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HomeMy WebLinkAbout422 Oak StCommunity Development Department Douglas Mclsaac, Community Development Director Phil Burns, BuRding Director Building Division Phone, (661) 326-3720 FAX: (661) 325-0266 OM Management & Business Association 824 18trl Street Bakersfield, CA 93301 RE: Notice of Decision - Site Plan Review (Project No. 12-0314) To Whom It May Concern: Jim Eggert, Planning Director Pianning Division Phone: (66T) 326-3733 FAX: 1661) 852-2136 The Planning Director, upon recommendation of the Site Plan Review Committee, has approved your plans for construction of a 9,9010 square foot medical office building in C-2 (Regiional Commercial) and R-3-P (Multiple-FamHy Dwelling/Automobile Parking) zone districts, at 422 Oak Street. Your proposal, with corrections as 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 plains 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 theme 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 ailow 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. SPR# 12-0314 Page 2 qf 12 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 aUl liability, claims, actions, causes of actions or demands whatsoever against them, or any of them, before administrative or judicial tribunal's 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 sale 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. Any time after site plan approvaI 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 conclition, mitigation, or result from physical obstacles or other comparable constraints. Approval of this site plan expires on October 17, 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. This site plan review has been found to be exempt from the provisions of the California Environmental Quality Act (CEQA) according to Section 15332. This project is exempt because it is an infM development that is consistent with the general plan and SPR4 12-0314 Page 3 q1'12 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 quality, 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, zoning 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 be in writing stating the precise basis or issue cis noted, include a $700 filing fee, and must be filed within 10 AM 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 Division at (661), 326-3733,. Sincerely, cc: All Interested Agencies - For your recordls. rma S:\8ZA_SPR\Forms\spr_data\20l2 spr\ I 2-03I4,sprJtr.doc SPRU 12-0314 Page 4'of'12 ��fluo' gl=' MR-MINT MM" M-- 7M Prior to review of improvement plans by the City, the developer shall submit a g,rading plan for the proposed site to be reviewed and approved by the City Engineer and Building Official (Bakersfield Municipal Code Section 16,44V 0). With the grading plan, if the project is subject to the provisions of the National Pollutant Discharge Elimination System (NPDES), a Notice of Intent (NOl) to comply with the terms of the General Permit to Discharge Storm Water Associated with Construction Activity (WQ 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 girading plans and 2 copies of the preliminary soils report to the Building Division. A final soils report shall also be submitted to the Building Division before they can issu-a• s as permit. Please note that grading plans must be consistent with the final building site plans and landscaping plains. Building permits will not be issued until the grading permitis approved by the BuIilding Division, Planning Division (HCP), and Public Works Department, 3. An approved site utilities plan is required prior to final plan approval. 4. Show on, f hie final building plan pedestrian access from the public way and handicap parking. Private streets are not the public 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. 6. 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. SIIR# 12-0314 7 H Page 5 of 12 Buildings or structures shall require installation of an automatic fire sprinkler system where required by current California Building Code and City ordinance. The Building Division will calculate and collect the appropriate school district impact fee at the time they issue a building permit. 9. Final Building plans shalli show pedestrian access pathways or easements for persons with disabilities from public rights-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 vehicular 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 development 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., 661-326-3715). �J a The minimum parking required for this project has been computed based on use and shall be as follows: Square Parking Required Use Footage Ratio Parkina Medical Office 9,900 sq�, ft" I space/200 sq. ft. 50spaces (Note: 50 parking spaces are shown on the proposed site plan. By #rdinance, compact and tandem spaces cannot • counted toward meeting minimum parking requirements,) 2. Minimum, parking stall dimensions shall be 9-feet wide by 18-feet long. Vehicles may hang over landscape areas no more than 2-1/2 feet provided required setbacks along street frontages are maintained, and trees and shrubs are protected from vehicles. & All parking lots, driveways, drive aisles,, loading areas, and other vehicular access ways, shall be paved with concrete, asphaltic concrete other paved street surfacing mate(bl in accordance with the Bakersfield Municipal Code (Sections 15.76.020 and 17.58.060 A.), 4. Lighting is required for all parking lots, except residential lots with four units or less (Section 17.58.060 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. Ulse of glare shields or baffles may be required for glare, reduction, or control of back light. No Ilght poles, standards and fixtures, including bases or pedestals, shall exceed a height of 40 feet above grade. (However, light SPR# 12-0314 Page 6 of'12 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. 5. 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. 6. The developer shall include a copy • a final landscape plan with each set of the final building plans submitted to the Building Division. Building permits 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 ref'er to the landscaping requirements in Chapter 17.61). (NOTE: At the Hme a final site Inspection is conducted, it is expected that plants will match the species identified and be installed in the locations consistent with the approved landscape plan. Changes made without prior .&r 4711uwi, WL' ft t ':&NLtJ'J"JJ1Y J;WtWK*1 0 • 11 , im 141'r"J'All 0 0 A solid masonry wall shall be constructed adjacent to residentially zoned and/or designated property as indicated by staff on the returned site plan. This walll must be shown on the final building plans and shall be constructed property grade, If the parking lot, including drive aisles, delivery areas, loading and unloading areas are within 10 feet of residentially zoned property, a 7-f'oot wide landscape strip that includes landscaping consistent with Chapter 17.61 shall be installed between the wall and parkinig/drive areas (as noted on the returned plan). 8. Business identification signs are neither considered nor approved under this review. A separate sign permit reviewed • the Planning and Building Dlivisions 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 • the Bakersfield Municipal Code.) 9. Habitat Conservation fees shall be required for this project and will be calculated based on the fee in effect at the time we issue an urban development permit (includes grading plan approvals) as defined in the Implementation/Management Agreement (Section 2.21), for the Metropolitan Bakersfield Habitat Conservation Plan. Upon payment of the fee, the applicant will receive acknowledgment of compliance with Metropolitan Bakersfield Habitat Conservation Plan (Implementation/Management Agreement Section 3.1.4). This fee is SPRY 12-6314 Page 7 qJ'12 currently $2,145 per gross acres, payable to the City of Bakersfield (submit to the Ranning Division,). This fee must be paid before any grading or other site disturbance occurs. Forms and instructions are available at the Planning Division or on the city's web site afA/,ww,bake�rsfiel dcaty.,,., � (go to Development Services Department). The current Metropolitan Bakersfie�d Habitat Conservation Plan (MBHCP) expires in year 2014. Projects may be issued an urban development permit, grading plan approval', or building permit and pay fees prior to the 2014 expiration date under the current MBHCP. As determined • the City • Bakersfield, only projects ready to be issued an urban development permiit, grading plan approval or building permit before the 2014 expiration date will be eligible to pay fees under the current MBHCP. Early payment or pre- payment of MBHCP fees shall not be allowed. The abiility of the; C�ity to issue urban development permits is governed by the terms of the MBHCP, Urban development permits issued after the 20,14 expiration date may be subject to a new or revised Habitat Conservation Plan�, if approved, or be required to comply directly with requests of the U.S. Fish and Wildlife Agency and the California Fish and Game Department. 10, Prior to ground disturbance, the developer shall have a qualified consultant survey the location for burrowing oiwls, and comply with the provisions of the Migratory Bird Treaty Act (MBTA), • 1918 (16 U�.S.C, 70�3-71 1). Survey protocol shall be that recommended • the State Department • Fish and Game. Developers shall be subject to the mitigation measure recommended by the consultant. A copy • the survey shall be provided to the Planning Department prior to ground disturbance. 0 G 0 RMINVA M-I I i a " Le I I a Lo 0 their nests • eggs. To avoid violation of the provisions of these laws generally requires that project related disturbance at active nesting territories be reduced or eliminated during critical phases • the nesting cycle (March I - August 15, annually). Disturbance that causes nest abandonment and/or loss of reproductive effort (e.g., ki'lling or abandonment of eggs or young) may be considered "taking" and is potentially punishable • fines and/or imprisonment. 11. Prior to ground disturbance, the developer shall have a qualified consultant survey the location for kit fox, and comply with the provisions of the Metropolitan Bakersfield Habitat Conservation Plan. Survey protocol shall be recommended by the State Department of Fish and Game. Developer shall be subject to the mitigation measures recommended by the consultant. A SPR4 12-0314 Page 8 of 12 --opy of the survey shall be provided to the Planning Department prior t,& ,*round disturbance. The current Metropolitan Bakersfield Habitat Conservation Plan (MBHCP) expires in year 2014. Projects may beissued an urban development permit, grading plan approval, or building permit and pay fees prior to the 2014 expiration date under the current MBHCP, As determined by the City of Bakersfield, onily projects ready to be issued an urban development permit, grading plan approval or building permit, before the 2014 expiration date, will be eligible to pay fees under the current MBHCP. Urban: development— permits issued after the 20,14 expiration date may be subject to a new or revised Habitat Conservation Plan, if approved, or be required to comp,ly directly with requests, of the U.S. Fish and WildIife Agency and the California Fish and Game Department. 12. Rooftop areas of commercial buildings (e.g., office, retail, restaurant, assembly, hotel, hospitaI, 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 aIl 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 Vill) 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 gradiing and earth moving during periods of high winds (20 mph or more). 15. Prior to receiving final building or site occupancy, you, must contact the Planningi, Division (staff contact noted above) for final inspection and approval of the landscaping, parking lot, lighting and other related site improvements. Inspections will not be conducted until all required items have been installed. Any deviations from the approved plans without prior approval from the Planning Division may result in reconstruction and delays in obtaining a building or site occupancy, MINIM= EF11111 =' a, All fire h rants�loth offsite (nearest to site J 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 r-nust SPR 12-0314 Page 9 of 12 be met prior to construction commencing on the project site. Please provide 2 sets of the engineered water plans to Dave Weirather. (Note: All new fire hydrants must be purchased from the Water Resources Department.) 2. 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. 3. If you handle hazardous materials or hazardous waste on the site, the Prevention Services Division may require a hazardous material management and/or risk management plan before you can begin operations. Please contact them at 661-326-3979 for further information. 4. If you treat hazardous waste on the site, the Prevention Services Division may require a hazardous waste "Tiered" permit before you can begin operations. Please contact them at 661- 326 -3979 for further information. 5. If you store hazardous materials on the site in either an underground or a permanent aboveground storage tank, a permit from the Prevention Services Division is required to install and operate these tanks. The Prevention Services, Division may also require a Spill Prevention Control and Countermeasure Plan for storage of petroleum products above ground in quantities of 1,320 gallons or more. Please contact them at 661-326-3979 for further information. ZMMM�I`ill ff""im-tunw,", Mtgg@[!�� 111111111171 111111 iii��pI111111111111111�1111 �m Mil-IT111, Erie M The developer shalll install one streetlight along Oak Street as shown by staff on the returned site plan. The developer shall be responsible for providing the labor and materials necessary to energize all newly installed streetlights before occupancy of the building or site. 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 connection(s) to the public sewer system, This connection shall be shown on the final building plans submitted to the Building Division before any building permits will be issued. 3. Ali 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,)i 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 (ie. Class ]'I A. B,) if concrete is used, it shall be a minimum thickness of 4 inches per Municipal Code Section 17.58.0601, 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. SPR4 12-0314 Page 10 of 12 4. If a grading plan is required by the Building Division, building permits will riot be issued until the grading plan is, approved by both the Public Works Department and the Building Division. 5. 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 661-326-3249. 6, 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. 7. 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. 8. 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. 9. 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 at 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. 10. The developer shall either construct the equivalent full width landscaped median island in Oak Street along the development's frontage or pay their proportionate share (I /2-width) of the total cost for the future construction of the median. Median islands shall be designed by the first development that occurs along an applicable street frontage. That developer shall either construct the full width landscaped median island or pay the median island fee. The median island fee shall be satisfied by fulfilling one of the following options: (1) Pay the standard fee of $100 per linear foot; or (2) Pay the calculated fee based upon actual cost estimates, prepared by the Project Engineer, which shall be reviewed and approved by the City Engineer, If the median island is not constructed by the first development along an applicable street frontage, the second development along that street frontage shall construct the full width landscaped median island. 11. The developer shall form a new maintenance district, 12. The developer shall dedicate additional road right-of-way to the City of Bakersfield along Oak Street to full arterial street width according to adopted ) city standards. SPR4 12-03'14 [14 Page 11 of 12 The developer shall construct additional roadway, including expanded intersection, and/or right turn lanes, along Oak Street to full arterial street width according to adopted city standards, 13. 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 661-326-3576). 14. This project may be located within o Planned Sewer Area. Please contact the Public Works Department - Subdivisions at 661' - 826 -3576 to determine what fees may apply. 15. This project may • located within a Manned Dra •• ,e Area. Please contact the Public Works Department - Subdivisions at 661-326-3576 f# cletermine what fees may apply. Show • the final building plans minimum 31 -foot and 36 -foot wide (top-to- top) drive approaches as indicated by staff on the returned site plan. Drive approaches must be centered on drive aisles. All dimensions shall be shown • the final building plans, Two-way drive aisles shall be a minirnum width of 24 feet. lf perpendicular - (900) parking spaces are proposed where • 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), ,�41 I'll !111 111� !��Irl iiiiiiiii F, 11,1111 ;Jz� �J�Ijj�11111 III Fill �11111111111 I I III I I 111 �1 1 11111 • 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 2. Show on the final building plans refuse bin enclosures. Each enclosure shall be designed according to adopted city standard (Detail #ST25 A and 3), at the size checked below 0. Before occupancy of the building or site is RW 12-03,14 Page 12 ql'12 allowed, three 3 cubic yard front loading type refuse bin(s) shall be placed within the required enclosure(s). ■ 6'deep x 8'wide (I bin) R1 8'deep x 15'wide (3 bins) El 8'deep x I O'wide (2 bins) 0 8'deep x 20i'wi'de (4 bins) F� VjiLW-"U,11j(,41jjrAJ V & w, ff1111MIM r-1 MWITIT-177 ITT.= I , 1:1111111:T. -, � enclosure. If both refuse and recycling containers are to be combined in the same enclosure area, this area must be expanded in size to accommodate multiple containers /bon (contact the staff person above for the appropriate enclosure size). 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. 4. Facilities that require girease 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. 7 O'd 09 0 0 COM, F- LJLJ z ui LAJ LL 0 A' LL 0 Lr) Od 7f V) 0 -i 0 I'll, ....................... 111 Ij (S) 3N V 7 H31 S31-10 1 --7 0) 11.1 09 (I I J' -i I LLJ z LLJ NO LLJ N 01 Z< CO! LAJ LA- < 0 z < ol V) j 0 0 co D U) m 0) rr) Q� 09 9 09 UWE;