HomeMy WebLinkAbout11100 River Run BlvdCommunity Development Department
Douglas Mclsaac, Community Development Director
Phil Burris, Bufldeng DIrector
Building Division
Phone. 16,61) 326-3720
FAX: (661) 325-0266
David Y. Mila AIA
1'330 22nd Street
B
RE- Notice of Decision -Site Plan Review (Project No. 12-0420)
Dear Mr. Mila77o:
Jim Eggert, Planning Director
Planning Division
Phone: (661) 326-3733
FAX: (661) 852-2136
The Planning Director, upon recommendation of the Site Plan Review Committee,
has approveclyour plans to construct a 3-story, 54,336 square foo,f general office building
in a C-0 (Professional and Administrative Office) zone district at I 1100 River Run Blvd.
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 stainclards. 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.
City of Bakersfield a 1.715 Chester Avenue 9 Bak ersfiiold, Caffomia * 93301
SP R if 12-0420
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Page 2 q
JV I
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 i 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 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.
JW1211Z
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 December 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.
140 M-1612 11,111f-11,11][1111114 JR13 'N
This site plan review has been found to be exempt from the provisions of the
California Environmental Qualify Act (CEQA) according to Section 15332. This project is
exempt because it is an infill development that is consistent with the general plan and
SPR #12-0420 Page 3 ql'l I
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 wil'l'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 as noted, 'Include a $700, tiling fee, and must be filed within 10
4M 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 plain review process, please contact the Planning Division at (661) 326-3733.
erely,
cc: All Interested Agencies- For your records.
rma
S:\BZA-5PR\Forms\spr-data\2012 spr\ I 2-0420,spr,ltr.doc
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SPR #12-04201 Page 4 of H
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2. A grading permit is required prior to final plan approval. The developer shall
submit 4 copies • grading plans and 2 copies of the prel'iminary soils report
to the BuMing Division. A final soils report shall also be submitted to the
Building D on before they can issue a building permit. Please note that
grading plans must be consistent with the final building site p,lans and
landscaping plans. Building permits will not be issued until the grading
permit is approved by the Building Division, Planning Division (HCP), and
Public Works Department,
3. An approved site utilities plan is required prior to final plan approval.
Fil. Show on the final building plan pedestrian access from, the public way and
handicap parking. Private streets are not the pub4c way.
5. Include with or show on the final building plains information necessary to
verify that the project complies with all disability requirements of Title 24 of
the California Building Code.
6. 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 wiH calculate and collect the appropriate school districT
impact fee at the time they issue a building permit.
SPI? #12-0420
9
Page 5 qf']]
81. Final Building plans shall 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.
9. 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 (I O00
Buena Vista Road, Bakersfield, CA, phone: 661-326-3715).
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1. The minimum parking required for this project has been computed based on
use and shall' be as follows:
Includes 11200 River Run Boulevard, which is presently under construction.
(Note: 518 parking spaces are shown on the proposed site plan, including
on-street parking. By ordinance, compact and tandem spaces cannot be
counted toward meeting 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.
3. All parking lots, driveways, drive aisles, loading areas, and other vehicular
access walys, shall be paved with concrete, asphaltic concrete (A. C.), or
other paved street surfacing material 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.). 11lumination 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 and fixtures, including bases
M r pedestals, shall exceed a height of 40 feet above grade, However, light
Square
Parking
Required
Use
Footage
Ratio
Parking
Existing*
General office
73,8,63 sq. ft.
I space/250 sq. ft,
295 spaces
E-ro-pg—sed
General office
55,893 sq. ft.
I space/250 sq, ft.
224 spaces
Required Parking:
5119 spaces
Includes 11200 River Run Boulevard, which is presently under construction.
(Note: 518 parking spaces are shown on the proposed site plan, including
on-street parking. By ordinance, compact and tandem spaces cannot be
counted toward meeting 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.
3. All parking lots, driveways, drive aisles, loading areas, and other vehicular
access walys, shall be paved with concrete, asphaltic concrete (A. C.), or
other paved street surfacing material 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.). 11lumination 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 and fixtures, including bases
M r pedestals, shall exceed a height of 40 feet above grade, However, light
SPR 9,12-0420 Page 6 ref
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. Nease 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 parking and/or 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 other instrument
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.
The developer shall include a copy of 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 refer to the landscaping requirements
Chapter
(NIOTE�, At the time 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 landiscape 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.)
7. Business 'identification signs are neither considered nor 90proved under this
review. A separate sign permit reviewed by the Planning and Build'ing
Divisions and issued by the Bui�ding Division, is required for d! new signs,
including future use and construction signs. Signs must comply with the Sign
Ordinance (Chapter 17.60 of the Bakersfield' Municipal Code.)
8. 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
MetropoRan 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 .1' .4j. This fee is
currently $2,145 per gross acres, payable to the City of Bakersfield (submit to
the Planning 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 at www.bakersfield
C t (go to Development Services
Department),
SPR 02-0420
Page 7 qI'I I
The current Metropolitan Bakersfield Habitat Conservation Plan (MBHCP)
expires in year 2014. Projects may be issued an! urban development permit,
grading plan approval, or bWding permit and as fees prior to the 2014
expiration date under the current MBHCP. As determined by the City of
Bakersfield, only 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. Early payment or pre-
payment of MBHCP fees shall not be allowed, The ability of the City to issue
as development permits is governed by the terms • the MBHCP. Urban
development permits issued after the 2014 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,
9. Prior to ground disturbance, the developer shall have a qualified consultant
survey the location for burrowing owls, and co y with the provisions • the
Migratory Bird Treaty Act (MBTA) of 1918 (16 U�&C. 703-711)1. Survey protocol
shall be that recommended by the State Department of Fish and Game.
Developers shall be siubjecf to the mitigation measure recommended by the
consultant. A copy of the survey shall be provided to the Planning
Department prior to ground disturbance.
The burrowing owl is a migratory bird species protected by international
treaty under the Migratory Bird Treat Act (MBTA) of 1918 (16 Ul.S.C. 703-711).
The MBTA makes it unlawful to take, possess, buy, sell, purchase, or barter
any migratory bird listed in 50 C.F.R. Part 10 including feathers or other parts,
nests, eggs, or products,, except as allowed by implementing regulations (50
C.F.R. 21). Sections 3503, 3503.5, and 3800 of the California Cie artmenf of
Fish and Game destruction of birds,
their nests ore s. 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 of the nesting
,cycle (larch I- August 15, annually). Disturbance that causes nest
abandonment and/or loss of reproductive effort (e.g., killing or
abandonment of eggs or young) may be considered "faking" and is
potentially punishable by fines and/or imprisonment.
1 0 . 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. Develloper shall
be subject to the mitigation measures recommended by the consultant, A
copy of the survey shall be provided to the Planning Department prior to
ground disturbance.
11. 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.
SIT 012-0420
Page 8 qf' /I
12. 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.
13. In the event previously undocumented oil /gas well is uncovered or
discovered on the project, the developer is responsible to contact the
Department of Conservation's Division of 011, Gas, and Geothermal
Resources (DOGGR), The developer is responsible for any remedial
operations on the well required by DOGGR. The developer shall also be
subject to provisions of BBC Section 15.66.080 (B),
14. The developer shall meet all regulations of the Son, 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 final building or site occupancy, you must contact the
Planning 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.
16. Mature and dense trees shall be installed all ailong Stockdale Highway and
Buena Vista Road. Mature and dense shall mean not less than 20 thirty-six
inch (36") box frees and 20 twenty-four inch (24") box trees. Not less than
50% of said frees shall be trees which are non-deciduous in nature.
17. Developer shall construct meandering sidewalks with berming (not t*
exceed 4 feet) along Stockdale Highway and Buena Vista Road,
18. Buildings shall be setback a minimum of 25 feet from property lines along
Stockdale Highway and Buena Vista Road.
19. A common architectural or design theme shall apply to the entire GPA/ZC
03-0745 office commercial site; such theme shall be consistent and in
harmony with the theme along the north side of Stockdale Highway
between Buena Vista Road and Calloway Drive.
20. Parking lot security lighting shall be provided by no more than 40,000 lu'men
lamp poles, except that within back of buildings the lighting shall be limited
to 22,000 l'umen lamp poles, which shall be limited in height to 20 feet.
SPR 412-0420
Page 9 qf I I
21, The developer shall design exterior elevations and facades with minimum
use of glazing, mirrors and reflective materials, or colors to the satisfaction of
the Planning Director,
a. Alll fires rinkler arud or stand) i e s stems firm alarms and comnerciall
hood systems. 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: 661-3,26-37 11 5)
for any underground sprinkler feeds at least 24 hours before they are buried.
The Prevention Services Division (1501 Truxtun Avenue, Bakersfield CA, Phi.
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.
D. PUBiLIC WORKS - ENGINEERING (Staff conitaict - George Gillburg 661-326-3992
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.
2. All on-site areas required to be paved (ie. parking lots, access d(ives, loading
areas, etc.) shall consist of concrete, asphaltic concrete (Type B. A. C.) or
other paved street mate(bl approved by the City Engineer. Pavement shall
be a minimuirn thickness of 2 inches over 3 inches of approved base material
(ie. Class ll A. B.) if concrete is used, it shall be a minimum thickness of 4
inches per Municipal Code Section 17.58.060, paragraph A. Thi's paving
standard shc1l be noted on the final building plans submitted to the Building
Division before any building permits will'be issued.
3. If a grading plan is required by the Building Division, building permits will not
be issued until the grading plan is approved by t2± the Public Works
Department and the Building Division.
4. 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 of 661-326-3049 to schedule a site inspection to
find out what improvements may be required.
SPR 412-0420
FA
Page 10 of I I
5, 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.
6. 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.
7. 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 wild 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,
VI. The developer shall form a new maintenance district, Undeveloped parcels
with an existing Maintenance District are required: to update Maintenance
District documents. Updated documents, including Proposition 218 Ballot
and Covenant, shall be signed and notarized.
All storm water generated on the project site, including the street frontage
shall be retained ons,ite unless otherwise allowed by the Public Works
Department (please contact the Public Works Department - Subdivisions at
661-326-3576).
10. This project may be located within a Planned Sewer Area. Please contal
the Public Works Department - Subdivisions at 661-326-35,76 todetermine
what fees may apply.
ill, This project may be located withiin a Planned Drainage Area, Please
contact the Public Works Department - Subdivisions a�t 661-326-3576 t*
determine what fees moy apply.
1 11 - 11; � I ff ""r 24MME11 Imll=�����l���illill illilI
Cart service 1 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 B), at
the size checked below RL Before occupancy of the building or site is
SPR 412-0420
Page 1.l ql'l I
allowed, four 3 cubic yard front loading type, refuse bin(s) shall be placed
within the required enclosure(s).
W 6" deep x 8'wide (I bin) El 8'deep x 15'Wde (3 bins)
7 8' deep x 1 O'wide (2 bins) 2 8'deep x 20'wide (4 bins)
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/bins (contact the staff person above for
f he appropriate enclosure size).
M
Show on the final" building 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 shaEl the refuse bin area be used for infectious
waste containment purposes.
4. 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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