Supervisors signed off on a reshuffle of where homes and commercial space can go inside the 8,010-acre plan, ahead of the subdivision mapping Tejon Ranch expects to start next to its Commerce Center.
Grapevine at Tejon Ranch is Tejon Ranch Co.’s entitled 12,000-home master-planned community on about 8,010 acres along Interstate 5 in unincorporated Kern County, California. On Sept. 29, 2026, the Kern County Board of Supervisors approved a plan amendment that reallocates development maximums among six sub-areas and updates the Sub Area 6a road network. The county reviewed it under an addendum to the existing Grapevine EIR.
Key takeaways
- The Kern County Board of Supervisors approved the Grapevine Specific and Community Plan amendment on Sept. 29, 2026, and the State Clearinghouse posted the county’s Notice of Determination on Oct. 1, 2026.
- The amendment reallocates development maximums among six sub-areas of the plan approved in 2019 for 12,000 homes. The county reviewed it under an addendum to the Grapevine EIR rather than a new EIR.
- The Kern County Planning Commission hearing was listed for Aug. 27, 2026, and the Board of Supervisors took the item up on the Sept. 29 consent agenda.
- Tejon Ranch expects subdivision mapping in its first focus area, the 620-acre Planning Area 6A next to Tejon Ranch Commerce Center, to run from 2026 to 2028.
- A regional brokerage report put Bakersfield industrial vacancy at 9.55% in Q2 2026, with 1,489,196 square feet of net absorption over 12 months.
Grapevine at Tejon Ranch at a glance
| Item | Detail |
|---|---|
| Project | Grapevine at Tejon Ranch: amendment to the Grapevine Specific and Community Plan and Grapevine Special Plans |
| Location | East and west of I-5 at the Laval Road and Grapevine Road interchanges, south of the I-5 and Highway 99 split; unincorporated Kern County, Supervisorial District 2 |
| Applicant | Tejon Ranchcorp, identified by The Bakersfield Californian as acting for Tejon Ranch Co. (NYSE: TRC) |
| Jurisdiction | Kern County Planning Commission (recommendation); Kern County Board of Supervisors (decision) |
| Case numbers | PLN26-00028; PP26405; Specific Plan Amendment Case No. 163, Map 500; Modification to Special Plan No. 2, Map 202; SCH 2014041005 |
| Size | About 8,010-acre plan area (8,093 acres in some filings); 12,000 homes; up to 5.1 million sq. ft. of commercial and industrial space under the 2019 approval |
| Use | Master-planned community: single- and multifamily homes, village centers with retail and office, schools, parks, R&D, light industrial and warehouse |
| Environmental review | Addendum to the Grapevine EIR (2019 Supplemental Recirculated EIR) |
| Status | Approved by the Board of Supervisors Sept. 29, 2026; Notice of Determination posted Oct. 1, 2026 |
| Next steps | CEQA challenge window (30 days from the notice filing); subdivision mapping for Planning Area 6A, expected 2026 to 2028 |
What did Kern County approve for Grapevine at Tejon Ranch?
The Board of Supervisors approved an amendment that moves existing development maximums among six sub-areas. The item came up Sept. 29, 2026, as Item 8 on the 2 p.m. consent agenda. The board agenda describes a request by Tejon Ranchcorp (PP26405) to amend the Grapevine Specific and Community Plan and Special Plans.
According to the agenda and the State Clearinghouse record, the request also updates the Sub Area 6a road network and lets final road alignments deviate from the plan when they are set at the tract map stage. The board was asked to adopt a mitigation measure monitoring program as well.
The county’s Notice of Determination, posted by the State Clearinghouse on Oct. 1, 2026, records approval on Sept. 29 under the Grapevine EIR, with an addendum as the environmental document. The county had not posted board minutes with a vote tally.
The Planning Commission heard the request first. The county’s project page lists an Aug. 27, 2026, hearing and a staff report for that date but does not give the commission’s vote. The Bakersfield Californian previewed the board hearing on Sept. 25, describing Tejon Ranch Co.’s request as changes to a housing development the board approved in 2019.
What the amendment does not say
The county’s agenda describes the change as moving existing development maximums among sub-areas, not as adding acreage or homes. The agenda does not list before-and-after totals for each sub-area or state the overall home count after the amendment. The plan approved in 2019 allows 12,000 homes.
Where is Grapevine at Tejon Ranch, and what was planned there before?
Grapevine sits east and west of Interstate 5 at the Laval Road and Grapevine Road interchanges, south of the I-5 and Highway 99 split. The 2019 project description places it about 25 miles south of downtown Bakersfield and 8 miles north of the Los Angeles County line. The California Aqueduct crosses the site.
Today it is working ranch land with 454 acres of almonds, 35 acres of wine grapes, cattle corrals and a small commercial area at the Grapevine Road interchange, according to the 2019 EIR executive summary. Plan Areas 1 and 2 lie west of I-5 and Areas 3 through 5 east of it. Areas 6a through 6e are the northernmost and border the Tejon Ranch Commerce Center, apart from the rest of the plan.
From 10.7 million square feet to 5.1 million
The commercial side of the plan has shrunk since it was first scoped. In 2014, Tejon Grapevine, LLC filed a notice of preparation describing 12,000 homes and 10,748,400 square feet of commercial development on 8,010 acres, including 7,133,400 square feet of industrial space. The version the county approved in 2016, and again in 2019, allows up to 5.1 million square feet of commercial and industrial development.
The 2019 plan also allows up to 2,000 more homes if commercial space is reduced. It keeps about 3,367 acres, or 42% of the plan area, in agriculture, grazing and open space.
A decade of approvals and lawsuits
Kern County has entitled Grapevine twice. The 2019 EIR introduction, BakersfieldNow and Tejon’s court release lay out the record.
| Date | Event |
|---|---|
| April 1, 2014 | Notice of preparation filed for the Grapevine EIR (SCH 2014041005) |
| Dec. 6, 2016 | Board of Supervisors approves Grapevine 5-0 and certifies the EIR |
| Jan. 4, 2017 | Center for Biological Diversity and others sue (Case BCV-17-100030-KCT) |
| Feb. 15, 2019 | Court upholds most of the EIR but finds traffic-related gaps |
| March 12, 2019 | Board rescinds approvals; Tejon reapplies March 14 |
| Dec. 10, 2019 | Board re-approves Grapevine 5-0 with a supplemental recirculated EIR |
| Jan. 22, 2021 | Kern County Superior Court rejects the Center’s second lawsuit in its entirety |
| March 26, 2026 | State streambed alteration agreement covers about 36.74 acres of stream features |
| Sept. 29, 2026 | Board approves the specific plan amendment; Notice of Determination posted Oct. 1 |
Who is behind Grapevine? Tejon Ranch Co. and its track record
Tejon Ranchcorp is the applicant of record. Tejon Ranch Co. (NYSE: TRC), based in Lebec, is a real estate developer and agribusiness company with a 270,000-acre landholding in Kern and Los Angeles counties. Its 2025 annual report says it has voluntarily conserved 240,000 acres since 2008.
Matthew Walker became president and CEO on March 31, 2025, after 24 years at Los Angeles-based Lowe Enterprises. He succeeded Gregory S. Bielli, who had led the company since 2013 (leadership announcement).
Tejon’s best-known asset is the Tejon Ranch Commerce Center (TRCC) at Laval Road. The 10-K lists 19.3 million square feet of industrial entitlements there, about 8.2 million used and 11.1 million remaining. Named tenants include IKEA, L’Oreal, Dollar General, Caterpillar, Nestle and Famous Footwear. As of June 30, 2026, Tejon’s joint-venture industrial portfolio totaled 2.8 million square feet and was 100% leased, according to its second-quarter results. Our coverage of TRCC land sales tracks recent deals.
In May 2026, Tejon and Dedeaux Properties began a roughly 510,000-square-foot Class A building at TRCC, due in early 2027. Read more in our Building 1B article. Terra Vista at Tejon finished a 228-unit first phase of 495 planned apartments in 2025 and passed 80% leased in the second quarter of 2026. Tejon’s other large plans include Mountain Village and Centennial in Los Angeles County.
What does Grapevine mean for the Kern County industrial and commercial market?
The near-term effect centers on Planning Area 6A, not the whole plan. The 10-K says Tejon is focused on that 620-acre sub-area immediately southeast of TRCC. It expects subdivision mapping there from 2026 to 2028, with infrastructure and vertical construction to follow. The amendment’s road network update applies to that same sub-area.
Tejon says TRCC supports about 5,000 employees (May 2026 release), and the Grapevine EIR lists nearby housing for those workers as a core objective. Freeway access caps early phases. The 2019 plan allows about 2,200 homes and 1,326,000 square feet of commercial uses using only the existing Laval Road interchange. It allows about 6,000 homes and 2.1 million square feet using both existing interchanges.
Bakersfield industrial: vacancy elevated, pipeline thin
In a Q2 2026 Bakersfield industrial report, a regional brokerage put vacancy at 9.55% across 69.4 million square feet. It reported 1,489,196 square feet of net absorption over 12 months, an average NNN asking rate of $10.05 per square foot and 510,385 square feet under construction. The report states no period for the $10.05 rate; this article treats it as annual, or about $0.84 per square foot per month. Logistics buildings face more vacancy and pricing pressure than specialized and flex space, the report said. It expects the thin pipeline to slowly bring vacancy down. For help reading numbers like these, see our guide to industrial market reports.
How Tejon compares with the Inland Empire
TRCC competes for tenants who might otherwise look south. A national brokerage report showed a record 15.5 million square feet of new Inland Empire leasing in Q2 2026, IE East vacancy of 9.0% and IE East asking rents of $1.03 per square foot per month. A second report read the quarter more cautiously: 8.8% overall vacancy, 3.8 million square feet of negative absorption year to date and asking rents of $1.03, down 10.6% from a year earlier.
National vacancy was 6.9% per one national brokerage report and 6.8% per another. The Bakersfield asking rate, treated as annual, works out to about $0.84 per square foot per month, below Inland Empire asking rents. CEO Walker described the bet in May: “We’re building into a market where industrial supply across Southern California is limited, and leasing demand has been accelerating.”
Retail and hospitality traffic at the base of the Grapevine
Hard Rock Casino Tejon opened Nov. 13, 2025, in Mettler off Highway 99, with more than 1,000 permanent jobs, BakersfieldNow reported. Tejon said the Outlets at Tejon were 92% occupied on June 30, 2026, with traffic up about 25% year over year. It tied elevated TRCC activity to the casino and the Terra Vista lease-up.
What concerns have been raised about Grapevine?
The Center for Biological Diversity has been Grapevine’s main opponent. In a 2018 statement, it argued the project would add about 1 billion vehicle miles a year, harm habitat for 36 rare species and draw heavily on Kern River water.
At the 2019 re-approval, TriCounty Watchdogs’ Katherine King cited the county’s statement of overriding considerations on air pollution and water supply, The Mountain Enterprise reported. The 2026 Notice of Determination record again marks the project as having significant environmental effects.
Tejon won the most recent court round. After the 2021 ruling, Tejon executive vice president Hugh F. McMahon said in a company release that the Center had tried to “hijack and abuse” the California Environmental Quality Act. Coverage of the 2026 amendment has not reported organized opposition.
What happens next for Grapevine at Tejon Ranch?
Tejon has not announced a date for the first Grapevine homes. These are the dates and steps to watch:
- CEQA challenge window: State law generally allows 30 days after a notice of determination is filed to sue under CEQA (Public Resources Code 21167). The State Clearinghouse posted Kern County’s notice Oct. 1, 2026, so the window runs to about the end of October. The date the notice was filed with the Kern County Clerk controls.
- Subdivision maps: Tejon expects mapping in Planning Area 6A from 2026 through 2028, according to the 10-K. Under the amendment, final road alignments can be set at that stage.
- Resource permits: As of March 2026, Tejon was still pursuing Regional Water Quality Control Board and U.S. Fish and Wildlife Service permits. The state streambed agreement was executed March 26, 2026.
- New TRCC supply: The Tejon and Dedeaux building is targeted for early 2027 delivery, per Tejon’s Q2 release.
Grapevine’s first neighborhoods are planned beside an industrial park that was fully leased at mid-year. For owners and occupiers, the I-5 corridor at the base of the Grapevine is worth watching for land pricing, build-to-suit demand and neighborhood retail. Our overview of why Kern County works for logistics explains the corridor’s pull.
Frequently asked questions
What is Grapevine at Tejon Ranch?
It is a master-planned community that Kern County entitled for 12,000 homes and up to 5.1 million square feet of commercial and industrial space on about 8,010 acres along Interstate 5. Tejon Ranch Co. plans village centers with retail, office, schools and parks, plus research space, light industrial and warehouse uses. About 3,367 acres would stay in agriculture, grazing and open space.
Where is Grapevine at Tejon Ranch located?
Grapevine is in unincorporated southern Kern County, east and west of Interstate 5 at the Laval Road and Grapevine Road interchanges. It lies about 25 miles south of downtown Bakersfield, per the 2019 EIR, near Lebec, Wheeler Ridge and Mettler. Its northernmost planning areas border the Tejon Ranch Commerce Center.
What did the September 2026 Grapevine amendment change?
The Board of Supervisors approved it on Sept. 29, 2026. It moves development maximums among six sub-areas, updates the Sub Area 6a road network and lets final road alignments be set at the tract map stage. Kern County reviewed the change under an addendum to the Grapevine EIR, and the board was asked to adopt a mitigation monitoring program.
When will construction start at Grapevine?
No start date has been announced. Tejon Ranch’s 2025 annual report says the company is focused on Planning Area 6A, a 620-acre area next to the Tejon Ranch Commerce Center. Subdivision mapping there is expected from 2026 to 2028, with infrastructure and vertical construction to follow. Tejon is also still securing some state and federal resource permits.
How much commercial and industrial space is planned at Grapevine?
The plan approved in 2019 allows up to 5.1 million square feet of commercial and industrial development. That covers village-center retail and office, R&D space, and light industrial and warehouse uses. The figure is down from about 10.7 million square feet in the 2014 notice of preparation. The neighboring Tejon Ranch Commerce Center has about 11.1 million square feet of industrial entitlements left.
Can the Grapevine approval still be challenged in court?
Probably, for a short time. A CEQA lawsuit generally must be filed within 30 days after the agency files its notice of determination. The State Clearinghouse posted Kern County’s notice Oct. 1, 2026, so the window runs to about the end of October. The 2019 re-approval was challenged and upheld in Kern County Superior Court in January 2021.
How is the Bakersfield industrial market performing in 2026?
A regional brokerage report put Q2 2026 vacancy at 9.55%, with 1,489,196 square feet of net absorption over 12 months. Average NNN asking rent was $10.05 per square foot, and 510,385 square feet was under construction. The report states no period for the rent figure; this article treats it as annual, or about $0.84 per square foot per month. The report expects the thin pipeline to slowly lower vacancy and support modest rent growth through 2026.
If you have questions about how Grapevine and the Tejon Ranch Commerce Center could affect land values, leasing or site selection along the I-5 corridor, call Kern CRE at 855-KERN-CRE (855-537-6273) or contact us. Get Kern County CRE news monthly: subscribe to the Kern CRE report.
Sources
- Agenda, Board of Supervisors, Tuesday, September 29, 2026 (Item 8, PP26405), Kern County Board of Supervisors, Sept. 29, 2026.
- Grapevine Specific and Community Plan (2019) project page (PLN26-00028 hearings and documents), Kern County Planning and Natural Resources Department, updated Sept. 25, 2026.
- SCH 2014041005 project document list, CEQAnet (State Clearinghouse).
- EIR 04-14; Grapevine Specific and Community Plan by Tejon Grapevine, LLC (NOP), CEQAnet (State Clearinghouse), April 1, 2014.
- Grapevine Specific and Community Plan by Tejon Ranchcorp (2019), Supplemental EIR, CEQAnet (State Clearinghouse), Aug. 29, 2019.
- Grapevine Specific and Community Plan Project (Master Streambed Alteration Agreement No. 1600-2018-0263-R4), NOD, CEQAnet (State Clearinghouse), March 26, 2026.
- Grapevine Draft Supplemental Recirculated EIR, Chapter 1 Executive Summary, Kern County Planning and Natural Resources Department, 2019.
- Grapevine Draft Supplemental Recirculated EIR, Chapter 2 Introduction, Kern County Planning and Natural Resources Department, 2019.
- Grapevine Draft Supplemental Recirculated EIR, Chapter 3 Project Description, Kern County Planning and Natural Resources Department, 2019.
- Tejon Ranch wants county’s permission to refine Grapevine housing development (John Cox; teaser only, article body paywalled), The Bakersfield Californian, Sept. 25, 2026.
- Tejon Ranch Announces Kern County Board of Supervisors Unanimously Approves Grapevine at Tejon Ranch, Tejon Ranch Co., Dec. 6, 2016.
- Kern County Supervisors re-approve Grapevine master planned community, Tejon Ranch Co., Dec. 10, 2019.
- Board of supervisors rescind approvals for Tejon Grapevine community, BakersfieldNow, March 12, 2019.
- Supervisors approve Specific and Community Plan for Grapevine development, BakersfieldNow, Dec. 10, 2019.
- Judge Rules Against Tejon Ranch Company’s Damaging Grapevine Development, Center for Biological Diversity, July 31, 2018.
- Court Rules in Favor of Tejon Ranch and Kern County Regarding Re-Approval of Grapevine at Tejon Ranch Master Planned Community, Business Wire (Tejon Ranch Co.), Jan. 22, 2021.
- Tejon Ranch Grapevine Development Goes to Kern Co. Supervisors for Final Vote Tuesday, The Mountain Enterprise, December 2019.
- Annual Report for fiscal year ended December 31, 2025 (Form 10-K), Tejon Ranch Co., March 19, 2026.
- Tejon Ranch Company Announces Appointment of New President & CEO, Tejon Ranch Co., Feb. 11, 2025.
- Tejon Ranch Company Announces Second Quarter 2026 Financial Results, Tejon Ranch Co. via StockTitan, Aug. 6, 2026.
- Tejon Ranch Co. and Dedeaux Properties to Break Ground on 510,000-Square-Foot Industrial Facility, Tejon Ranch Co. via StockTitan, May 4, 2026.
- Grand opening of long-awaited Hard Rock Casino Tejon, BakersfieldNow, Nov. 13, 2025.
- Q2 2026 Bakersfield, CA Industrial Market Report, Lee & Associates, July 2026.
- Inland Empire Industrial Figures Q2 2026, CBRE, July 9, 2026.
- Inland Empire Industrial MarketBeat Q2 2026, Cushman & Wakefield, Q2 2026.
- Cushman & Wakefield Market Report: Modest New Supply and Intensifying Demand Push Industrial Vacancy Back Below 7%, Cushman & Wakefield via Business Wire, July 23, 2026.
- U.S. Industrial Market Dynamics, Q2 2026, JLL, July 21, 2026.
- Section 21167, time limits for CEQA actions, Justia (California Public Resources Code), 2025.
About this article
Kern CRE prepared this article with help from AI research and writing tools. An editor reviewed the draft, checked its facts against the sources linked above and edited it for accuracy and clarity. Details come from public records and the sources cited; unless stated, Kern CRE and ASU Commercial were not involved in the transaction or project.