ADMINISTRATIVE REPORT
MEETING DATE: December 17, 2025 AGENDA CATEGORY: Consent - Ordinances TO: Honorable Mayor and City Council
FROM: Phillip Burns, Development Services Director
DATE: December 17, 2025
SUBJECT: First reading of Zone Change No. 2 5- 0001 and adoption of its proposed mitigated negative declaration.
McIntosh & Associates, representing Camino Media Properties, LLC, is proposing a Zone Change on 11.22 acres generally located at 9700 Camino Media. The request includes:
1. Resolution adopting a Mitigated Negative Declaration pursuant to the California Environmental Quality Act (CEQA).
2. First Reading of an ordinance amending Title 17 of the Bakersfield Municipal Code by changing the official zoning classification from R-2/PUD (Small Lot Single-Unit Dwelling/Planned Unit Development) to R-4 (High Density Multi-Unit Dwelling) zone. (Ward 5)
RECOMMENDATION:
Staff recommends approval of the resolution and first reading of the ordinance.
BACKGROUND:
The project is a request to change the zone classification from R -2/PUD (Small Lot Single -Unit Dwelling/Planned Unit Development) to R-4 (High Density Multi-Unit Dwelling) on 11.22 acres located at 9700 Camino Media.
Project Summary
The proposed zone change from R-2/PUD to R-4 is intended to facilitate future development of a multiple- family residential complex, where the proposed zone change would allow for up to 191 multi-family units.
However, staff notes that no site development plans have been submitted for formal review. A conceptual site has been provided.
If the zone change is successfully approved amending the zone from R-2 to R-4, the upzone would have an increase in residential density. R esidential density for R-2 zoned parcels ranges between 6.1 to 13 dwelling units per net acre and the R -4 zone density range is between 20.1 to 30 dwelling units per net acre. For example, on the 11.22-acre parcel, 68 dwelling units would be allowed under the R-2 zoning and a maximum of 221 dwelling units under the R -4 zoning. The applicant submitted a conceptual site plan depicting 191 multi-family dwelling units. However, since no site development plans have been submitted for a formal review, the number of dwelling units will be determined at that time using net acreage.
Amending the zone from R-2/PUD to R-4 would also remove the Planned Unit Development (PUD) overlay zone from the parcels. Removing the PUD overlay zone will streamline the permitting process by eliminating the discretionary review process that would be considered before the Planning Commission and replace with the ministerial site plan review process consistent with the newly adopted 6 th Cycle Housing Element 2023-2031.
Site History
March 10, 2022 - The Bakersfield City Council adopts a Mitigated Negative Declaration and approves a change in land use designation from OC (Office Commercial ) to HMR (High Medium Density Residential) Resolutions 056-2022 and 057-2022).
April 20, 2022 - The Bakersfield City Council approves zone change from C -O (professional and Administrative Office) to R -2/PUD (Limited Multiple Family Dwelling/Planned Unit Development) (Ordinance 5081).
October 16, 2025 – The Bak ersfield Planning Commission unanimously approved the mitigated negative declaration and zone from R -2/PUD (Small Lot Single -Unit Dwelling/Planned Unit Development) to R-4 (High Density Multi-Unit Dwelling) (Res. Nos. 53-25 and 54-25).
Environmental Review and Determination
In accordance with the California Environmental Quality Act (“CEQA”), Staff prepared an initial study to review the potential environmental impacts of the project. The Initial Study was based on project-specific analysis and technical studies: Air Quality Assessment; Biological Resources Study; Phase I Cultural Resource Survey; and Traffic study with Vehicle Miles Traveled Analysis.
The Initial Study determined that compliance with recommended mitigation measures, local ordinances, state laws, and construction to the standards of the Uniform Building Codes will reduce impacts to a less- than- significant level. Therefore, a Mitigated Negative Declaration (“MND”) was prepared for this project and was circulated for a 30 -day public and agency review period from July 21, 2025, to August 21, 2025 (SCH No. 2025070683) in accordance with CEQA.
Comments Received. As of this writing, one comment was received in response to the Initial Study from the Environmental Protection Agency (EPA’s) Department of Toxic Subs tances Control. However, the comment focused on best practices rather than opposing the project.
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 the Planning Commis sion’s 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 considered by Planning Commission on October 16, 2025. The Commission unanimously approved the Mitigated Negative Declaration and voted to in favor of the zone change from R-2/PUD (Small Lot Single-Unit Dwelling/Planned Unit Development) to R-4 (High Density Multi- Unit Dwelling ) and recommend the same to City Council . The Planning Commission’s findings are contained in Resolution Nos. 53-25 and 54-25.
CONCLUSIONS:
The proposal is consistent with land use goals and policies as contained in the General Plan. The project accommodates development that captures the economic demands of the marketplace, helps to provide a full mix of uses to support the population, compliments existing land uses, and allows for a variety of residential type uses. The project would provide for higher density residential development that includes on-site recreational amenities. It is the intent of this zone to provide a livable, walkable, and sustainable residential environment that ensures compatibility with surrounding lower-density single-unit and multi- unit dwellings and neighborhood commerce.
The project has been found to be consistent with General Plan policies and City Zoning Ordinance requirements. Therefore, City staff and the Planning Commission recommend that the City Council approve Zone Change No. 25-0001 and adopt the Mitigated Negative Declaration.
FISCAL IMPACT:
The Developer has paid fees associated with this action to change zoning and those fee’s mostly cover the cost of the services rendered. Therefore, no impact on the City General Fund.
COUNCIL GOAL:
Community Character & Quality of Life
ATTACHMENTS:
1. Resolution adopting the mitigated negative declaration
2. Ordinance
3. Attachment A: Map Set
a. GPA/ZC Aerial
b. GPA/ZC Zone Classification
c. GPA/ZC General Plan Designation
4. Attachment B: Mitigated Negative Declaration with Attachments
5. Attachment C: Planning Commission Resolutions
a. Res No. 54-25: Adopt MND with Attachments
b. Res. No. 53-25: Approve ZC with Attachments
6. Attachment D: Planning Commission Staff Report