HomeMy WebLinkAbout11325 Park Square DrCommunity Development Department
Douglas Mclsoac, Co unity Development Director
Phil Burns, Building Direcfor
Buillding Division
Phone: (661) 326-3720
FAX: (661) 325-0266
ZE •�
Andrew Fuller
Fuller Apartment Homes, Inc.
P.O. Box 30 157
Santa Barbara, CA 93130
RE: Notice of Decision -Site Plan Review (Project No. 13-0172)
Dear Mr. Fuller*
Jim Eggert, Planning Director
Planning Di
Phone: i661) 326-3733
FAK (661) 852-2136
The Planning Director, upon recommendation of the Site Plan Review Committee,
has approved your plans for construction of a 224-unit apartment complex in a WM/R-2
(West Ming/Limited Multiple-Family Dwelling Zone) district at 3601 Buena Vista Road.
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 fsee 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 dep,endingi 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 Plain 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,
C'ity of Bakersfield a, 1715 Chester Avenue a Bakersfield, Califomia. * 933011
SPR# 13-0172
Page 2 of 18
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 limitation any CPA
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 f he 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.
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 May 27, 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.
SM 13-0172
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 cleve opment standard, zo g regulation, mitigation, or policy applied or not
applied to the project, was done c�onsistent with the authority granted by c�ity ordinances
or the California Environmental Qualify Act [CEQA). The appeal must be in writing stating
the precise basis or issue as noted, include a $700 filing fee, and must be filed within 10
OM of the decision date to the City of Bakersfield Planning Commission (c/o Bakersfield
Planning Director, 1715 Chester Avenue, Bakersfield, C�A, 93301). The Planning Commission
will hoId a public hearing on the appeal and their decision will be final unIess 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 (6611 j 326-3733.
Sincerely,
cc: All Interested Agencies - For your records.
rma
S:\B,ZA-SPR\Forms\spr_dotci\20,13 spr\1 3-0172,sprJtr.doc
SPR# 13-0172 Page 4 of 18
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
16,44V 0) . With the grading plan, if the project is subject to the provisions of
the National Pollutant Discharge Elimination System (NPDES), a Notice of
intent (MC l) to comply with the terms of the Generaill 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 Polluflon, 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 as plan approval. The developer shall
submit 4 coip es of grading plans and 2 copies of the pre ary 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 finail building site plains and
landscaping plans. Building p ot be issued until the grading
permit is approved by the Building Division, Planning Division (HCP), and
Public Works Department.
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4. Show on the final building plan pedestrian access from the public way and
handicap parking. Private streets are not the pubiic way.
5. include with or show on the final building plans information necessary to
verify that the project complies with all disability requiremerts, of Title 24 of
the California Building Code.
6. The developer shall obtain all required approvals from the Kern County
Environmental Health Services Department (27OiO "M" Street, Bakersfield, CA,
933,0 1; 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.
SPRil 13-0172
Page 5 ql'18
7. Buildings or structures shall require installation of an automatic fire sprinkler
system where required by current California Building Code and City
ordinance.
Before the BuHding 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 malps so that emergency personnel can easily find a
specific unit when responding to the site during an emergency.
11. The Building Division will calculate and collect the appropriate school district
impact fee at the time they issue • building permit.
10. Final Building plans shall show pedestrian access pathways or easements for
persons with; disabilities from public 6ghts-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 raHings.
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 (1000
Buena Vista Road, Bakersfield, CA, phone: 661-326-3715).
1, The minimum parking required for this project has been computed based on
use and shall be • follows:
(Note: 352 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
I
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 17.58i.060 A.).
Number
Parking
Required
Use
of Units
Ratio
Parking
11- bedroom units
128 units
I space/unit
128 spaces
2-bedroom units
96 units
2 spaces/unit
192 spaces
Guest Parking
----
+107,
32 spaces
Total 224 units
Required Parking
352 spaces
(Note: 352 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
I
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 17.58i.060 A.).
SPR4 13-0'172
Page 6 oj'18
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 finial building plans shall include a picture or diagram of the
light fixtures being used and show how light will be directed onto the parking
area. Please note that staff can require additional adjustments to installed
lighting after occupancy to resolve glare or other lighting problems if they
negatively affect adjacent properties.
5. Because 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 5fe of
the project.
6. The developer shall include a copy of a final landscape plan with each se
of the final building plans suibmitted to the Building Division. Building piermi
will not be issued until the Planning Division has approved the final
landscape plan for consistency with approved site plains and minimum
ordinance standards (please refer to the landscaping requirements in
Chapter 17.61). 1
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7. As shown, on the preliminary site plan, a I 0-foot wide multi-purpose trail shall
be constructed along the site's Buena Vista Road frontage in accordance
with Exhibit 4-7 of the West Ming Specific Plan.
i. Evidence is required to determine that your parcel was legally created.
P'lease provide a copy of a parcel map, fract map, or certificate of
compliance. (Note: An Assessor's map is not acceptable since it is only for
tax purposes and does not verify legal parcel status.) If a map is not
available, a copy of a deed that inicludes the pa egal
description dated March 4, 1972, or earlier is acceptable; however, you will
be required to apply for a Certificate of Compliance before a building
permit can, be issued (please contact the Public Works, Department at 661 -
326-3566 regiarding this ,rats lication)i.
SPR# 13-0172 Page 7 of 18
Divisions and issued by the Building Division, is required for all new signs,
including future use and construction signs. Signs must comply with the Sigin
Ordinance (Chapter 17.60 of the Bakersfield Municipal Code.)
10. 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.
Forms and instructions are available at the Planning Division or on the city's
web site at ww,.v.v..bakersfieldr,-,ily.�,j (go to DevelopmentSeirvices
Department).
The current Metropolitan Bakersfield Habitaf Conservation Plan (MBHCP)
expires in year 2014. Projects may be issued an urban development permit,
grading p�an approval, or bUding 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,
&A,
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TQI*_T -7' E
comply directly with requests • the U.S. Fish and Wildlife Agency and the
California Fish and Game Department.
11. Any well shown as abandoned on the final development plans shall be
accompanied by written verification from the D.O.G.G.R. that the well was
properly abandoned pursuant to its regulations. Any parcel containing an
abandoned well shall be encumbered with a deed restriction specifying the
exact location of such well and prohibiting any construction within 10 feet of
the well. The encumbrance shall run with the land and be approved by the
City Attorney prior to recordation.
12. A Park Development and lmprovement 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.
SPR413-0172
Page 8 of 18
14. 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 B,MC Section 15.66.080 fB).
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, ligihting 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 Don may result in reconstruction and delays
in obtaining a building or site occupancy.
16. or to grading plan approval, the pp nt shall demonstrate to the City of
Bakersfield and the Son Joaquin Valley Air Pollution Control District that all
construction activities and operations will comply with local zoning codes,
and District Regulation VIII (Rules 8011-8081) and implementation of al�l other
control measures [BACMs) as stated in GAMAQI, (Mitigation Measure
17. 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 Son 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 PM 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 duality) litigation Agreement
will further reduce IRCG 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
P lay n et e m iss ion s by 38.79 tons per year (from 38,.79 tans ns pe r year to 0 tons
per year). It should be restated that approximately 39.42 tons per year of
ROC, 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.)
18. 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 Son Joaquin kit fox. MBHCP
SPR4 13 -1172
Page 9 of 18
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:
0 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.
0 Monitoring and excavation of each known Son Joaquin kit fox den which
cannot be avoided by construction activities,
0 Notification of wildlife agencies of relocation opportunity prior to ground
disturbance in areas of known kit fox dens.
0 Excavations shall either be constructed with escape ramps, 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 Ileast one ramp every 0.25 mile. Slope of ramps
shall be no steeper than I :1
0 AH 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
capped or otherwise covered, they will be inspected prior to burial or
closure to ensure no kit foxes, or other protected species, become
entrapped,
0 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-status, a summary of applicable
environmental law, and measures intended to reduce impacts, A report
summarifing the date, time, and topics of the "taflgate" 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.
0 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.)
19, 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.)
OPO. Prior to grading plan appro al for the approximate 2,182-acre site, the
project applicant shall comply with the following rap for nest mitigation:
(Mitigation Measure
0 If site grading is proposed during the avian nesting season (February to
September), a focu!sed survey for avian nests shall be conducted by a
qua Vied biologist prior to grading activities in as to identify active
nests in areas potentially impacted: by project implementation.
SPR4 13-0172 Page, 10 qll 8
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 no�n-
breeding season (October to January).
Preconstruction surveys shall include a survey for burrowing owl'. If active
burrowing owl burrows are detected outside of breeding season
(September I through January S1' ), 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.
21. 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, 20,00), 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 FIR' are still applicable and no new measures are required.
However, if new information is found that detects, an active nest of a
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 151 62 of the CEQA Guidelines. This additional
environmental documentation may involve consultation with CDFG.
22. 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
nitratoides nitratoides) 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).
23. Prior to grading plan approval within the project site, a qualified
archaeologist shall attempt to find evidence of the previously recorded sites.
(Mitigation Measure 5.4.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
W91=39M
Page I I qf 18
Bakersfield Planning Department and other appropriate agencies within,
10 as of completion of monitoring.
If the quald 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 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 1 Oi as 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 defected 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
DPR523 forms to the Southern San Joaquin Valley Information Center f or
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
recommenclaf ions. Submit two copies of the completed report, with
original illustrations, to the Southern San Joaquin Valley Information
Center for permanent archiving.
24, 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)
25. 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.B. I. )
SM 13-0172
Page 12 qj l8
26. 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 9,22.05,0 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 am. and 9 p.m. on weekends, where
construction occurs less than 1,000 feet from residences. (Mitigation Measure
5.8.E.1)
27. 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)
I M, E, MU III! :! I U-7, i
a. All fire lanes as identified on the returned plans. Any modifications
shall be approved by the Fire Department. Fire lane identification
signs shaH be installed every 100 feet with red curbing when curbing i's
required. All work shall be completed before occupancy of any
bulilding 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 fire sprinkler and/or stand pipe systems, 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. 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.
SIT# 13-0172
ZV
Page 13 qf 18
4. The Pipeline Development Policy of the City of Bakersfield Fire Department is
as follows: (Mitigation Measure 5.6.F.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
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.,
5. 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 00, Gas and Geothermal Resources and the City of Bakersfield
development standards shall be met. (Mitigation Measure 5.6.F.2.)
i , lf during grading and construction, a pipeline accident occurs or potential
unknown buried hazardous materia[s are founid, and/or if unidentified
materials are discoveredin the testing of the soH, 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 shaH include but not be limited to
the foHowing agencies: The City of Bakersfield, Department of To)(Ic
Substance Control (DTS,C), Bakersfieid City and/or County Fire Departm-
a w the Regional Water Qual w ,l 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. &)
Prior to grading and building plan approvals, the grading and buHding plans
4 Ill state that all work will stop immediatety if any unknown odorous or
disco orecl 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.)
SPR# 13-0172 Page 14 qf 18
D. PUBLIC WORKS - ENGINEERING (Staff contact - George Gill burg 661 -326- 3997)
The developer shall construct curbs, gutters, cross gutters, 5-foot 6-inch wide
sidewalks, and street/alley paving along Buena Vista Road and the west
boundary street according to adopted city standards. These improvements
shall be shown on the final building plans submitted to the Building Division
before any building permits will be issued.
2. The developer shall install one streetlight along the west boundary street as
shown by staff on the returned site plan. The developer shall be responsible
for providing the labor and materials necessary to energize all newly installed
streetlights before occupancy of the building or site. These improvements
shall be shown on the final building plans submitted to the Building Division
before any building permits will be issued.
C The developer shall construct standard handicap ramps at the northeast
and southeast corners of the radius return drive approach according to
adopted city standards. Also, the developer shall construct a standard
handicap ramp at the southwest corner of Buena Vista Road and the west
boundary road according to adopted city standards. These improvements
shall be shown on the final building plans submitted to the Buiiw 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-sit,e areas required to be paved (ie. parking lots, access drives, loading
areas, etc.) shall consist of concrete, asphaltic concrete (Type 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 ll A. B.) if concrete is used, it shall be • 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 Buiidinig Division, building permits will not
be issued until the grading plan is approved by bgk 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 righf-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,
SPR# 13' -01 T?
Page 15 of 18
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 fuill width landscaped
median island in Buena Vista Road along the development's frontage or
pay their proportionate share (1 /27Width) 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 sha onstruct the full width landscaped median island •
pay the median island fee. The median island fee shall be satisfied by
fulfilling one of the following options: (1) Pay the standard fee of $100 per
linear foot; or (2) Pay the calculated fee based upon actual cost estimates
prepared by the Project Engineer, which shall be reviewed and approved
by the City Engineer. If the median island is not constructed by the first
development along an applicable street frontage, the second
development along that street frontage shall construct the fu!ll width
landscaped' median island.
12. The developer shall form a new Maintenance District. Undeveloped parcels
within, an existing Maintenance District are required to, update Maintenanct
District documents. Updated documents, including Proposition 218 Ballot
and C�ovena�nt, shall be signed and notarized. If there are questions,
contact Manny Behl at 661-326-357&
13. The developer shall dedicate additional road righf-of-way to the City
Bakersfield along Buena Vista Road to full arterial width according to
adolofed 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.
14. All storm wafer 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 conta-M
the Public Works Department - SubdMsions at 6611-326-3576 to d(
whM t fees may a-*,ply.
SPRii 13-0172
Page 16 qf 18
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.
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 Wafer Resources Control Board and verification of
approval provided to the City of Bakersfield Planning Department,
(Mitigation Measure 5.7.A.I.)
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
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. 1 2.C.2)
I Street return type approaches, if used, shall have 20-foot minimum radius
returns with a minimum 24-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
(901) parking spaces are proposed where a vehicle must back into these
aisles, the minimum aisle width shall be 25 feet, All drive aisle dimension shall
be shown on the final building plans.
3. Show the typical parking stall dimension on the final building plans (minimum
stal!l size is 9 feet x 18 feet) .
i * i I , 4 FOIZAK
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 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 I.A.1)
Measures 5.11.A.1 I and 6.8,1 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 (CCl) or b) mitigate everything to Level of
SPRfi.13-0172 Page 17 of 18
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and siigninig. Un,it 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 reqed on a pro-rata
fair share basis, prior to the issuance • building permits, based upon the
approved estimates. It is the Public Works Department's decision as to
ERM110144EIRRIM*
5. Prior to the issuance of building permits, the project applicant shall
participate in the Regional Transportation lmpact 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 (Le., 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,
6,111). (Mitigation Measure 6.3.1 1A.1.)
Measures 5.11.A.1 1 and 6.3.1 1.A.1 (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 I and 6.3.1 1A I (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
SI'Ri� 13-0172 Page 18 ql'18
study may be outdated due to recent rises in construction costs, and shall
be updated • appropriate, Applicant shafl pa pate in the
improvements required on a pro-rata, fair share basis, and prior to the
issuance of building permits, based upon the approved estimates.
Ink, Me'll 1
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 -riff compactor service More Phan 1, 2 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 0. Before occupancy of the building or site is
• owecl, 21 three cub • front loading type refuse bin(s) shall be placed
within the required enclosure(s),
-1 6'deep x 8'vvide (I biini) RI 7 - 8' deep x 15'wide (3, bins)
D 8'deep x I O'wide (2 bins) El 8'deepi x 20'wide (4 bins)
NOTE: All measurements above are clurb-to-icurb dimensions inside the
I
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 containlers/bins (contact the staff person above for
the appropriate enclosure size).
3 Facilities that require infectious waste services shall obtain approval for
separate infectiouls waste storage areas from the Kern, County Health!
Deparfment. 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 plains.
5. FaciRies; that participate in recycling operations must provide a location th-'-'m
is separate from the refuse containment area, J
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,
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