into one parcel because parking must be on
the same site ♦ the project (Section 17.58.01 OB of the B.M.C.), building
setbacks cannot be met based on the design layout, and/or a parcel line
bisects
♦ building. A parcel merger ♦ lot line adjustment application
remioving ♦ relocating property lines shall! ♦ submitted to the Planning
Division before building permits can be issued. Recordation of the map shall
occur before final building ♦ site occupancy can ♦ granted. If our records
are in error and these parcels have been merged, please provide a copy of
the parcel map, subdivision map, ♦ certificate ♦ compilianc�e showing the
SPR4 12-0263 Page 7 of I I
property as one parcel. (Note: An Assessor's map is not acceptable since it
is only for tax purposes and does not verify legal parcel status.)
10. Internal building un,it addresses will be only by suite number and will be the
respons�bifity of the owner or developer to assign to each tenant.
(it is recommended that you assign suite number's beginning with 1010, 2010,
300 etc, instead of an alphabetic character. If in the future a tenant space
were split, you would then be able to assign a suite number between the
existing numbers, which would keep your suites in numerical order. Keeping
an orderly numbering system will make it easier for customers, emergency
personnel, and mail delivery to find the business).
11. Business identification signs are neither considered nor apgroved under this
review. A separate sign permit reviewed by the Planning and Building
Divisions and issued by the Building Division, is required for all new signs,
including future use and construction signs, Signs must comply with the Sign
Ordinance (Chapter 17.60 of the Bakersfield Municipal Code.)
12. Rooftop areas of commercial buildings (e.g., office, retail, restaurant,
assembly, hotel, hospital, church, school), and industrial buildings adjacent
to residentially zoned properties, shall be completely screened by parapets
or other finished architectural features constructed to a height of the highest
equipment, unfinished structural element or unfinished architectural feature
of the building.
13. Refuse collection bin enclosures and container areas are subject to all
required structural setback from street frontages, and shall not reduce any
parking, loading or landscaping areas as required by the Zoning Ordinance.
14, The developer shall meet all regulations of the San Joaquin Valley Air
Pollution Control District (Regulation, VIII), concerning dust suppression during
construction of the project. Methods include, but are not limited to use of
water or chemical stabilizer/suppressants to control dust emission from
disturbed area, stock piles, and access ways; covering or wetting materials
that are transported off-site; limit construction-related speed to 15 mph on all
unpaved areas /washing of construction vehicles before they enter public
streets to minimize carryout/track out: and cease grading and earth moving
during periods of high winds (20 mph or more).
15, Prior to receiving fina ding or site occupancy, you must contact the
Planning Division (staff contact noted above) for final inspection and
approval of the landscapingi, park�ing lot, lig,hting and other related site
improvements. Inspections will not be conducted until all required items
have been installed. Any deviations from the approved plans without prtor
approval from the Planning Division may result in reconstruction and delays
in obtaining a building or site occupancy.
SPR 12-0363 Page 8 ()J`11
C. FIRE DEPARTMENT (Staff contact - Dave Weirather 661-326,-3706)
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a. All fire lanes as identified on the returned lams. Any modifications
shall be approved by the Fire Department. Fire lane identification
signs shall be installed every 100 feet with red curbing when curbing is
required. All work shall be completed before occupancy of any
building or portion of any building is allowed.
b. All fire hvdrantL nearest to site and on-site. Include flow
data on all hydrants. Hydrants shall be in good working condition
and are subject to testing for verification. Fire flow requirements must
be met prior to construction commencing on the project site. Please
provide 2 sets of the engineered water plans to Dave Weirather.
(Note: Ali new fire hydrants must be purchased from the Water
Resources Department.),
C. All fire sorinkler and/or stand -pipe systems fire alarms and commercial
hood syitems. These suppression systems require review and permits
by the Fire Department. The Fire Department will issue guidelines for
these various items as they may apply to this project.
2. The developer must request an inspection from the Water Resources
Department (1000 Buena Vista Road, Bakersfield, CA, phone. 661-326-3715)
for any underground sprinkler feeds at least 24 hours before they are buried.
The Prevention Services Division (I 501 Truxtun Avenue, Bakersfield CA, Ph.
661/326-3979) must complete all on -site inspections of fire sprinkler systems
and fire alarm systems before any building is occupied.
3. All access (permanent and temporary) to and around any building under
construction must be at least 20 feet wide, contain no vehicle obstruction,
and be graded to prevent standing water. Barricades must be in place
where ditches and barriers exist in or cross roadways, Emergency vehicle
access must always be reliable.
IL
1. The developer shall construct standard handicap ramps at the southwest
corner of 29th Street and K Street according to adopted city standards.
These improvements shall be shown on the final building plans submitted to
the Building Division before any building permits will be issued.
2. The developer shall install new connections to the public sewer system in
accordance with a sewer study approved by the City Engineer. This
connection shall be shown, on the final building plans submitted to the
Building Division, before any building permits will be issued,
1 Show on the final building plans all existing connections) to the public sewer
system,.
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Page 9 of I I
4. All on-site areas required to be paved (ie. parking lots, access drives, loading
areas, etc.) shall consist of concrete, asphaltic concrete (Type B. A. C.) or
other paved street material approved by the City Engineer. Pavement shall
be a minimum thickness of 2 inches over 3 inches of approved base material
(le. Class 11 A. B.) if concrete is used, it shall be a minimum thickness of 4
inches per Mulnicipal Code Section 17.58.060, paragraph A. This paving
standard shall be noted on the final building plans submitted to the Building
Division before any building permits will be issued.
5. ff a grading plan is required by the Building Division, buildling permits will not
be issued until the grading plan is approved by 1�oth the Public Works
Department and the Building Division.
6. If the project generates industrial waste, it shall be subject to the
requirements of the Industrial Waste Ordinance. An industrial waste permit
must be obtained from the Public Works Department before issuance of the
building permit. To find out what type of waste is considered industrial,
please contact the Wastewater Treatment Superintendent at 661'- 32.6 -3249.
7. Before any building or site can be occupied, the developer must reconstruct
or repair substandard off --site street improvements that front the site to
adopted city standards as directed by the City Engineer. Please call the
Construction Superintendent at 661-326-3049 to schedule a site Inspection to
find out what improvements may be required.
8. A street permit from the Public Works Department shall be obtained before
any work can be done within the public right-of-way (streets, alleys,
easements) . Please include a copy of this site plan review decision to the
department at the time you apply for this permit.
9. A sewer connection fee shall be paid at the time a building permit is issued.
We will base this fee at the rate in effect at the time a building permit is
issued.
M A transportation impact fee for regional facilities shall be paid at the time a
building permit is issued, or if no building permit is required, before
occupancy of the building or site. This fee will be based at the rate in effect
of the time the building permit is issued. The Public Works Department will
calculate an estimate of the total fee when you submit construction plans
for the project.
11. The developer shall form a new maintenance district.
12. All storm water generated on the project site, including the street frontage
shall be retained onsite unless otherwise allowed by the Public Works
Department (please contact the Public Works Department - Subdivisions at
661-326-3,576).
13. This project may be located within a Planned Sewer Area. Please contact
the Public Works Department - Subdivisions at 661-326-3576 to determine
what fees may apply.
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Page 10 of I I
14. This project may be located within a Planned Drainage Area. Please
contact the Public Works Department - Subdivisions at 661-326i-3576 to
determine what fees may apply.
I Street return type approaches, if used, shall have 20-foot minimum radius
returns with a 24-foot minimum, throat width. All dimensions shall be shown
on the final building plans.
2. Two-way drive aisles shall be a minimum width of 24 feet. If perpendicular
(90') parking spaces are proposed where a vehicle must back into these
aisles, the minimum aisle width shall be 25 feet. All drive aisle dimension shall
be shown on the final building plans,
3. Show the typical parking stall dimension on the final building plans (minimum
stall size is 9 feet x 18 feet).
Cart service I cubic yard/week or less I time per week
Front loader bin services I cubic yard /week - 12 cubic yards/day
Roll-off compactor service More than 12 cubic yards/day
Z Show on the final building plans refuse bin encliosures. Each enclosure sho
be designed according to adopted city standard (Detail #ST25 A and B),
the size checked below 0. Before occupancy of the building or site is
aIllowed, four 3 cubic yard front loading type refuse bins shall be placed'
wJhin the required enc!losure. I
El 6'deep x 6wide (I bin) 0 8'deep x, 15' wide (3 bins)
0 8'deep x 1 O'wide (2 bins) Ef 8'deep x 20' wide (4 bins)
NOTE: All measurements above are curb-to-curb dimensions inside the
enclosu're. If both refuse and recycling containers are to be combined in
the some enclosure area, this area must be expanded in size to
accommodate multiple containers /bins (contact the staff person above for
the appropriate enclosure size).
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Show on the final build'ing plans one compactor roll-off bin location. Please
contact staff for additional information on compactor requirements and
placement.
3. Facilities that require infectious waste services shall obtain approval for
separate infectious waste storage areas from the Kern County Health
Department. In no instances shall the refuse bin area be used for infectious
waste containment purposes.
k Facilities that require grease containment must provide a storage location
that is separate from the refuse bin location. This shall be shown on the final
building plans.
5. Facilities that participate in recycling operations must provide a location that
is separate from the refuse containment area.
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