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HomeMy WebLinkAbout11417 Campus Park DriveCommunity Development Department Douglas Mcisaac, Community Development Director Phil Burns, Building Director Building Division Phone: (661 ) 326 -3720 PAX: (661 ) 325 -0266 January 31, 2013 Andrew Fuller Fuller Apartment Homes, Inc. P.O. Box 30157 Santa Barbara, CA 93130 RE: Notice of Decision - Site Plan Review (Project No. 13 -0009) Dear Mr. Fuller: 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 approved your plans for a 198 -unit apartment complex in a WM -R2 (West Ming Limited Multiple Family Dwelling) zone district at 11417 Campus Park Drive. 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 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. SPR# 13 -0009 Page ? of 18 l T1 .;: 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 and 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 (imitation 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. REVISIONS OF THE APPROVED PLAN 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. EXPIRATION OF PLAN APPROVAL Approval of this site plan expires on January 30, 2015 (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. SPR# 13 -0009 Page 3 of 18 In accordance with the provisions of CEQA, it was found that a previous Environmental Impact Report certified by the Bakersfield City Council on August 15, 2007 in conjunction with GPA /ZC No. 03 -1544 is adequate for this proposal. 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 110 days 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. DECISION DATE: .January 31, 2013 SirIcerely, GENT, Planning Director cc: All Interested Agencies - For your records. rma S:\BZA-SPR\Forms\spr-data\2013 spr \13- 0009,spr,ltr.doc SPR;F 13 -0009 Page 4 of 18 The following are specific items that you need to resolve before you can obtain a building permit or be allowed occupancy. These items include conditions acrd /or mitigation required by previous site entitlement approvals (these will be specifically noted), changes or additions that need to be shown on the canal building plans, alert you to specific fees, and other conditions for your project to satisfy the City's development standards. The item will usually creed to be shown on the final building plans or completed before a building permit is issued. Each has been grouped by department so that you know whom to contact if you have questions. s 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), a Notice of Intent (NO]) 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 grading 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 issue a 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 (HCP), and Public Works Department. 3. An approved site utilities plan is required prior to final plan approval. 4. Show on the final building plan pedestrian access from the public way and handicap parking. Private streets are not the public way. 5. 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. 6. The developer shall obtain all required approvals from the Kern County Environmental Health Services Department (2700 "M" Street, Bakersfield, CA, 93301; PH 661- 862 -8700) for any public pool or related facility before building permits can be issued. Disabled access to any public pool and related facility shall comply with Title 24 of the California Building Code. SPR4' I3 -0009 Page-5 of 18 7. Buildings or structures shah require installation of an automatic fire sprinkler system where required by current California Building Code and City ordinance. 8. Before the Building Division can allow occupancy of this apartment complex, they must inspect and approve the placement and colors of the address numbers identifying each unit and /or building, and on -site building /unit location maps so that emergency personnel can easily find a specific unit when responding to the site during an emergency. 9. The Building Division will calculate and collect the appropriate school district impact fee at the time they issue a building permit. 10. 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. 11. Prior to granting occupancy, the Building Division will verify that a water meter serving the development is in place. Therefore, if is recommended fhat 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). B. COMM. DEVELOPMENT - PLANNING (Staff Contact - Hayward Cox 661 - 326 -3673) 1. The minimum parking required for this project has been computed based on use and shall be as follows: Number Use Of Units 1- bedroom apartments 110 2- bedroom apartments 88 (plus IOi Parking Ratio 1 space /unit 2 spaces /unit guest parking) Total Required: Required Parking 1 10 spaces 176 spaces 29 spaces 31 S spaces (Note: 315 parking spaces are shown on the proposed site plan. By ordinance, compact and tandem spaces cannot be 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. 3. All parking lots, driveways, drive aisles, loading areas, and other vehicular access ways, shall be paved with concrete, asphaltic concrete (A. C.), or ,APR,' 13 -0009 Page 6 of 18 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.). 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 and 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 it they negatively affect adjacent properties. 5. 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 in Chapter 17.61). (NOTE: 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 landscape plan. Changes arcade 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.) 6. Business identification signs are neither considered nor approved 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.) 7. 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 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. SPRI 13 -0009 Page 7 of 18 Forms and instructions are available at the Planning Division or on the city's web site at www,bokersfieldcits (go to Development Services Department). The current Metropolitan Bakersfield 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 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 urban development permits is governed by the terms of 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. 8. A Park Development and Improvement Fee shall be paid of the time of the building permit being issued. We will base the fee at the rate in effect at the time the permit is issued. The current fee is $1,716 for each independent residential unit. 9. 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. 10. in the event a 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 Oil, 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 BMC Section 15.66.080 (B). ]I. 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. 12. As shown on the preliminary site plan, 10 -foot wide multi- purpose trails shall be constructed along the site's Buena Vista Road and Campus Park Drive frontages in accordance with Exhibits 4 -7 and 4-11 of the West Ming Specific Plan. MITIGATION MEASURES FROM EIR (GPA /ZC 03- 1544): 13. Prior to grading plan approval, the applicant shall demonstrate to the City of Bakersfield and the San Joaquin Valley Air Pollution Control District that all SPR413 -0009 Page 8 of 18 construction activities and operations will comply with local zoning codes, and District Regulation VIII (Rules 8011 -8081) and implementation of all other control measures (BACMs) as stated in GAMAQI. (Mitigation Measure 5.2,B.1.) 14. Prior to the approval of building permits, the applicant shall comply in all respects with developer's obligations under that certain Air Quality Mitigation Agreement approved by the San Joaquin Valley Air Pollution Control District, and entered into by and between the District and developer, a copy of which is contained within the appendices of the Air Quality Assessment in Appendix C of this Draft EIR. Developer's compliance with the Air Quality Mitigation Agreement will result in a reduction of ROG, NOx, and PMio net emissions to zero or in quantities sufficient to fully mitigate the project's air quality impacts to the extent that the development of the project will result in no net increase in criteria pollutant emissions over the criteria pollutant emissions which would otherwise exist without the development of the project, all as verified by the San Joaquin Valley Air Pollution Control District. Accordingly, the Air Quality Mitigation Agreement will further reduce ROG net emissions by 68.05 tons per year (from 68.05 tons per year to 0 tons per year), will further reduce NOx net emissions by 19.20 tons per year (from 19.20 tons per year to 0 tons per year), and will reduce PMjo net emissions by 38.79 tons per year (from 38.79 tons per year to 0 tons per year). It should be restated that approximately 39.42 tons per year of ROG, 28.22 tons per year of NOx, and 43.28 tons per year of PMio, from onsite agricultural emissions will be subtracted from the proposed project emissions since they will phased out as the project is developed. (Mitigation Measure 5.2.C.2.) 15. Prior to grading plan approval on the approximately 2,182 -acre site, the project proponent shall comply with all appropriate terms and conditions of the MBHCP to the City regarding San Joaquin kit fox. The MBHCP requires certain take avoidance measures for the San Joaquin kit fox. MBHCP guidelines regarding tracking and excavation shall be followed to prevent entrapment of kit fox in dens. Specific measures during the construction phase of the project shall be implemented and include the following: A pre - construction survey shall be conducted prior to site grading to search for active kit fox dens. The survey shall be conducted not more than 30 days prior to the onset of construction activities in areas subject to development to determine the necessity of den excavation. • Monitoring and excavation of each known San Joaquin kit fox den which cannot be avoided by construction activities. • Notification of wildlife agencies of relocation opportunity prior to ground disturbance in areas of known kit fox dens. • Excavations shall either be constructed with escape romps or covered to prevent kit fox entrapment. All trenches or steep - walled excavations greater than three feet deep shall include escape ramps to allow wildlife to escape. Each excavation shall contain at least one ramp, with long trenches containing at least one ramp every 0.25 mile. Slope of ramps shall be no steeper than 1:1. • All pipes, culverts or similar structures with a diameter of four inches or greater shall be kept capped to prevent entry of kit fox. If they are not SPRY 13 -0009 Page 9 of'18 capped or otherwise covered, they will be inspected prior to burial or closure to ensure no kit foxes, or other protected species, become entrapped. All employees, contractors, or other persons involved in the construction of the project shall attend a "tailgate" session informing them of the biological resource protection measures that will be implemented for the project. The orientation shall be conducted by a qualified biologist and shall include information regarding the life history of the protected species, reasons for special- sfatus, a summary of applicable environmental law, and measures intended to reduce impacts. A report summarizing the date, time, and topics of the "tailgate" session, list of attendees and identification of qualified biologist conducting session shall be submitted to the Planning Director within 10 days of the "tailgate" session. All food, garbage, and plastic shall be disposed of in closed containers and regularly removed from the site to minimize attracting kit fox or other animals. (Mitigation Measure 5.3.A.2.) 16. Since kit foxes are known to exist in the general area, it is recommended that all construction personnel involved in initial ground disturbance receive sensitive species instruction prior to initial ground phases of construction. Any evidence, such as dens, should be avoided and reported to the reviewing agencies for resolution. (Mitigation Measure 5.3.A.3.) 17. Prior to grading plan approval for the approximate 2,182 -acre site, the project applicant shall comply with the following raptor nest mitigation: (Mitigation Measure 5.3.A.4.) ® If site grading is proposed during the avian nesting season (February to September), a focused survey for avian nests shall be conducted by a qualified biologist prior to grading activities in order to identify active nests in areas potentially impacted by project implementation. ® If construction is proposed to take place during the nesting season (February to September), no construction activity shall take place within 500 feet of an active nest until the young have fledged (as determined by a qualified biologist). Habitat containing nests that must be removed as a result of project implementation shall be removed during the non - breeding season (October to January). m Preconstruction surveys shall include a survey for burrowing owl. If active burrowing owl burrows are detected outside of breeding season (September 1 through January 31), passive and /or active relocation efforts may be undertaken if approved by CDFG and USFWS. If active burrowing owl burrows are detected during breeding season (February 1 through August 31), no disturbance to these burrows shall occur in accordance with the Migratory Bird Treaty Act. 18. The applicant shall be required to survey for nesting raptors following the survey methodology developed by the Swainson's hawk Technical Advisory Committee (SWHA TAC, 2000), prior to any disturbance on the project site that is within 5 miles of a potential nest tree (CDFG, 1994) to ensure that the findings in the EIR are still applicable and no new measures are required. However, if new information is found that detects an active nest of a SPR# 13- -0009 Page 10 of 18 Swainson's hawk within 5 miles of the project site and a potential significant impact could occur, additional CEQA documentation would be required as outlined in Section 15162 of the CEQA Guidelines. This additional environmental documentation may involve consultation with CDFG. 19. The applicant shall be required to conduct trapping prior to ground disturbance activities to confirm that the Tipton kangaroo rat (Dipodomys nitratoides nitratoides) is not located on the project site. However, if new information is found that detects the Tipton kangaroo rat (Dipodomys nitrotoides nitrotoides) on the project site, potential significant impact could occur and additional CEQA documentation would be required as outlined in Section 15162 of the CEQA Guidelines. This additional environmental documentation may involve consultation with CDFG and United States Fish and Wildlife Service (USFWS). 20. Prior to grading plan approval within the project site, a qualified archaeologist shall attempt to find evidence of the previously recorded sites. (Mitigation Measure 5A.A.1.) ® If the qualified archaeologist finds evidence of the previous recorded sites, the resources shall be evaluated for significance and integrity using the criteria established in the CEQA Guidelines for unique cultural resources and /or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places. If the resources are found to be significant, specific measures shall be recommended. In addition, the grading plans shall state that archaeological monitoring by a qualified archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of the 10 cultural sites and 26 isolates that were previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring. If the qualified archaeologist does not find evidence of the previous recorded sites, the grading plans shall state that archaeological monitoring by a qualified archaeologist and a Native American monitor shall take place during construction excavation activities at the locations of fhe 10 cultural sites and 26 isolates that were previously recorded on the site within the project site. The archaeologist shall prepare a summary report of the monitoring activities and findings. The report shall be submitted to the City of Bakersfield Planning Department and other appropriate agencies within 10 days of completion of monitoring. Following are the specific measures: • The archaeological monitor shall attend a pre -grade meeting to explain the role of the monitor during grading activities. • If cultural resources are detected within the project area, the cultural resources must be recorded using appropriate State record forms (DPR523 series) and following guidelines in the California Office of Historic Preservation's handbook "Instructions for Recording Historical Resources." The archaeologist will then submit two (2) copies of the completed SPRO 13 -0009 Page 11 of 18 DPR523 forms to the Southern San Joaquin Valley Information Center for the assignment of trinomials. • If cultural resources are detected within the survey areas, they must be evaluated for significance and integrity using criteria established in the CEQA Guidelines for unique cultural resources and /or 36 CFR 60.4 for eligibility for listing on the National Register of Historic Places. • If cultural resources are found within the project footprint, appropriate mitigation measures and recommended conditions of approval must be developed to eliminate adverse project effects on significant, important, and unique historical resources, following appropriate CEQA and /or National Historic Preservation Act Section 106 guidelines. • A technical resources management report is required. The report must document the inventory, evaluation, conclusions and mitigation recommendations. Submit two copies of the completed report, with original illustrations, to the Southern San Joaquin Valley Information Center for permanent archiving. 21. Prior to grading plan approval, the grading plans shall state that if human remains are encountered on the project site, the Kern County Coroner's Office shall be contacted within 24 hours of the find, and all work in the immediate vicinity shall be halted until a clearance is given by that office and any other involved agencies. (Mitigation Measure 5.4.D.1) 22. Prior to grading plan approval, an erosion control plan for construction activities that describe the best management practices (BMPs) that will be used to reduce the potential for soil erosion and loss of top soil. The erosion control plan shall be submitted to the City of Bakersfield Public Works Department for review and approval. The BMPs could include soil stabilizers and silt fencing as well as other measures. (Mitigation Measure 5.5.8.1. ) 23. Prior to grading plan approval, the grading plans shall state that construction activities associated with development of the project site would be required to be in conformance with Section 9.22.050 of the City of Bakersfield Municipal Code which limits construction to the hours of 6 a.m. to 9 p.m. on weekdays, and between 8 a.m. and 9 p.m, on weekends, where construction occurs less than 1,000 feet from residences. (Mitigation Measure 5.8.E.1) 24. Prior to grading plan approval, the grading plans shall state that construction equipment shall be equipped with mufflers and maintained in accordance with the equipment's' factory specifications. During construction activities, the construction equipment muffler and maintenance records shall be onsite. (Mitigation Measure 5.8.E.2) C. FIRE DEPARTMENT (Staff contact _ Dade Weirather 661 - 326 -3706) a. Ali fire lanes as identified on the returned plans. 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 SPR4 13 -0009 Page 12 of 18 required. All work shall be completed before occupancy of any building or portion of any building is allowed. b. All fire hydrants, both offsite 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: All new fire hydrants must be purchased from the Water Resources Department.) C. All firesprinkler and or stand pipe.sysf ems fire alarms and commercial 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 -326 -3715) for any underground sprinkler feeds at least 24 hours before they are buried. The Prevention Services Division (1501 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. The developer shall show on the final building plans a minimum 20 -foot wide all -- weather emergency access with an overhead clearance of 13 feet 6 inches within 150 feet of all buildings on the project site. The Fire Department must approve the final location and design of the access prior to building permits being issued. This access shall be constructed before building occupancy will be granted. 4. 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. MITIGATION MEASURES FROM EIR GPA ZC 03 -1544 : 5. The Pipeline Development Policy of the City of Bakersfield Fire Department is as follows: (Mitigation Measure 5.6.1`.4) No habitable portion of a structure may be built within 50 Feet of a gas main, or transmission line, or refined liquid product line with 36 inches of cover; ® No structure may be within 40 Feet of a hazardous liquids pipeline bearing refined product, with 48 inches or more of cover; No habitable portion of a structure may be built within 30 Feet of a crude oil pipeline operation at 20% of its design strength; ® Prior to or concurrently with filing of a final map, a covenant shall be recorded on all lots of this tract, or portion thereof, which are within 250 Feet of any gas transmission lines. Covenant shall acknowledge proximity of pipeline easement to said property and describe the SPR# 13 -0009 Page 13 of 18 name, type and dimension of the pipeline. Prior to recordation, the subdivider shall submit and obtain approval of covenant wording with the City Attorney, Office of Environmental Services and City Engineer. 6. Prior to grading plan approval where there is an existing drilling and /or production operations of exploration oil wells and including disposal wells, the project applicant shall have the locations surveyed, located, and marked by a licensed land surveyor or civil engineer authorized to practice land surveying. A map shall be furnished to the Office of Environmental Services showing how all existing petroleum related facilities will be protected and integrated into the proposed development. The California Division of Oil, Gas and Geothermal Resources and the City of Bakersfield development standards shall be met. (Mitigation Measure 5.6.F.2.) 7. If during grading and construction, a pipeline accident occurs or potential unknown buried hazardous materials are found, and /or if unidentified materials are discovered in the testing of the soil, health and safety procedures shall be implemented. These procedures shall include, at a minimum, emergency medical, evacuation of the site and/or threatened area, and notification action. Notification shall include but not be limited to the following agencies: The City of Bakersfield, Department of Toxic Substance Control (DTSC), Bakersfield City and /or County Fire Department, and the Regional Water Quality Control Board (RWQCB). Evacuation and determination regarding the type of contamination encountered and best course of action would be determined by the ranking official and the required mediation measures shall be implemented. (Mitigation Measure 5.6.G.6.) 8. Prior to grading and building plan approvals, the grading and building plans shall state that all work will stop immediately if any unknown odorous or discolored soil or other possible hazardous materials arise during any part of the testing, grading, or construction on the project site. (Mitigation Measure 5.6.G.7.) D. PUBLIC WORKS - ENGINEERING (Staff contact- George Giillburg 661- 325 -3997) The developer shall construct curbs, gutters, cross gutters, 5 -foot 6 -inch wide sidewalks, and street /alley paving along Buena Vista Road 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 three (3) streetlights along Buena Vista Road and Campus Park Drive 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. SPR9 13 -0009 .Page 14 of IS 3. The developer shall construct standard handicap ramps at southwest corner of Buena Vista Road and Campus Park Drive, and at the southwest and southeast corners of the radius drive approach 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. 4. 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. 5. 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 (ie. Class Il A. B.) if concrete is used, it shall be a minimum thickness of 4 inches per Municipal 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. 6. if a grading plan is required by the Building Division, building permits will not be issued until the grading plan is approved by both the Public Works Department and the Building Division, 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. 10. 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. 11, The developer shall either construct the equivalent full width landscaped median island in Buena Vista Road along the development's frontage or pay their proportionate share (1 /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 SMA 13 -0009 Page 15 of 18 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. 12. The developer shall form a new Maintenance District. Undeveloped parcels within an existing Maintenance District are required to update Maintenance District documents. Updated documents, including Proposition 218 Ballot and Covenant, shall be signed and notarized. 13. The developer shall dedicate additional road right -of -way to the City of Bakersfield along Buena Vista Road to full arterial width according to adopted city standards. The developer shall construct additional roadway, including expanded intersection and /or right turn lanes, along Buena Vista Road to full arterial width according to adopted city standards. The developer shall construct additional roadway, including expanded intersection and /or right turn lanes, along Campus Park Drive to full collector width according to adopted city standards. 14. 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). 15. 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. 16. This project may be located within a Planned Drainage Area. Please contact the Public Works Department - Subdivisions at 661 -326 -3576 to determine what fees may apply. MITIGATION MEASURES FROM EIR (GPA /ZC 03- 1544): 17. Prior to grading plan approval, the project applicant shall prepare a Stormwater Pollution Prevention Plan (SWPPP) that conforms to the State Water Resources Control Board NPDES permit in which the City of Bakersfield is a co- permitee. The SWPPP shall specify Best Management Practices (BMPs) to prevent construction - related pollutants from reaching storm water and all products of erosion from moving off -site. The SWPPP shall require approval by the State Water Resources Control Board and verification of approval provided to the City of Bakersfield Planning Department. (Mitigation Measure 5.7.A.1.) 18. Prior to the issuance of building permits, the project applicant shall pay sewer connection fees to the City of Bakersfield Public Works Department. The fees would be used to provide adequate sewer facilities to convey SPR 13 -0009 Page 16 of 18 wastewater from the project site to Wastewater Treatment Plant No. 3 as well as contribute to the cost to increase the capacity of the treatment plant. (Mitigation Measure 5.12.C.2) E. PUBLIC WORKS - TRAFFIC (Staff contact - George G111burg 561 -326 -3997) Street return type approaches, if used, shall have 20 -foot minimum radius returns with a 30 -foot 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 (900) 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. MITIGATION MEASURES FROM EIR GPA ZC 03-1544): 3. Prior to the issuance of building permits, the project applicant shall participate in the Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local mitigation improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with the proposed project are as follows. The timing of these improvements is estimated below; however, all of these improvements shall be completed as the significance thresholds are reached: (Mitigation Measure 5.1 1.A.1) Measures 5.1 I.A. I I and 6.3.1 ],A. I ( Regional Transportation Impact Fee - Regional Mitigation) Prior to the issuance of building permits, the project applicant shall a) participate in the current, full RTIF program as modified by the Construction Cost Index (CCI) or b) mitigate everything to Level of Service C through fhe payment of their calculated Regional Impact Fee AND pay a local transportation impact mitigation fee. For the calculated Regional Impact Fee, the applicant shall submit revised funding calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated based upon the adopted RTIF of time of further subdivision. Measure 5.1 ],A. 1 1 and 6.3.1 1.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project traffic study), prior to subdivision updated estimates shall be submitted and approved. The local mitigation fee shall be based upon the proponent's share of the cost to upgrade the affected facilities to Level of Service C, and shall be adjusted annually by the CO in the same manner as the Regional Transportation Impact Fee. The cost of the upgrade shall be the City's costs and shall include, but not be limited to, all costs of obtaining and clearing right -of -way, all utility relocations, and all construction. Construction shall include but not limited to: curb, gutter, sidewalk, pavement, signal modification, landscape and wall replacement, drive approaches, catch basin replacement, additional storm drain where necessary, streetlights, striping and signing. Unit costs used in the traffic study may be outdated due to SPR# 13 -0009 Page 17 of 18 recent rises in construction costs and shall be updated as appropriate. Applicant shall participate in the improvements required on a pro -rata fair share basis, prior to the issuance of building permits, based upon the approved estimates. It is the Public Works Department's decision as to which methodology adequately mitigates the cumulative traffic impacts associated with the project to a level of less than significant. 4. Prior to the issuance of building permits, the project applicant shall participate in the Regional Transportation Impact Fee (RTIF) program as well as paying the proportional share for local mitigation improvements (those not covered by the RTIF). The intersection and roadway improvements that are required with cumulative development (i.e., the cumulative growth of "background- related" traffic with the addition and contribution of project - generated traffic) in the years 2015 and 2030 are as follows (Note: All project- generated impacts and corresponding mitigation measures /improvements are included in both Section 5.11 and Section 6.3.1 1) : (Mitigation Measure 6.3.1 ].A. 1.) ® Measures 5.1 1.A.1 1 and 6.3.1 I.A. I (Regional Transportation Impact Fee - Regional Mitigation) Prior to the issuance of building permits, the project applicant shall participate in the RTIF program. The applicant shall submit revised funding calculations for all improvements associated with the RTIF program pursuant to Table 10 from the project traffic study and the current policy of the Public Works Department for said calculations. Said calculations shall be updated based upon the adopted RTIF at time of further subdivision. Measure 5.1 1.A.1 1 and 6.3.1 1.A.1 (Local Mitigation) For impacted intersections and segments subject to fair share improvements (refer to Tables 6 & 8 from the project traffic study), prior to subdivision updated estimates shall be submitted and approved. Unit costs used in the traffic study may be outdated due to recent rises in construction costs and shall be updated as appropriate. Applicant shall participate in the improvements required on a pro -rata, fair share basis, and prior to the issuance of building permits, based upon the approved estimates. F. PUBLIC WORKS - SOLID WASTE (Staff contact - John Wilburn 661 - 326 -3114) You must contact the staff person noted above before building permits can be issued or work be-gins on the property to establish the level and a of service necessary for the collection of refuse and /or recvcled materials. Collection locations must provide enough containment area for the refuse that is generated without violating required zoning or setback restrictions (see Planning Division conditions). Levels of service are based on how often collection occurs as follows: Cart service I cubic yard /week or less I time per week Front loader bin services -- 1 cubic yard /week - 12 cubic yards /day Roll -off compactor service -- More than 12 cubic yards /day SPRY 13 -0009 Page IS of 18 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 Z. Before occupancy of the building or site is allowed, a minimum of 16 three cubic yard front loading type refuse bins shall be placed within the required enclosures. ❑ 6' deep x 8' wide (i bin) ❑ 8' deep x 15' wide (3 bins) ❑ 8' deep x 10' wide (2 bins) Q (4 -5) - 8' deep x 20' wide (4 bins) NOTE: All measurements above are curb -to -curb dimensions inside the 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 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 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. 6. Show on the final building plans the above referenced enclosures per City of Bakersfield standards. Stacking enclosures are not acceptable; each container shall be removable from the enclosure independently of the other containers. / �\ ���./ p �!§ Ll -T � �/ ��k\} � /\ \ \ q 2} HI > o PARK SQUARE @ SEVEN OAKS A FULLER APARTMENT HOMES CC3N UNIT FULLER APARTMENT HOMES °.O. BOX 36:57 SANTA BAR8ARA. CA 93 - =54 aos 3�a -ccc? $_t ? °' _ aF B A K E R S E i E L i. CA ARCHITECTURAL WE PLAN