HomeMy WebLinkAbout1100 Valhalla DriveBuilding Division
Phone: (661) 326-3720
325-026i6
March 1, 2013
� - �11 TOM 0=11111
1201 24 1h Sf reef
Bakersfield, CA 93301-23-'3
R E: Notice of Decision - Site Plan Review (Project No. 13-0048)
Jim Eggert, PlanNng 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 to construct 18 additional units on the sit e of a 21 -unit apart meni
complex in an R-3 (Multiple-Family Dwelling) zoine district • 1100 Valhialla 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 re so e 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
�c-flans, alert)6ou to s, 1*1-14,tl-**I --,#J"K-OTTW:T:Tal"tX3*MUW a a KXT1P(T&1gKFW1
the c�ity'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 suibmitted. You mu
submit final bulild'ing plans to the Building Division, The Site Plan Review Committee will
review these finaill plans while building plan check occurs to ensure that you satisfy the
items in the Site Plan Compliance List. Please read them carefufly. Failure to satisfy •
item may delay your obtaining a building permit or commencing your project. I
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 safisfied all of the
requirements, the Building Director will issue a certificate of: occupancy; • not, the as
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.
SPff4 13-0048 Page 2 q/'] 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 ("Appficant" 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 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 indemnificafion 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 approval but before the approval expires you I`; submit
revisions to the plan, We will treat these revisions as a new site plan appFcation 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 February 28, 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 p'lain 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.
SPRi� 13-0048
12"M
Page 3 qf i I
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 infill development that is consistent with the general plan and
zoning regulations, is within an area predominantly developed with urban uses, is not
identified as critical habitat for endangered or threatened species, will not significantly
affect traffic noise, air or water 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 as noted, include a $7,00 filing fee, and must be filed within 10
4ays of the decision date to the Cety 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.
erely,
IM Planning Director
cc: All Interested Agencies - For your records.
rmo
SA BZA—SP R\Forms\spr-data\2013 spr\ I 3-0048,spr, ltrdoc
SPff: 13-0048 Page 4 q' I I
V, P
TV jilt. pip
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 (N01) 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 ControC 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.
2. 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
graiding plans must be consistent with the final bulilding 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.
!1, 1 3 IMEo =1
4. Show on the final building plan pedestrian access from the public way and
handicap parking. Private streets are not the publiC Way.
The developer shall include fire resistive wall construction details with the final
building plans for a:ll' exterior walls of any buiilding that is within the distance
as set forth in Table 602 of the California Building Code.
�nclucle with or show on the final building plans information necessary to
verify f hot the project compl'ies with all disability requirements of' Title 24 of
the California Building Code.
7. The developer shall obtain all: required approvals from the Kern County
Environmental Health Services Department f2700 I'M" Street, Bakersfield, CA,
SI'Rr: 13-0048 Page 5 qj I /
933,0l; 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.
8. Buildings or structures shall require installation of an automatic fire sprinkler
system where required by current California: Building Code and City
ordinance.
9. 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 eas,ily find a
specific unit when responding to the site during an emergency.
10. The Building Division will calculate and collect the appropriate school district
Impact fee at the time they issue a building permit.
11. 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, 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 (1 000
Buena Vista Road, Bakersfield, CA, phone: 661-326-3715).
I 0=1
(Note: 40 parking spaces, including 4 oin-street spaces, are shown on the
proposed site plan, Parking for the existing 21 units are legal nonconforming
and, therefore, are not included in the above table. By ordinance,
compact and tandem spaces cannot be counted toward meeting
minimum parking requirements.)
U Minimum parking sta d ons shall be 9-feet wide by 18-feet long.
Vehicles may hang over landscape areas no more than 2-1/2 feet provided
SIIR� 13-0048 Page 6 of I I
required setbacks along street frontages are maintained, and frees 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
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 pales, 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 if they
negatively affect adjacent properties.
5. The developer shall include a copy of a final landscape plan with each s
of the final'b ding plans, submitted to the Building Division, Building perm
will not be issued until the Planning Division has approved the finial
landscape plan for consistency with approved site as and minimum
ordinance standards (please refer to the landscaping requirements in
Chapter
CNOTE: At the time a final site inspection is conducted, it is expected that
plants will match the species Identlified and be installed In the locations
consistent with the approved' landscape plan. Changes made without prior
6. A solid masonry wall shall be constructed adjacent to residentially zoned
ainid/or designated property as indicated by staff on the returned site plan.
This wall'MLJst be shown on the final building plans and shall be constructed
a minimum height of 6, feet as measured from the highest adjacent finished
property grad the parking lot, including drive aisles, delivery areas,
loa!d'i ng anid u nioa ding areas are with in 10 feet of residentiallly zon ea
property, a 7-foot wide landscape strip that includes landscaping consistent
with Chapter 17.61 shall be installed between the wall and pairking/drive
areas (as noted on the returned an).
7, 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.)
.Si R:r 13-00,48
Page 7 oJ I I
8. Habitat Conservation fees shall be required for this project and will be
calculated based or 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.
Forms and instructions are available at the Planning Division or on the city's
web site at www.bakersfieldcity,u.s (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 andl 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 plain 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 MBHClP. 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.
Burrowina Owl Notification-, The burrowing owl is a migratory bird species
protected by international treaty under the Migratory Bird Treaty Act (MBTA)
of 1918 (16 U.S,C. 703-711). The MBTA makes it unlawful to take, possess, buy,
sell, purchose, or barf er 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 (501 C.F.R. 21). Sections 3503, 3i5O3.5i, and 3800 of
the Callifornia Department • Fish and Game CodgLp[ghjtA_1bgLtgii
possession, or destruction • birds, their nests • eggs. To avoid vio afion •
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 (March, I- August 15, annually),.
Disturbance that causes nest abandonment and/or loss • reproductive
effort (e.g., killing • abandonment of; eggs • youngi) maiy be considered
"faking"' and is potentially punishable by fines and/or imprisonment.
10. Prior to ground disturbance, the developer shall have a qualified consultant
survey the location for kit fox, and comp;ly with the provisions of the
Metropolitan Bakersfield Habitat Conservation Plan. Survey protocol shall be
recommended by the State Department of Fish and Gamie. Developer shall
be subject to the mitigation measures recommended by the consultant. A
SPff: 13-00-is Page 8 qf ' I I
copy of the survey shall be provided to the Planning Department prior to
ground disturbance,
11. A Park Development and Improvement Fee shall be paid at 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,
12. Refuse collection bin enclosures and container areas are subject to 01I
required structural setback from street frontages, and shall not reduce any
parking, loading or landscaping areas as required by the Zoning Ordinance,
13. 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; Ilimit 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),,
14. Prior to receivingi, 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 alIl 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,
LIINTII I� 1 11 11
�7 =711Z 1111M 'I lma==
F I
a. All 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 wif h red'curbing when, curbing is
required. All work shall be completed before occupancy • any
building • portion • any building is allowed.
b. All fire hydrants, both offsite. Inearest 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: A/1 new fire hydrants must be purchased from the Water
Resources Department.)
C. commercial
hoods s These suppression systems require review and permits,
SPR 13-0048 Page 9 q1' I I
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 (I 000 Buena Vista Road, Bakersfield, CA, phone. 661-326-3715)
for any underground sprinkler feeds at least 24 hours before they are buried.
The Prevention Services Division (I O 1 Truxtun Avenue, Bakersfield ,, 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.
Fill 111111111111111111 ii�iq�
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. Show on the final building plans all existing connection(s) to the public sewer
system.
3. All on-site areas required to be paved (ie. parking lots, access drives, loadin
areas', etc.) shall consist of coincrefe, asphaltic concrete (Type B. A, C.) or
other paved street materia!l approved by the City Engineer. Pavement shial
be a minimum thickness of 2 inches over 3 inches of approved base materi
(ie. Class ll A B.) if concrete is used, it shall be a minimum thickness of 4
inches per Municipal Code Section 17.58i.060, paragraph A. Th;is' paving
standard shall be noted on the finial building plans submitted to the Building
Division before any building permits will be issued. 11
4. If a grading plan is required by the Build'ing Division, building permits will not
be issued! until the grading plan is approved by boith the Public Works
Department and the Building Division.
5, 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 -3 149 to schedule a site inspection to
find out what improvements may be required.
Sllk? 13-0048
Page 10 q1 11
& 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.
7. 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.
& 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.
9. 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. If there are questions,
contact Manny B,ehl at 661-326-3576.
10. 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).
11. 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,
12. 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.
Show on the final bulilding plans 30-foot wide minimum (top-to-top) drive
approach(es) as indicated by staff on the returned site plan. Nive
#pproaches must be centered on drive aisles. All dimensions shall be shown
• the final building plans.
2. Show the typical parking stall dimension on the final buildling plans (minimum
stall size is 9 feet x 18 feet).
SPR�T 13-0048 Page Hof 11
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 B), at
the size checked belowO, Before occupancy of the building or site is
allowed, four 3 cubic yard front loading type refuse bin(s) shall be placed
within the required enclosuire(s),
0 6deep x 8° wide (I bin) 0 8' deep x 15' wide (3 bins)
FO 2-8' deep ,x 10' wide (2 bins) 0 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
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 recyclingi operations must provide a location th
is separate from the refuse containment area. I
6. Facilities, with existing refuse service must improve the service location
area(s) to current adopted city standards (in accordance with Detail #ST25
A and B). These improvements shall be clearly shown on the final building
plans.
7 R� 4D7
i7
ul
k" uN
,
om
°a r'�'�s
y'kWWW1� %%
r
K
c
C�