AK S:\03_Advance Planning\01_GPAs\01_Active\2024\24-0040_8910 Ashe Rd\01_Hearing Documents & Noticing Documents\PC 3.5.2026
CITY OF BAKERSFIELD
PLANNING COMMISSION
STAFF REPORT
MEETING DATE: March 5, 2026 AGENDA CATEGORY: 5.d.
TO: Chair and Members of the Planning Commission
FROM: Jennie Eng, Assistant Planning Director J.Eng
DATE: February 27, 2026
FILE: General Plan Amendment and Zone Change 24-0040 [Document Description] STAFF PLANNER: Yazid Alawgarey, Assistant Planner
REQUEST: (1) General Plan Amendment to change land use designation from LR (Low Density Residential) to GC (General Commercial); and (2) Zone Change to amend the zone classification from R-1 (Single-Unit Dwelling) to C -2/PCD (Regional Commercial/Planned Commercial Development) on approximately 5.39 acres.
APPLICANT: McIntosh & Associates OWNER: Kern Land Partners LLC Julie Green 9201 Camino Media, Suite 120
10800 Stockdale Hwy, Suite 103 Bakersfield, CA 93311
Bakersfield, CA 93301
LOCATION: Southeast corner of Ashe Road and McKee Road
APN: 532-050-09
PROJECT SIZE: 5.39 Acres CEQA: Mitigated Negative Declaration
STAFF RECOMMENDATION:
(1) Adopt Resolution Adopting Mitigated Negative Declaration pursuant to Section 15074 of the California Environmental Quality Act; (2) adopt Resolution APPROVING general plan amendment to change the land use designation from LR to GC; and (3) adopt Resolu tion APPROVING amending the zone classification from R-1 to C-2/PCD and recommend the same to City Council.
EXISTING GENERAL PLAN DESIGNATION: LR (Low Density Residential)
EXISTING ZONE CLASSIFICATION: R-1 (Single-Unit Dwelling)
File No. GPA/ZC 24-60000040
SITE CHARACTERISTICS: The project site is currently undeveloped vacant land. The properties to the south and east of the project site are zoned R-1 and developed with single-family homes, while the parcel to the north is zoned A (Agricultural) and is vacant and undeveloped and the area west of the project site is zoned RE (Recreation) and utilized as the Kaiser Permanente Sports Village Soccer Complex.
BACKGROUND AND TIMELINE:
• January 28, 1998 – The project site was pre- zoned R-1 (single-family dwelling unit) as a part of a larger area pre-zoning (Ordinance 3819).
• March 8, 2006 - The project site was pre-zoned R-1 (single-family dwelling unit) as a part of a larger pre-zoning area prior to annexation into the City (Ordinance 4331).
• July 17, 2006 - The project site was annexed into the City of Bakersfield as part of a larger annexation (Annexation 477 – Ashe Road No. 3).
PROJECT ANALYSIS:
General Plan Amendment/Zone Change (“GPA/ZC”). The proposed request is a General Plan Amendment to change the land use designation from LR (Low Density Residential) to (GC) General Commercial) and a Zone Change to amend the existing zone from R -1 (Single-Unit Dwelling) to C -2/PCD ( Regional Commercial/ Planned Commercial Development) on approximately 5.39 acres.
The request is intended to address the constraint that new residential development cannot occur on the project site due to its close proximity to a wastewater treatment facility due to odor concerns. City policy does not permit new residential development within one-quarter mile radius of a sewage facility which the project site is within a one-quarter mile of the City of Bakersfield Sewage Facility No. 3 located at the southwest corner of Ashe Road and McCutchen Road in southwest Bakersfield.
In addition, the existing residential zoned parcel is not included within the City of Bakersfield 6 th Cycle
Housing Element Vacant Land Inventory and is therefore, not subject to the No -Net-Loss state mandate which would require the City of Bakersfield to retain the residential zoned parcel for potential future housing. Since this parcel is not listed in the vacant land inventory the City continues to ensure that residential development opportunities remain available even with the conversion of the existin g residential zone parcel to a commercial zone. The remaining sites that are identified in the City’s Housing Element sites inventory can accommodate the City’s Regional Housing Needs Assessment (RHNA).
No formal plans have been submitted, with the exception of preliminary conceptual plans for development of a 5,000 square -feet convenience store with maximum sixteen gasoline pumps and a 90,500 square -feet mini- storage. All future developments will be analyzed for municipal and CEQA compliance. If the zone change is approved to C -2/PCD as requested, the development plans would be processed through an application for site plan review. The project will be reviewed by the Site Plan Review (SPR) Committee, f or compliance with City development standards. The development plans would be processed and the Planning Commission would consider the plans at a regularly scheduled meeting.
File No. GPA/ZC 24-60000040
COMMERCIAL DEVELOPMENT
Regional Commercial (C -2)/Planned Commercial Development (PCD) Zone. If the C -2/PCD combining zone change is approved, the purpose of the PCD zone is to allow for innovative design and diversification in the relationship of various uses, buildings, structures, lot sizes and open spaces while ensuring compliance with the ge neral plan and the intent of the municipal code. In addition, the development would provide adequate improvements and standards necessary to satisfy the requirements of the public health, safety, and general welfare. This zone is not to be used to restrict commercial development or to compromise other zoning districts that may be more appropriate for a site. Instead, it enables a developer to obtain approval of a specific, detailed plan for a commercial development which ensures that the uniqueness of the project design being proposed is preserved. Standards shall be observed without unduly inhibiting the advantages of modern site planning techniques and innovative planning of commercial and professional office neighborhoods. Land may be classified as being solely within a PCD zone (exclusive zone), or the PCD zone may be used as a combination zone in a C-O, C-1, C-2, or CC zone. In this instance, the land will be classified as a combinin g zone in a C-2 zone to assign a base zone defining the allowable uses and ensure future site development will be compatible with surrounding development and/or to recognize unique site characteristics.
As such under the PCD zone, your Commission has the authority to require design standards, regulations, limitations, and restrictions which are designed to protect and maintain property values and provide or protect community amenities that would foster and maintain the health, safety, and general welfare of the community. These may include but are not limited to, categories specified in Section 17.54.060 (PCD Latitude of Regulations). Generally, the standards are related to topics such as: construction of fences and walls, structure height, distance between buildings, parking ratios, open space, architectural design of buildings and structures, and any additional improvements and dedications reasonably necessary to fulfill public needs for the general health, safety and welfare of the neighborhood and City.
RESIDENTIAL PARCEL CONVERTED TO COMMERCIAL USES
As previously stated, the project site is characterized as being located within one- quarter mile of a wastewater facility and is also not listed within the Housing Element Vacant Land Inventory. Therefore, the conversion from residential zoning to a comme rcial zone will not create a burden on the limited housing resources facing the city of Bakersfield as is throughout the state of California.
Regional Housing Needs Assessment. The Regional Housing Needs Assessment (RHNA) is a process mandated by California State Law that requires jurisdictions to plan for new housing to accommodate projected growth. The RHNA assigns the number of housing units that the California State Housing and Community Development Agency (HCD) determines is necessary to build in an eight -year cycle for each jurisdiction, organized by affordability level.
Vacant Sites Inventory
HCD recognizes the scarcity of land with adequately zoned capacity is a significant contributor to increased housing development costs. Consequently, a lack of adequately zoned sites exacerbates the already significant deficit of housing. Therefore, a Ge neral Plan’s Housing Element provides the necessary conditions for conserving, preserving, and producing an adequate supply of housing affordable at a variety of income levels.
File No. GPA/ZC 24-60000040
To comply with California law, a vacant sites inventory was conducted by the City of Bakersfield to identify and analyze specific land (sites) that is available and suitable for residential development. The inventory is used to determine the capacity for B akersfield to accommodate residential development aligned with the City’s RHNA. The project site is not listed on the Vacant Sites Inventory.
ENVIRONMENTAL REVIEW AND DETERMINATION:
Staff prepared an initial study to review the potential environmental impacts of the proposed project. 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 in accordance with CEQA. The MND was circulated for a 30 -day public and agency review period from December 1, 2025 to December 30, 2025 (SCH No. 22025111041).
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. Significant environmental impacts beyond those identified in the EIR were not identified within staff analysis.
Comments Received. As of this writing, two comment letters have been received in response to the Initial Study. One was submitted by the California Department of Conservation and provides guidance on best practices should an undiscovered well be encountered on the project site. The second letter was submitted by an adjacent resident concerning land use compat ibility, neighborhood safety, and the protection of nearby residential and recreational uses.
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 Hall North Building, 1 600 Truxtun 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.
Comments Received. As of this writing, no written comments have been received in response to the notice of public hearing.
Tribal Consultation. In accordance with Senate Bill (SB) 18, a letter was sent by staff on October 1, 2025, to inform the American Indian Tribes about the proposed project and its site location. This notification marks the initiation of the 90 -day consultation period mandated by SB 18. At present, no request for tribal consultation has been received.
COMPATIBILITY ANALYSIS:
Compatibility with Land Use Element. Staff has reviewed the proposal for compatibility with the applicable goals and policies contained within the Metropolitan Bakersfield General Plan Land Use Element and finds the following:
• Goal 1: Accommodate new development which captures the economic demands generated by the marketplace and establishes Bakersfield’s role as the capital of the southern San Joaquin Valley.
The project is new commercial development that captures the current commercial marketplace within the southern San Joaquin Valley by providing commercial development.
File No. GPA/ZC 24-60000040
• Goal 2: Accommodate new development which provides a full mix of uses to support its population.
The project is consistent with this goal because the property owner determined the market is driving a need for commercial within the project area.
• Goal 4: Accommodate new development which channels land uses in a phased, orderly manner and is coordinated with the provision of infrastructure and public improvements.
The necessary infrastructure and public improvements are available to accommodate commercial developments or, if the project is approved, will be developed through the fair -share payment of impacts fees by the property owner. Therefore, the project is consistent with this goal.
CONCLUSIONS:
Consistency with Surrounding Development. The project would provide for an expansion of existing commercial uses in the area. Additionally, since residential development is prohibited due to its proximity to the wastewater treatment plant, an alternative use is required for the project site.
Consistency with General Plan/Zoning Ordinance. The proposal is consistent with land use goals and policies as contained in the General Plan related to commercial development, as noted above. Any future development proposed on the project site will be requ ired to undergo a Site Plan Review, ensuring consistency with City Development standards as put forth in the Zoning Ordinance.
Recommendation. Staff finds that the applicable provisions of CEQA have been complied with, and the proposal is compatible with the surrounding area, land use designation, and zoning ordinance.
Therefore, staff recommends your Commission: (1) Adopt Resolution ADOPTING a Mitigated Negative Declaration pursuant to the California Environmental Quality Act; (2) adopt Resolution APPROVING general plan amendment to change the land use designation from LR to GC; and (3) adopt Resolution APPROVING change in zone classification from R-1 to C-2/PCD and recommend the same to City Council.
ATTACHMENTS:
Attachment A: Map Set
• GPA/ZC Aerial
• GPA/ZC Zone Classification
• GPA/ZC General Plan Designation
Attachment B: Mitigated Negative Declaration with Attachments Attachment C: Public Comments
Attachment D: Waster Water Treatment Plant #3 Buffer Map Attachment E: Planning Commission Draft Resolutions
• Adopt MND with Attachments
• Approve GPA with Attachments
• Approve ZC with Attachments