HomeMy WebLinkAbout11500 Bolthouse DriveCommunity Development Department
Douglas Mcisaac, Community Development Director
Phil Burns, Building Director
Building Division
Phone: (661) 326-3720
FAX: (661) 325 -0266
June 12, 2013
William Melby AIA
Ordiz -Melby Architects, Inc.
5500 Ming Avenue, Suite 280
Bakersfield, CA 93309
RE: Notice of Decision - Site Plan Review (Project No. 13 -0192)
Dear Mr. Melby:
Jiro 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 construction of a 94,142 square foot general office building in
a WM -CO (West Ming - Professional and Administrotive Office Zone) district at 1 1500
Bolfhouse 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,
City of Bakersfield ® 1715 Chester Avenue Bakersfield, Califomia 93301
SPR# 13 -0192
[ul"tagm
Page 2 of 16
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 CQA
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.
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 June 11, 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.
In accordance with the provisions of CQA, it was found that a previous
Environmental Impact Report certified by the Bakersfield City Council on August 15, 2007
in conjunction with GPA /ZA No. 03 -1544 is adequate for this proposal.
SPR# 13 -0192
Page 3 of 15
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 filing fee, and must be filed within 1
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: June 12, 2013
Sincerely,
cc: All Interested Agencies — For your records.
rmo
S: \BZA_SPR \Forms \spr_data \2013 spr\13- 0192,spr,ltr.doc
SP1Z# 13 -0192 Page 4 of 16
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 (NOI) 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.
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
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. Buildings or structures shall require installation of an automatic fire sprinkler
system where required by current California Building Code and City
ordinance.
7. The Building Division will calculate and collect the appropriate school district
impact fee at the time they issue a building permit.
SPRF,' 13 -0192
Page 5 of 16
8. Final Building plans shall show pedestrian access pathways or easements for
persons with disabilities from public rights -of -ways that connect to all
accessible buildings, facilities, elements, and spaces in accordance with the
California Building Code. These pedestrian access ways shall not be parallel
to vehicular lanes unless separated by curbs or railings.
9. Prior to granting occupancy, the Building Division will verify that a water
meter serving the development is in place. Therefore, it is recommended
that the developer contact the applicable water purveyor to inquire about
their process for obtaining water service for the development as soon as
passible. 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).
The minimum parking required for this project has been computed based on
use and shall be as follows:
Square Parking Required
Use Footage Ratio Pa. rk ng
General office 94,142 sq. ft. 1 space /250 sq. ft. 377 spaces
(Note: 411 parking spaces are shown on the proposed site p /an. By
ordinance, compact and tandem spaces cannot be counted toward
meeting minimum parking requirements. j
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
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 if they
negatively affect adjacent properties.
SPR2' 13 -0192
Page 6 of 16
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 - a final inspection r ; :r - expected thR
species plants will match the .- -. and be installed in the locations
consistent with the approved landscape plan. Changes made without prior
approval of the Planning staff may the removal and/or _. ♦ r. r. ' , y:l'
installed plant materials and delays obtaining building occupancy.)
6. Evidence is required that either your parcel (portion of APN 524- 050 -46) was
legally created, or if part of a larger parcel, what is planned for the
undeveloped portion. On the final plan, the entire legal lot must be shown.
7. The multi- purpose trail along the northern boundary of the site must be
installed in accordance with the approved design in the West Ming Specific
Plan across the entire legal lot. The final design and landscaping must be
included with the final building plans.
8. 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.)
9. Rooftop areas of commercial buildings (e.g., office, retail, restaurant,
assembly, hotel, hospital, church, school), and industrial buildings adjacent
to residentially zoned properties, shail be completely screened by parapets
or other finished architectural features constructed to a height of the highest
equipment, unfinished structural element or unfinished architectural feature
of the building.
?
W. 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.
1. 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).
12. The developer shall meet all regulations of the San 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
SPRY 13 -0192 Page 7 of 16
that are transported off -site; limit construction - related speed to 15 mph on all
unpaved areas /washing of construction vehicles before they enter public
streets to minimize carryout /track out; and cease grading and earth moving
during periods of high winds (20 mph or more).
13. 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.
Mitigation Measures from the EIR for GPA /ZC No. 03 -1544:
14. Prior to grading plan approval, the applicant shall demonstrate to the City of
Bakersfield and the San Joaquin Valley Air Pollution Control District that alb
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 GAMAQ €.
15. Prior to the approval of building permits, the applicant shall comply with
District Regulation II, specifically, the project will be subject to Best Available
Control Technology (BAC) in accordance with the District's New Source
Review (NSR) Rule. As a part of the District permitting process, any emissions
exceeding the District's offsetting thresholds would have to be offset back to
the thresholds on a stationary source by stationary source basis.
Accordingly, these NSR Offsets will reduce ROG net emissions by 22.92 tons
per year (from 90.97 tons per year to 68.05 tons per year) and reduce NOx
net emissions by 14.00 tons per year (from 33.20 tons per year to 19.20 tons
per year).
16. 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 fhe
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
PMio 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
SPR4 13 -0192 Page S of 16
agricultural emissions will be subtracted from the proposed project emissions
since they will phased out as the project is developed.
17. Prior to grading plan approval, the project applicant shall pay a Habitat
Mitigation Fee in accordance with Section 15.78.030 of the City of
Bakersfield Municipal Code and MBHCP.
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 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 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 least one ramp every 0.25 mile. Slope of ramps
shall be no steeper than I :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
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- status, 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.
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
SPRT 13 -0192 Page 9 of 16
evidence, such as dens, should be avoided and reported to the reviewing
agencies for resolution.
20. Prior to grading plan approval for the approximate 2,182 -acre site, the
project applicant shall comply with the following raptor nest mitigation:
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).
* 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 ISFWS. 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. Prior to grading plan approval within the project site, a qualified
archaeologist shall attempt to find evidence of the previously recorded sites.
® 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 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.
Following are the specific measures:
SPR# 13 -0192 Page 10 of 16
The archaeological monitor shall offend 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
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
Nat =oval 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 Son Joaquin Valley Information
Center for permanent archiving.
22. Prior to grading plan approval, the grading plans shall state that
paleontological monitoring shall take place during construction excavation
activities that result in excavations of six feet below ground surface or
greater within the project site. Following are the specific measures:
• Assign a paleontological monitor, trained and equipped to allow the
rapid removal of fossils with minimal construction delay, to the site full -
time during the interval of earth- disturbing activities.
• Should fossils be found within an area being cleared or graded, divert
earth - disturbing activities elsewhere until the monitor has completed
salvage. If construction personnel make the discovery, the grading
contractor should immediately divert construction and notify the monitor
of the find.
• Prepare, identify, and curate all recovered fossils for documentation in
the summary report and transfer to an appropriate depository.
• Submit a summary report to the City of Bakersfield. Transfer collected
specimens with copy of report to the repository.
23. 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.
24. 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
SPRY 13 -0192 Page 11 of 16
Department for review and approval. The BMPs could include soil stabilizers
and silt fencing as well as other measures.
25. 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.
26. 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.
27. 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
Swainson's hawk within 5 miles of the project site and a potential significant
impact could occur, additional CEQA documentation would be requirec
as outlined in Section 15162 of the CEQA Guidelines. This additional
environmental documentation may involve consultation with CDFG.
28. 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).
29. The applicant shall be required to implement a no construction buffer zone
of a minimum distance of 250 feet, unless a qualified biologist approved by
CDFG verities through non - invasive methods that either: 1) the birds have not
begun egg laying and incubation; or 2) that juveniles from the occupied
burrows are foraging independently and are capable of independent
survival, and that in the event burrowing owls are detected within the area
of ground disturbance, passive and /or active relocation efforts may be
undertaken subject to approval by CDFG and USFWS
30. The applicant shall consult with USFWS and CDFG, where applicable, prior to
any ground disturbance activities. This consultation is to ensure that the
findings in the EIR are still applicable and no new measures are required.
However, if new information is found that identifies a potential significant
impact, additional CEQA documentation would be required as outlined in
SPR= 13 -0192 Page 12 of 15
Section 15162 of the State CEQA Guidelines. This additional CEQA
documentation may involve obtaining a USFWS 10(a)1 (b) incidental Take
Permit and/or a State Incidental Take Permit pursuant to Section 2181 (b) of
the Fish and Game Code.
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 with red curbing when curbing is
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.
C. All fires rinkler and/or stand pip s stems fire alarms and commercial
hoodsystems. 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.
4. The developer shall submit two (2) sets of plans for permits and approvals
from the Fire Department for fuel tanks or related facilities before they are
installed on the site. Please contact the Prevention Services Division at 661 -
326-3979 for further information.
Miti ation Measures from the EIR for GPA ZC No. 03 -1544:
5. The Pipeline Development Policy of the City of Bakersfield Fire Department is
as follows:
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;
SP.R# 13- 0192 Page 13 of ' 16
No structure may be within 40 f=eet 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.
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.
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.
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.
The developer shall construct curbs, gutters, cross gutters, 5 -foot 6 -inch wide
sidewalks, and street /alley paving along the entire legal lot frontage of
Bolthouse Drive and Nora Place according to adopted city standards and
the West Ming Specific Plan. 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 Bolthouse Drive as shown by
staff on the returned site plan. The developer shall be responsible for
,SPRY 13 -0192 Page 14 of 16
providing the labor and materials necessary to energize all newly installed
sfreetlighfs 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.
3. The developer shall install new connections) 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.
4. 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 11 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.
5. 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.
6. Before any building or site can be occupied, the developer must reconstruct
or repair substandard off -site street improvements that front the site to
adopted city standards as directed by the City Engineer. Please call the
Construction Superintendent at 661- 326 -3049 to schedule a site inspection to
find out what improvements may be required.
A street permit from the Public Works Department shall be obtained before
any work can be done within the public right -of -way (streets, alleys,
easements). Please include a copy of this site plan review decision to the
department at the time you apply for this permit.
8. A sewer connection fee shall be paid at the time a building permit is issued.
We will base this fee at the rate in effect at the time a building permit is
issued.
9. A transportation impact fee for regional facilities shall be paid at the time a
building permit is issued, or if no building permit is required, before
occupancy of the building or site. This fee will be based at the rate in effect
at the time the building permit is issued. The Public Works Department will
calculate an estimate of the total fee when you submit construction plans
for the project.
10. The developer shall 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 Behl at 661- 326 -3576.
SPR 13 -0191
Page 15 of 16
11, 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).
12. 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.
13. 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.
Mificiation Measures from the EIR for GPA ZC No. 03 -1544,
14. 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 SW PPP 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.
15. 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 Plan No. 3 as well
as contribute to the cost to increase the capacity of the treatment plant.
Street return type approaches, if used, shall have 20 -foot minimum radius
returns with 49' -7" and 35' throat widths. 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
(90°) 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
stall size is 9 feet x 18 feet).
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You must contact the staff person noted above before building ermits can
be issued or work begins on the 1?roRerty to establish the level and type of
service necessary for the collection of refuse and/or recycled materials.
Collection locations must provide enough containment area for the refuse
SPRr' 13 -0192 Page 16 of 16
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 1 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 #fST25 A and B), of
the size checked below 0. 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 enclosure(s).
* 6' deep x 8' wide (1 bin) 11 S' deep x 15' wide (3 bins)
8' deep x 10' wide (2 bins) Q 8' deep x 20' wide (4 bins)
N ®Tr: All rr�easurer eats above ore curb -t® -sorb 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. Show on the final building plans one 8 -foot by 10 -foot (inside dimension)
recycling bin location.
4. Show on the final building plans one compactor roll -off bin location. Please
contact staff for additional information on compactor requirements and
placement.
5. 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.
6. 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.
7. Facilities that participate in recycling operations must provide a location that
is separate from the refuse containment area.
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