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CITY OF BAKERSFIELD
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: July 17, 2025 AGENDA CATEGORY: 5.c.
TO: Chair Strickland and Members of the Planning Commission FROM: Jennie Eng, Assistant Planning Director J. Eng
DATE: July 11, 2025
FILE: Vesting Tentative Tract Map 7450 (Phased) (Ward 4) STAFF PLANNER: Noeli Topete, Associate Planner
REQUEST: A proposed vesting tentative tract map for 176 residential lots and 5 public landscape lots on
32.66 acres, zoned R -2 (Small Lot Single -Unit Dwelling ), including a request to waive mineral rights signatures pursuant to BMC 16.20.060 A.1 (Ward 4).
APPLICANT: OWNER:
McIntosh & Associates Opal Land Company Co-Ownership Interests, 10800 Stockdale Hwy Suite 103 LLC & BGM, LLC & 7-G’s Investment Group, LLC Bakersfield CA 93311 10000 Stockdale Hwy
Bakersfield, CA 93311
LOCATION: Southwest corner of Olive Drive and Rosedale Ranch Parkway in northwest Bakersfield.
APN: 529-011-33 and 529-011-34
PROJECT SIZE: 32.66 acres CEQA: Section 15162 (MND)
EXISTING GENERAL PLAN DESIGNATION: LR (Low Density Residential) EXISTING ZONE CLASSIFICATION: R-2 (Small Lot Single-Unit Dwelling) STAFF RECOMMENDATION:
Adopt Resolution and suggested findings APPROVING Vesting Tentative Tract Map 7450 with conditions.
SITE CHARACTERISTICS: The project site is agricultural land. Surrounding properties are primarily developed as: north – RRID Main Canal; east - agriculture; south - agriculture; and west - agriculture.
BACKGROUND AND TIMELINE:
• January 13, 2010 – City Council approved the pre -zoning of property within the sphere of influence boundary (ZC No. 09-0591). The project site was prezoned to R -1 (Single-Unit Dwelling) (Ordinance 4611).
VTTM 7450
• March 15, 2011 - The project site was annexed into the City as part of the Kratzmeyer Ranch annexation (Annexation No. 625).
• April 24, 2024 – City Council approved a Zone Change to change the zoning of 988 acres in various properties throughout the City from various zoning classifications to MX-1 (Mixed -Use Neighborhood), MX-2 (Mixed-Use Transit), R-2 (Small Lot Single-Unit Dwelling), R-3 (Medium Density Multi-unit Dwelling), R -4 (High- Density Multi -Unit Dwelling), R -4-HD (High- Density Multi -Unit Dwelling – Hillside Development Overlay), and R-5 (Very-High Density Multi-Unit Dwelling) (ZC No. 24- 0055; Ordinance No. 5176). The zoning classification of the project site changed from R-1 (One-Family Dwelling) to R-2 (Small-Lot Single Unit Dwelling).
• November 20, 2024 – The application for Vesting Tentative Tract Map 7450 (Phased) was deemed complete.
• January 16, 202 5 – Vesting Tentative Tract Map 7450 (Phased) was scheduled for Planning Commission consideration. Subsequent to setting the project for consideration, staff requested VTTM 7450 (Phased) be referred back for readvertising and public notification. • February 20, 2025 – Vesting Tentative Tract Map 7450 (Phased) was scheduled for Planning Commission consideration. Staff received correspondence from Gordan Nipp on behalf of the Sierra Club and Carol Bender. Staff requested VTTM 7450 (Phased) be referred back to address comments and for further environmental evaluation.
PROJECT ANALYSIS:
The proposed vesting tentative tract subdivision consists of 176 residential lots and 5 public landscape lots on 32.66 acres. The residential lots range in size from 4,500 square feet (s.f.) to 12, 657 s.f. , and the typical lot size is approximately 50 feet wide by 100 feet deep (5,000 square feet). The net density is 5.86 units per net acre which is consistent with the LR designation of the project site of less than or equal to
7.26 dwelling units per net acre.
Circulation. Access to this subdivision would be from Rosedale Ranch Parkway ( future collector) on the subdivision's east boundary and from Reina Road (collector) on the south.
Park Land In- Lieu Fees/Dedication. North of the River provides park and recreational services to the project site. The nearest existing NOR park is Austin Creek Park located approximately 0.6 miles south of the project site. The subdivider shall dedicate land based on the dedication requirement of 2.5 acres per 1,000 population. In addition, the subdivider shall enter into an agreement with NOR (Condition 14).
Mineral Rights. The applicant is requesting the Planning Commission approve waiver of mineral rights signatures on the final map pursuant to BMC 16.20.060 A.1 as the party’s right of surface entry has been waived by recorded document prior to recordation of any final map. Staff has received evidence of surface waiver; therefore, the final map shall have a statement indicating the mineral owner’s name and nature of his or her interest. Nonetheless, should ownership change, staff is recommending a condition of approval requiring that prior to recordation of the first final map, the subdivider shall provide evidence verifying surface waiver from mineral interests otherwise the subdivider must return for a public hearing for a revised tentative map before the P lanning Commission in accordance with BMC Section 16.20.060.
Staff recommends the Planning Commission approve waiver of these signatures on the final map, subject to the condition.
VTTM 7450
The applicant submitted a letter stating that the California Department of Conservation’s Division of Geologic Energy Management (CalGEM) stated that the project site is beyond their administrative boundaries of any oil or gas fields. There are no known wells on the property and no known active operators of record. If a well is uncovered, the subdivider must consult with CalGEM regarding proper abandonment of the well, in accordance with the municipal code (Condition 22).
ENVIRONMENTAL REVIEW AND DETERMINATION:
Based upon an initial study, Staff determined the proposed project, with mitigation, would not have a significant effect on the environment. Therefore, a Mitigated Negative Declaration (“MND”) was prepared for this project in accordance with the California Environmental Quality Act (“CEQA” ). The MND was circulated for public and agency review from June 10, 2025 to July 10, 2025. The following special studies were submitted: biological resources, cultural resources, traffic, and air quality analysis.
Comments Received. Staff received two letters regarding the proposed MND from the Department of Toxic Substances Control (DTSC) and San Joaquin Valley Air Pollution Control District (SJVAPCD).
The DTSC (Letter dated June 18, 2025) submitted comments requesting:
1. DTSC recommends assessing the site for historical agricultural contaminants such as pesticides, arsenic, and hydrocarbons, especially in areas like storage zones and outbuildings, and requires remediation if contaminant levels exceed health-based thresholds.
2. All imported soil or fill must be tested and documented to ensure it is free of harmful substances and suitable for residential use, in accordance with DTSC guidance.
Responses to the DTSC comments:
Staff has reviewed the DTSC comment letter and incorporated the recommended measures into the MND as mitigation measures HAZ-1 and HAZ-2.
The SJVAPCD (Letter dated July 9, 2025) submitted comments requesting:
1. The use of the cleanest available off- road construction equipment to reduce diesel exhaust emissions during construction activities.
2. Consideration of vegetative barriers and urban greening to reduce air pollution exposure for nearby residential units, using drought-tolerant, low-maintenance greenery.
3. Promotion of electric lawn and garden equipment use by future residents and consideration of the District’s Clean Green Yard Machines (CGYM) incentive programs.
4. Compliance with applicable District rules and regulations, such as rules 2010, 2201,9510, 4601, 4901, 4102, 4641, and 8021.
5. That the project proponent be provided a copy of the District’s comment letter for awareness and compliance purposes.
Responses to the SJVAPCD comments:
Staff has reviewed the SJVAPCD comment letter and has transmitted it to the project applicant. Comments 1 through 3 provide recommendations rather than identify specific environmental impacts; therefore, these measures will be forwarded to the applicant fo r consideration but will not be incorporated as mitigation. In response to Comment 4, the applicant is required to comply with all applicable SJVAPCD rules and regulations; as such, these requirements are regulatory in nature and do not necessitate inclusion as mitigation measures. Regarding Comment 5, the comment letter has been provided to the applicant as requested.
VTTM 7450
Environmental Conclusion. The State CEQA Guidelines and the City of Bakersfield’s CEQA Implementation Procedures have been followed in the evaluation of the environmental effects of this project. With mitigation, environmental impacts for the proposed project have been reduced to less than significant.
PUBLIC NOTIFICATION:
Public notice for the proposed project and environmental determination was advertised in The Bakersfield Californian and posted on the bulletin board in the City of Bakersfield Development Services Building, 1715 Chester Avenue, Bakersfield, California. All property owners within 300 feet of the project site were notified by United States Postal Service mail regarding this public hearing in accordance with city ordinance and state law. Signs are required as part of the public notification process and must be posted between 20 to 60 days before the public hearing date. Photographs of the posted signage and the Declaration of Posting Public Hearing Notice signed by the applicant are on file at the Planning Division.
Comments Received. Following the distribution of the February 20, 2025 Planning Commission staff report for VTTM 7450 (Phased), staff received correspondence from Gordon Nipp (on behalf of the Sierra Club) and Carol Bender. The project was referred back to address comments and for further environmental evaluation. An MND was prepared to address the comments.
Comments submitted by Gordon Nip , Sierra Club, were evaluated and addressed within the Air Quality, Biological Resources, and Greenhouse Gas Emissions sections of the MND. To support the analysis, an Air Quality and Greenhouse Gas Impact Memorandum and a Biological Clearance Survey Report were prepared. The findings and recommendations from these technical studies informed the environmental conclusions and resulted in the incorporation of mitigation measures BIO -1 through BIO -9 and GHG -1 through GHG-4 into the MND.
Comments submitted by Carol Bender were addressed in the Land Use and Planning, Population and Housing, Public Services, and Utilities and Service Systems sections. Based on the analysis, no mitigation measures were determined to be necessary for these resource areas of the MND.
As of this writing, no further written public comments have been received.
CONCLUSIONS:
Consistency with General Plan and Zoning Ordinance . The applicant has requested approval of VTTM 7450 (Phased) to subdivide 32.66 acres into 176 residential lots and 5 public landscape lots ranging in size from 4,500 s.f. to 12,657 s.f., on property designated LR in a R -2 zone. The purpose of this request is to facilitate future residential development.. The proposal is consistent with land use goals and policies as contained in the General Plan, which encourages continuity of existing development and allows incremental expansion of infrastructure. Additionally, the proposed project is consistent with the Zoning Ordinance and any future development onsite will also be required to comply w ith all applicable regulations and design standards as identified in the Zoning Ordinance.
Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the proposal is compatible with the existing land use designation and land uses in the surrounding area. Staff finds the proposed subdivision is reasonable and the request to waive mineral rights is consistent with BMC Section 16.20.060 A.1. Based on information in the record, Staff recommends your Commission adopt the Resolution and findings APPROVING Vesting Tentative Tract Map 7450 (Phased) as outlined in this staff report subject to the recommended conditions.
ATTACHMENTS:
Map Set
VTTM 7450
• Aerial
• Zone Classification
• General Plan Designation
• Vesting Tentative Tract Map 7450 (Phased)
Mitigated Negative Declaration
Correspondence
Planning Commission Draft Resolution