Kern County cleared Precise Development Plan No. 83 for 30,000 square feet of small industrial space in Oildale, a size range big-box data tends to miss.
The small-bay warehouses near Meadows Field are four 7,500-square-foot warehouse buildings with offices, 30,000 square feet in all, planned on 2.05 acres at Flyover Court and Flightpath Way in Oildale, Kern County, California. CJOPP Holdings LLC owns the site. Kern County’s exemption from the California Environmental Quality Act (CEQA) for Precise Development Plan No. 83 reached the State Clearinghouse on Aug. 20, 2026. Disclosure: ASU Commercial, the brokerage of Kern CRE’s publisher, is named below as the leasing brokerage for the nearby Silver Wings Commerce Center.
Key takeaways
- Kern County’s notice of exemption for Precise Development Plan No. 83, Map 81, reached the State Clearinghouse on Aug. 20, 2026, under SCH 2026080727.
- The plan calls for four 7,500-square-foot buildings. Each has 1,250 square feet of office, 5,000 square feet of warehouse and a 1,250-square-foot open bay, on a 2.05-acre M-1 PD H parcel (APN 482-170-10).
- Brokerage reports put North Bakersfield industrial availability at 6.9% in Q2 2026, against 10.1% across the 67.4 million-square-foot Bakersfield market.
- CoStar reported on June 16, 2026, that U.S. small-bay industrial availability was 6.4%, well below 10.9% for the broader logistics market.
- Filing the notice started a 35-day challenge period under CEQA Guidelines Section 15062. Counted from Aug. 20, it runs to about Sept. 24, 2026. No challenge has been reported.
Project at a glance
| Item | Detail |
|---|---|
| Project | Precise Development Plan No. 83, Map 81: four warehouse buildings with offices |
| Location | North side of Flyover Court at Flightpath Way, west of Highway 65 and south of Imperial Avenue, Oildale (unincorporated Kern County, ZIP 93308) |
| Parcel | APN 482-170-10; about 2.05 acres; Section 33, T28S, R27E |
| Owner and applicant | CJOPP Holdings LLC (Bakersfield) |
| Representative | CSI Contractors, Inc. |
| Jurisdiction | Kern County Planning and Natural Resources Department |
| Case numbers | PD 83, Map 81; county file PP27101; SCH 2026080727 |
| Size | 4 buildings x 7,500 SF = 30,000 SF; each 1,250 SF office, 5,000 SF warehouse and 1,250 SF open bay; 35-foot maximum height |
| Zoning | M-1 PD H (Light Industrial, Precise Development Combining, Airport Approach Height Combining) |
| Environmental review | Exempt under CEQA Guidelines Section 15183; notice received Aug. 20, 2026 |
| Status | Notice of exemption on file; the 35-day challenge period runs to about Sept. 24 |
| Next step | Building and grading permits, then construction; no schedule, pricing or tenants published |
What is planned on Flyover Court in Oildale?
CJOPP Holdings LLC plans four 7,500-square-foot warehouse buildings with offices on a 2.05-acre lot on the north side of Flyover Court. The county filed the notice of exemption with the State Clearinghouse on Aug. 20, 2026, and calls the project Precise Development Plan No. 83, Map 81, file PP27101.
The site plan attached to the notice shows four identical buildings. Each has 1,250 square feet of office, 5,000 square feet of warehouse and 1,250 square feet labeled open bay, with a 35-foot maximum height. It shows 5,337 square feet of landscaping, above the 4,465 square feet required.
Thirty thousand square feet of building on about 89,300 square feet of land is roughly 34% coverage, by our math. That leaves about two-thirds of the lot for parking, drive aisles and landscaping.
How did Kern County clear the project?
The county found the project exempt from a full environmental review under CEQA Guidelines Section 15183. The parcel is zoned M-1 PD H: Light Industrial, with a Precise Development combining district and an Airport Approach Height combining district. In a PD district, no building or grading permit can be issued until the planning director (or the Board of Supervisors, on appeal) approves a site development plan, the county’s planning department explains.
Section 15183 covers projects consistent with the development density set by existing zoning or plans that already had an environmental impact report. Further review is limited to effects peculiar to the project or its site. Under Section 15062, a notice of exemption is filed only after approval, so the filing indicates the county acted by Aug. 20. The notice does not give an approval date.
Where are the small-bay warehouses near Meadows Field?
The site is in Oildale’s industrial area north of Bakersfield, west of Highway 65 and south of Imperial Avenue, with Flightpath Way as the cross street, according to CEQAnet. The aviation street names fit the zoning. The H stands for Airport Approach Height, which ties the parcel to airport height rules around Meadows Field.
Kern County’s Airport Land Use Compatibility Plan, dated Nov. 13, 2012, requires proponents of a project that may exceed a federal Part 77 airspace surface to notify the Federal Aviation Administration. At 35 feet, these buildings are low-rise. For a later buyer or tenant, the overlay matters most for additions, antennas or rooftop equipment that would add height.
What is already on Flyover Court?
The street already holds small and midsize industrial buildings. A listing dated Jan. 27, 2026 describes 34943 Flyover Court as a 45,100-square-foot, multitenant Class B building built in 2015 on 2.69 acres. It offered 19,840 square feet at $12.00 per square foot per year, though the lease type is not shown and the space may have leased since. An auto parts business, Cognito Motorsports, lists 34935 Flyover Court as its address.
On nearby Imperial Avenue, a brokerage listing updated Sept. 29, 2026 offers 9,900 square feet at 34933 Imperial Ave. The 2008 building has a 927-square-foot mezzanine, a wash bay with clarifier, a 10,000-gallon diesel tank and more than an acre of secured concrete yard. That build-out suits the fleet and field-service users who look for space in north Kern.
Who is behind Precise Development Plan No. 83?
CEQAnet lists CJOPP Holdings LLC, with a Bakersfield address, as property owner and applicant. The representative is CSI Contractors, Inc., a Bakersfield firm that describes itself as general contractors and steel building specialists.
Whether CJOPP plans to occupy, lease or sell the buildings has not been made public.
Is there demand for small-bay industrial space in north Bakersfield?
Yes, and it looks tighter than demand for big boxes. A national brokerage’s Q2 2026 Bakersfield industrial MarketBeat put overall availability at 10.1% across 67.4 million square feet, with average asking rent of $0.71 per square foot per month, triple net. Its North Bakersfield submarket (276 buildings and about 8.8 million square feet) showed 6.9% availability and a $1.41 average asking rent. Northwest Bakersfield showed 10.4% and $0.65. The North Bakersfield rent may reflect a few high-rent listings.
Building size explains part of the gap. North Bakersfield’s buildings average roughly 32,000 square feet, by our math from the report’s table. The Outlying Kern County submarket, which holds more than half the market’s inventory, averages about 87,000 square feet and posted 11.6% availability. The report does not publish submarket boundaries, so it does not say which one includes Flyover Court.
A regional brokerage’s Q2 2026 Bakersfield report measured vacancy at 9.55%, down from 10.90% in Q1. The report said “logistics facilities face higher vacancy and pricing pressure while specialized and flex properties maintain stronger occupancy and rental rates.” It expects a constrained construction pipeline to reduce vacancy gradually through the rest of 2026.
Some surveys miss this tier entirely. Another national brokerage’s South Central Valley figures track only buildings of 50,000 square feet and larger, and put Bakersfield vacancy for that set at 11.3% in Q2 2026. The $12.00 annual asking rate at 34943 Flyover Court works out to $1.00 per square foot per month, above the $0.71 marketwide average cited earlier, though the listing does not state a lease type.
How tight is small-bay industrial space nationally?
Tight. CoStar reported on June 16, 2026 that overall availability for U.S. small-bay industrial properties was 6.4%, “well below the 10.9% rate for the broader logistics market.” The brokerage reports do not break out Bakersfield data by building size, but the local submarket figures point the same way.
What nearby supply competes with the project?
Small-bay building near the airport is not new. In March 2023, CoStar News reported that Silver Wings Real Estate had finished the first building at Silver Wings Commerce Center, a 115-acre master-planned park at 1322 Citation Way near Meadows Field and an Amazon distribution center. That first building was 14,820 square feet with 22- to 24-foot clear height and two ground-level doors. The report said ASU Commercial was handling leasing.
Disclosure: ASU Commercial, the brokerage of Kern CRE’s publisher, is named above as the leasing brokerage for Silver Wings Commerce Center.
In November 2022, The Bakersfield Californian reported that local developer Willy Reyneveld had two speculative tilt-up warehouses under construction northwest of Merle Haggard Drive and Highway 65. That is area context only, since the report does not place them on Flyover Court.
Larger projects target different users. The proposed Airport Commerce Center, 1,505,440 square feet on about 110 acres at Merle Haggard Drive and Airport Drive, is set to return to the Board of Supervisors on Oct. 13, 2026. Supervisors approved the IPG Industrial Project, about 923,075 square feet in two buildings, in August 2025. Elsewhere on Map 81, the county filed a March 2026 exemption for Del Sur Properties’ auto dealership, service shop and car wash on 11.34 acres at Merle Haggard Drive and Industry Parkway Drive. Meadows Field itself is also changing, as the county considers moving two fixed-base operator leases to Freeman Holdings.
What does it mean for owners, tenants and investors?
For tenants, 7,500-square-foot units fill a real gap. Contractors, service companies and small distributors often need an office, a shop floor and a roll-up door more than dock-high space. The national brokerage report counted just one industrial building under construction marketwide in Q2 2026, a 510,385-square-foot project in Outlying Kern County.
For owners of older small buildings around Meadows Field, 30,000 square feet is modest new competition, about 0.3% of North Bakersfield’s inventory as that report counts it. For investors and landowners, PD 83 shows that a small, already-zoned industrial parcel can move through the county on an exemption rather than a full environmental document. Our guides to industrial zoning in Bakersfield and Kern County and types of industrial property explain the terms used here.
What happens next for PD 83?
Next come building and grading permits and construction. No construction schedule, pricing, or tenant or buyer information has been published. The 35-day challenge window that CEQA Guidelines Section 15062 opens when a notice of exemption is filed runs to about Sept. 24, counted from Aug. 20. No challenge has been reported.
Were any concerns raised?
No opposition or comment letters for PD 83 have been reported. Because the county relied on a Section 15183 exemption, the project skipped the draft environmental document and comment period that larger industrial projects near the airport face. For how that process works on bigger sites, see our guide to industrial land entitlements and CEQA in Kern County.
Frequently asked questions
What is being built on Flyover Court in Oildale?
Four warehouse buildings with offices, 7,500 square feet each, on a 2.05-acre parcel (APN 482-170-10) at Flyover Court and Flightpath Way. Every building has 1,250 square feet of office, 5,000 square feet of warehouse and a 1,250-square-foot open bay, topped out at 35 feet. The details come from the county’s Aug. 20, 2026 notice of exemption.
Who is developing Precise Development Plan No. 83, Map 81?
CJOPP Holdings LLC of Bakersfield is the owner and applicant, and CSI Contractors, Inc., a Bakersfield general contractor, is its representative. The owner has not said whether it will lease, sell or occupy the buildings.
Did the Flyover Court warehouses need an environmental impact report?
No. The county found the project exempt under CEQA Guidelines Section 15183, which applies when a project fits the density already set by zoning or a plan that had its own environmental impact report. Review is then limited to effects peculiar to the project or site.
What does M-1 PD H zoning mean in Kern County?
M-1 is the light industrial district. The PD overlay means a site development plan must be approved before any building or grading permit issues. The H overlay applies airport approach height limits, here tied to Meadows Field.
How tight is the small-bay industrial market in north Bakersfield?
Tighter than the market as a whole. A national brokerage report counted 6.9% availability in North Bakersfield in Q2 2026, against 10.1% for all of Bakersfield, though rents there may be skewed by a few listings. A regional brokerage report says flex and specialized buildings hold occupancy better than logistics space, and CoStar put U.S. small-bay availability at 6.4% in June 2026.
When will the Flyover Court buildings be available?
No date has been announced. The owner has published no construction schedule, pricing or leasing plan. Permits and construction come next.
Looking for small-bay warehouse space near Meadows Field, or weighing what new units on Flyover Court mean for your building’s leasing? 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
- Precise Development Plan No. 83, Map 81 (Notice of Exemption, SCH 2026080727), CEQAnet (State Clearinghouse), received Aug. 20, 2026.
- Notice of Exemption and site plan, Precise Development Plan No. 83, Map 81 (PP27101), Kern County Planning and Natural Resources Department, August 2026.
- What is a precise development (PD) plan?, Kern County Planning and Natural Resources Department.
- Cal. Code Regs. tit. 14, Section 15183, Cornell Law School Legal Information Institute.
- Cal. Code Regs. tit. 14, Section 15062, Cornell Law School Legal Information Institute.
- Airport Land Use Compatibility Plan, County of Kern, Nov. 13, 2012.
- General Contractors and Steel Building Specialists, CSI Contractors, Inc.
- 34943 Flyover Court for Lease in Bakersfield, CA, LargeWarehouseSpace.com, listed Jan. 27, 2026.
- Cognito Motorsports, 34935 Flyover Ct, Bakersfield, Yelp.
- Office/Warehouse with Concrete Paved Yard, 34933 Imperial Ave, Bakersfield, CommercialSearch (Colliers listing), updated Sept. 29, 2026.
- Bakersfield Industrial MarketBeat, Q2 2026, Cushman & Wakefield, Q2 2026.
- Q2 2026 Bakersfield, CA Industrial Market Report, Lee & Associates, July 2026.
- South Central Valley Industrial Figures Q2 2026, CBRE, Aug. 3, 2026.
- U.S. Industrial Vacancy Rates Across Newer, Larger Properties Begins to Compress, CoStar Group, June 16, 2026.
- Industrial Project Looks to Make Big Splash With Smaller Buildings, CoStar News, March 31, 2023.
- ‘Spec’ industrial buildings rise in Oildale, The Bakersfield Californian (syndicated on Yahoo Finance), November 2022.
- Airport Commerce Center Industrial Project, Response to Comments, SCH 2025030498, CEQAnet (State Clearinghouse), received Aug. 27, 2026.
- Agenda, Sept. 29, 2026, item CA 10 (continued to Oct. 13, 2026), Kern County Board of Supervisors, Sept. 29, 2026.
- IPG Industrial Project, Notice of Determination, SCH 2023110442, CEQAnet (State Clearinghouse), received Aug. 6, 2025.
- PLN25-00054 (PP26144) Precise Development Plan No. 82, Map 81 (Notice of Exemption, SCH 2026030534), CEQAnet (State Clearinghouse), received March 12, 2026.
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. ASU Commercial, the brokerage of Kern CRE’s publisher, is named above as the leasing brokerage for Silver Wings Commerce Center.