ADMINISTRATIVE REPORT
MEETING DATE: October 22, 2025 AGENDA CATEGORY: Hearings TO: Honorable Mayor and City Council
FROM: Phillip Burns, Development Services Director
DATE: October 6, 2025
SUBJECT: Public Appeal Hearing to consider Planning Commission’s Approval of Conditional Use Permit 24 -0010 and it proposed notice of exemption from California Environmental Quality Act (CEQA).
PDA, Inc, representing Upscale Union LLC, requested a conditional use permit to allow a banquet venue (B.M.C. 17.24.040.A.6) in the C-2 (Regional Commercial) zone located at 2930 Union Avenue. (Ward 3)
Consideration of a Resolution adopting Planning Commission’s approval of Conditional Use Permit 24-0010 and its proposed notice of exemption from California Environmental Quality Act (CEQA).
The owner of 2930 Union Avenue submitted an appeal to Planning Commission's condition that limits the operating hours from 8am-12am to 8am-10pm.
RECOMMENDATION:
Staff recommends denying the appeal and upholding the Planning Commission’s decision to approve Conditional Use Permit No. 24-0100 and adoption of the notice of exemption from CEQA.
Project Summary
PDA, Inc submitted an application requesting a conditional use permit to convert a former Auto repair shop into a banquet hall. The project site encompasses approximately 0.26 acres and is located at the northeast corner of Union Avenue and Quincy Street. The property contains a one -story, 9,578 -square-foot commercial building which has been vacant and non -operational for more than 12 months. Surrounding uses include commercial buildings to the north, west, and south, with single -family residences located to the east. The nearest comparable event facility is “The Hideaway,” situated approximately 250 feet north at the corner of Union Avenue and Flower Street.
Of the total building area, 3,565 square feet will be designated for use as a banquet venue, while the remaining 6,013 square feet will serve as storage for tables, chairs, and decorative furnishings dedicated exclusively to this site and intended solely for scheduled events. The storage area will not be accessible to the public or patrons, will not house employees, and will not gener ate any additional parking demand beyond what is required for the banquet space. The application has completed its process through the site plan review. Currently, the site does not contain landscaping; however, new landscaping will be installed in compliance with Bakersfield Municipal Code (BMC) Section 17.61.
Environmental Review and Determination
This project has been found to be exempt from the provisions of the California Environmental Quality Act (CEQA) and the City of Bakersfield’s CEQA Implementat ion Procedures in accordance with Section 15332 (Class 32: Infill). This exemption includes projects that are listed below. A Notice of Exemption has been prepared.
Consistent with the applicable general plan designation and all applicable general plan po licies as well as with applicable zoning designation and regulations; Within city limits on a project site of no more than five acres substantially surrounded by urban uses;
Have no value as habitat for endangered, rare or threatened species; Would not result in any significant effects relating to traffic, noise, air quality, or water quality; Adequately served by all required utilities and public services.
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 Unit ed States Postal Service mail regarding this public hearing in accordance with city ordinance and state law. Additionally, a public hearing notice was issued via email to all interested parties that submitted written comments.
Planning Commission Action
The project was reviewed by the Planning Commission on August 21, 2025. Three residents attended the hearing in opposition to the proposal, while Jeremy Manning, representative of PDA Architects, appeared on behalf of the applicant. The property owner was not present. Although originally scheduled as a consent agenda item, the project was pulled for public comment.
Following testimony from both supporters and opponents, the Planning Commission voted unanimously to approve the project, subject to a condition modifying the hours of operation from 8:00 a.m.–12:00 a.m. to 8:00 a.m.–10:00 p.m. The Commission’s findings are documented in Resolution No. 44-25.
On August 29, 2025, the owner of Upscale Union LLC filed an appeal of the Planning Commission’s decision, specifically challenging the new condition regarding hours of operation. The appeal argues that most events are scheduled to begin between 8:00 p.m. and 9:00 p.m., and that the revised condition would therefore limit events to one or two hours (Condition No. II.3.b).
City Council Options
City Council has the following options regarding this appeal request:
Deny the Appeal. If the City Council were to deny the appeal, the hours of operation would be set for 8am -10pm. The applicant would have exhausted all appeals, and further processing of this application would be closed.
Uphold the Appeal. If the City Council were to uphold the appeal, the hours of operation would be set for 8am-12am.
FISCAL IMPACT:
The action to deny the appeal and uphold Planning Commission Action, will not have an adverse impact on the General Fund. If this site develops to its full land use economic potential it will have a positive impact on generating revenue for the City General Fund.
COUNCIL GOAL:
Community Character & Quality of Life
ATTACHMENTS:
1. Resolution to deny the appeal
2. Map Set
• Aerial
• Zone Classification
• General Plan Designation
• Development Plans
3. Planning Commission Resolution
4. Planning Commission Staff Report
5. Appeal Letter from Upscale Union LLC, August 28, 2025